It looks like record-breaking sales just keep coming in.
Not long ago, we covered a new all-time high (ATH) executive flat sale in Hougang at S$1.28M. And now, that exact price point has appeared again – but in Bukit Timah and for a 5-room HDB resale instead. The unit is from the well-known Toh Yi Gardens project, which has been setting benchmark prices across Bukit Timah.
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S$1.28M for a 5-room flat at Toh Yi Gardens
This latest resale transaction comes from Block 1, Toh Yi Drive. The unit, sized at 1,313 sqft, sold for S$1.28M, working out to a psf price of around S$974.
Image credit: OneMap.
Although Toh Yi Gardens is a low-rise development, this particular flat sits on a relatively higher floor – between the 13th to 15th storeys. While that won’t give you skyline views, the block overlooks a petrol station and sits along a quieter road, offering some level of privacy and comfort.
Since the project’s lease began in 1988, the flat still has 62 years and 1 month left on its lease. That’s still considered a decent balance for many resale buyers today. If you’re curious to learn more about the location and amenities around Toh Yi Gardens, we’ve covered that in a separate article.
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A more expensive sale exists – also from Toh Yi Gardens
Now, you might assume that a 5-room flat going for S$1.28M is the highest-priced unit in the development or even the town. But that’s not the case.
Back in May 2025, a bigger executive flat from Block 3 Toh Yi Drive sold for a jaw-dropping S$1.502M. The unit, located between the 7th to 9th floor, spans a spacious 1,658 sqft, working out to a price per square foot (psf) of S$905.
So while this latest 5-room flat sale is impressive, it’s still not the priciest to date from Toh Yi Gardens.
Toh Yi Gardens has been setting records – and it’s not done yet
Toh Yi Gardens has become a bit of a hotspot for resale activity, especially for Bukit Timah executive flats. And this isn’t its first appearance on the ATH list.
Take a look below at the top resale transactions in the area, capped at S$1.2 million and sorted from the highest to the lowest:
Date Address Floor Size (sqft) Price Price (psf) Type
05/2025 3 Toh Yi Drive 7 - 9 1,658 S$1.502 M S$905 Executive
02/2025 2 Toh Yi Drive 10 - 12 1,572 S$1.46 M S$928 Executive
04/2025 6 Toh Yi Drive 7 - 9 1,615 S$1.418 M S$878 Executive
05/2024 2 Toh Yi Drive 10 - 12 1,572 S$1.41 M S$896.95 Executive
08/2024 6 Toh Yi Drive 10 - 12 1,572 S$1.392 M S$885 Executive
12/2024 6 Toh Yi Drive 10 - 12 1,572 S$1.392 M S$885 Executive
09/2024 6 Toh Yi Drive 4 - 6 1,572 S$1.37 M S$871 Executive
01/2024 2 Toh Yi Drive 4 - 6 1,658 S$1.36 M S$820 Executive
12/2023 2 Toh Yi Drive 10 - 12 1,572 S$1.35 M S$858 Executive
04/2024 2 Toh Yi Drive 10 - 12 1,572 S$1.33 M S$846 Executive
06/2025 7 Toh Yi Drive 1 - 3 1,572 S$1.31 M S$833 Executive
01/2024 6 Toh Yi Drive 7 - 9 1,572 S$1.3 M S$826 Executive
12/2022 2 Toh Yi Drive 10 - 12 1,615 S$1.3 M S$804 Executive
12/2022 3 Toh Yi Drive 1 - 3 1,615 S$1.291 M S$799 Executive
05/2025 15 Toh Yi Drive 1 - 3 1,572 S$1.29 M S$820.61 Executive
04/2024 7 Toh Yi Drive 10 - 12 1,572 S$1.288 M S$819 Executive
01/2023 3 Toh Yi Drive 4 - 6 1,658 S$1.288 M S$776 Executive
06/2025 1 Toh Yi Drive 13 - 15 1,313 S$1.28 M S$974 5-room
09/2022 6 Toh Yi Drive 7 - 9 1,572 S$1.28 M S$814 Executive
07/2024 2 Toh Yi Drive 4 - 6 1,572 S$1.28 M S$814 Executive
11/2022 3 Toh Yi Drive 10 - 12 1,572 S$1.275 M S$811 Executive
02/2024 10 Toh Yi Drive 4 - 6 1,572 S$1.27 M S$807 Executive
02/2025 13 Toh Yi Drive 7 - 9 1,313 S$1.26 M S$959 5-room
07/2023 3 Toh Yi Drive 4 - 6 1,572 S$1.248 M S$793 Executive
09/2023 3 Toh Yi Drive 4 - 6 1,572 S$1.248 M S$793.89 Executive
07/2024 3 Toh Yi Drive 4 - 6 1,615 S$1.24 M S$767 Executive
10/2024 17 Toh Yi Drive 10 - 12 1,313 S$1.238 M S$942 5-room
12/2021 6 Toh Yi Drive 4 - 6 1,658 S$1.238 M S$746 Executive
05/2025 5 Toh Yi Drive 10 - 12 1,313 S$1.23 M S$936 5-room
06/2024 12 Toh Yi Drive 10 - 12 1,378 S$1.223 M S$887.37 5-room
02/2021 2 Toh Yi Drive 13 - 15 1,658 S$1.21 M S$729 Executive
09/2023 5 Toh Yi Drive 13 - 15 1,367 S$1.21 M S$885 5-room
05/2023 7 Toh Yi Drive 4 - 6 1,528 S$1.21 M S$791 Executive
08/2023 10 Toh Yi Drive 1 - 3 1,572 S$1.21 M S$769 Executive
01/2024 7 Toh Yi Drive 4 - 6 1,615 S$1.208 M S$747 Executive
01/2022 2 Toh Yi Drive 7 - 9 1,572 S$1.202 M S$764 Executive
08/2023 10 Toh Yi Drive 4 - 6 1,572 S$1.2 M S$763 Executive
10/2022 7 Toh Yi Drive 7 - 9 1,572 S$1.2 M S$763 Executive
07/2023 2 Toh Yi Drive 1 - 3 1,572 S$1.2 M S$763 Executive
The first thing you’ll notice is how every single one of these units comes from Toh Yi Gardens, underscoring just how dominant the cluster has been in setting price benchmarks.
Most of these sales were also for executive flats, with only 6 transactions coming from 5-room units. This makes the current S$1.28M sale even more noteworthy as the highest-priced 5-room flat in the list.
That said, this title may not hold for long. At the time of writing, listings on 99.co already show 5-room flats in Toh Yi Gardens asking between S$1.288 million and S$1.38 million. Meanwhile, Executive flats are commanding even higher prices, with some units going for as much as S$1.488 million. None, however, have exceeded the current Bukit Timah record of S$1.502 million.
However, if you’re looking for something more affordable, you still have some options. Two 4-room flats in Toh Yi Gardens are listed under S$1 million. And among the 5-room units, the lowest resale prices currently starts from S$1.18M. In total, there are four 5-room listings still under the S$1.28M mark.
How 5-room and Executive prices compare at Toh Yi Gardens
When you take a closer look at the resale trends in Toh Yi Gardens, both executive and 5-room flats have clearly been rising in value. But they haven’t been growing at the same pace.
As of 2025, executive flats in the estate have an average resale price of S$1.395M. Over the past five years, that’s a jump of 48.84% – a strong and steady climb. On the other hand, 5-room flats are averaging around S$1.2M, with a 5-year growth of 39.61%. While that’s still a significant increase, the growth has been a little unsteady.
Between 2020 and 2022, 5-room units only saw a 3.91% rise in average prices, while Executive flats surged by 28.55%. That gap in performance has led to a wider price difference between the two unit types. Back in 2020, the average price difference was 8.93%, but by 2025, it has stretched to 16.13%.
Still, it’s worth noting that we’re only halfway through the year, and the current transaction volume is relatively low – with just five Executive and five 5-room sales so far. So if the more expensive 5-room listings do get sold, the price gap might close again.
Bukit Timah joins the S$1.2M club
With this recent transaction, Bukit Timah has now become the 18th town to record a resale transaction at or above S$1.2M. That’s significant, especially considering its reputation as one of Singapore’s more expensive districts.
But what about the towns that haven’t reached that threshold yet? As of now, the following towns still do not have any resale flats that have crossed the S$1.2M mark:
- Jurong East
- Woodlands
- Bukit Panjang
- Bukit Batok
- Sengkang
- Jurong West
- Choa Chu Kang
- Sembawang
Among these, it’s worth highlighting that Jurong West, Choa Chu Kang, and Sembawang have not even crossed the S$1M mark for any resale flat to date. That makes them some of the last few places where resale prices are still relatively affordable. Jurong West has executive units beginning from about S$650K, Sembawang starts at S$660K, and Choa Chu Kang at S$700K.
So while Bukit Timah executive flats are setting new highs, there are still pockets across the island where prices remain within reach – especially if you’re open to non-mature towns.
Interested in more All-Time High (ATH) covers? Head on over here!
About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
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