Yes, there’s a HDB in Kembangan – and it sold for an ATH of S$1.27M

If you tried your luck during the October 2024 BTO launch but didn’t manage to secure a unit in Bedok – specifically in Kembangan – you’re not out of options. There’s actually an existing HDB project in Kembangan, and even better, it offers maisonettes.

In fact, a unit there just set an all-time high (ATH) for HDB resale prices in the entire Bedok area. So, if you’re still keen on living in the area, this might just be the alternative you’re looking for.

The October 2024 BTO introduced Kembangan Wave

During the October 2024 BTO Bedok launch, a new HDB project in Kembangan was introduced – Kembangan Wave. This came as a surprise to many, since Kembangan has long been known for its landed homes and private condos, with little to no public housing in sight until now.

Kembangan Wave is classified as a Plus flat under the new HDB model. This means there’s a 10-year Minimum Occupation Period (MOP) and a 6% subsidy clawback if you sell later on. While it might take around 41 months to be completed, the flats are expected to be well-connected and family-friendly.

Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.

Prices for Kembangan Wave BTO flats were as follows:

• 2-room Flexi: From S$190,000 (or S$70,000 with grants)
• 3-room: From S$369,000 (or S$279,000 with grants)
• 4-room: From S$453,000 (or S$398,000 with grants)

However, not many people know that Kembangan Waves isn’t the only HDB development in the area – just a short walk from the upcoming BTO is an existing project called Kembangan Gardens.

The ONLY HDB in Kembangan for now sets record as the most expensive HDB resale in Bedok

Tucked away at Lengkong Tiga, Kembangan Garden consists entirely of executive maisonettes. And recently, this low-rise development set back-to-back record-breaking prices for the entire Bedok town – and it all happened within the span of a week.

The first sale came from Block 108 Lengkong Tiga, where a maisonette unit spanning floors 1 to 3 changed hands for S$1.196 million. Given its size of 1,658 sqft, that worked out to roughly S$721 per square foot (psf).

But that record didn’t last long. 

Just about a week later, another maisonette in Block 106 Lengkong Tiga changed hands for S$1.27 million (S$765 psf). That’s 6.19% more than the previous transaction – an increase of S$74,000. This was also the first time a resale flat in Bedok crossed the S$1.2M mark.

Both units had the same floor area of 1,658 sqft – the only difference with the S$1.27M unit was how it’s located between the 7th and 9th floors. Even so, this slight height advantage couldn’t have contributed much to the premium. 

The lease for Kembangan Gardens started in 1989, so the S$1.27M flat still has around 63 years left. That’s pretty decent for a resale maisonette, especially when you consider that HDB no longer builds flats of this size. 

Check your affordability with 99.co’s affordability calculator!

Properties for you in Kembangan Gardens

See all listings

102 Lengkong Tiga

Singapore 410102 · D14

3

2

1,388 sqft

S$ 1,150,000

View this listing

108 Lengkong Tiga

Singapore 410108 · D14

4

3

1,615 sqft

S$ 1,250,000

View this listing

 

A closer look at Kembangan Gardens’ location

Kembangan Gardens residents will have access to Kembangan MRT on the East-West Line in an 8-minute walk from the development, plus upgraded cycling paths along Jalan Kembangan. 

Need to do a quick grocery run? There’s a FairPrice supermarket just a 2-minute walk away. If you’re looking for more variety in food, shopping, or leisure options, Kembangan Plaza is also nearby – around a 9-minute walk. However, do note that there aren’t any hawker centres in the immediate area, which might be a consideration for some.

Families with young children will be glad to know that the area is served by several kindergartens and childcare centres, and when it comes to primary school options, there’s a fair number of schools close by too.

Within 1km, you’ll find:

1. Maha Bodhi School
2. St. Stephen’s School
3. Telok Kurau Primary School

And in the 1 to 2km range, there are:

1. CHIJ (Katong) Primary
2. Damai Primary School
3. Haig Girls’ School
4. Opera Estate Primary School

If you love spending time outdoors though, you’ll need to venture out a bit. There aren’t any major parks right next door to Kembangan Gardens. However, with the Siglap Park Connector nearby, you can reach East Coast Park by cycling or running.

With about 60 years left of its lease, are prices in Kembangan Gardens still appreciating?

Yes, prices for the project are still climbing.

Over the past five years, even as the remaining lease dipped from about 68 to 63 years, the average prices for Maisonette units in Kembangan Gardens surged by around 54.78%. On a year-on-year basis since 2020, there’s been a noticeable rise – but what stands out most is the jump between 2023 and 2024. That year saw almost twice the increase compared to the previous year. And from 2024 to 2025, the upward trend doesn’t seem to be slowing down.

In fact, according to 99.co’s Researcher, the average price for Kembangan Gardens EXE units in 2025 currently stands at S$1,185,000. Right now, there are two active maisonette listings on 99.co for Kembangan Gardens above that average. One is priced at S$1.2 million, and the other at S$1.23 million – both of which are higher than the earlier S$1.196 million record. While these asking prices could still be negotiated, the recent S$1.27 million sale has likely set new expectations for sellers, making it less likely they’ll reduce their prices significantly.

This pricing pattern mirrors what was highlighted in last year’s property market review – more and more buyers are showing willingness to pay a premium for larger HDB units, even when their leases are shorter. It may be that the sheer space these maisonettes offer adds to their appeal. But there’s also the scarcity factor – these types of homes are no longer being built, and that uniqueness gives them a sort of legacy value that continues to draw interest.

Interested in more All-Time High (ATH) covers? Head on over here!