Last year, when we discussed the projects reaching their Minimum Occupation Period (MOP) in 2024, we highlighted how Bidadari developments like Alkaff Vista and Alkaff Lakeview were poised to perform well. After all, these were the first Bidadari HDB projects to reach MOP, and recent transactions have confirmed this anticipation.
Early this month, a 4-room unit at Alkaff Lakeview has set a new record for the most expensive 4-room resale flat in Toa Payoh.
Table of contents
- At S$1,258,888, this is the most expensive 4-room resale in Toa Payoh
- That means the seller made almost 160% in profit
- Alkaff Lakeview’s locational highlights
- The previous 4-room estate record holder was also Alkaff Lakeview
- Alkaff Lakeview also holds the record as the most expensive 3-room flat in Singapore
- Will Alkaff Lakeview break more records?
At S$1,258,888, this is the most expensive 4-room resale in Toa Payoh
The unit in question is located at Block 118A, Alkaff Crescent Road, within the Alkaff Lakeview project.
It sold for S$1,258,888, with a size of 1,044 square feet (sqft), translating to approximately S$1,205 per square foot (psf). Situated between the 10th and 12th floors of the 17-floor building, it offers a slightly elevated position within the development.
Having reached its MOP in 2024, the flat still has about 95 years and one month remaining on its lease.
According to the 99.co’s Valuation Tool, this unit could have been valued at approximately S$1.18 million, suggesting the buyer likely paid around S$78,888 in Cash Over Valuation (COV). As such, the reported sale price does not accurately reflect the unit’s valuation, as it includes the additional cash the buyer paid above the appraised value.
Notably, if we exclude Pinnacle @ Duxton transactions, this S$1,258,888 sale ranks as the 8th most expensive 4-room resale flat in Singapore.
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That means the seller made almost 160% in profit
Back in the November 2015 Build-To-Order (BTO) launch, 4-room units at Alkaff Lakeview were priced between S$433,000 and S$550,000. Since the unit sold was situated in mid-project, we’re assuming the original purchase price was around the middle S$491,500 , the recent sale at S$1,258,888 means the seller walked away with an estimated S$767,388 in gains – a whopping 156.13% profit.
Of course, the actual profit could be even higher or slightly lower, depending on a few factors. Since the launch price didn’t factor in any grants, first-time buyers or those applying under schemes like the Proximity Housing Grant (PHG) might have secured their flat at an even lower price – potentially pushing their profit past that S$826K mark.
On the flip side, selling costs like agent fees and other transaction-related expenses would have taken a cut from the total profit.
Curious if your home could be a million-dollar resale? Check its value in under a minute with 99.co’s Property Value Tool.
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Alkaff Lakeview’s locational highlights
We’ve covered Alkaff Lakeview’s excellent location in a recent article, but here’s a quick rundown if you need a refresher.
The project sits in a prime spot in Bidadari, offering great accessibility and nearby amenities:
- MRT access: Just a 4-minute walk to Woodleigh MRT and 8 minutes to Potong Pasir MRT.
- Convenience and dining: A 3-minute walk to Woodleigh Mall for shopping and dining, plus just 5 minutes to Woodleigh Village Hawker Centre for local food options.
- Schools nearby: While there are no kindergartens within 500m, several primary schools are close by. Within 1km, you’ll find Cedar Primary, Maris Stella High (Primary), and St Andrew Junior College. Within 1 to 2km, other options include Bendemeer Primary, Canossa Catholic Primary, First Toa Payoh Primary, Paya Lebar Methodist Girls’ (Primary), Pei Chun Public, St. Gabriel’s Primary, and Yangzheng Primary.
- Green spaces: Bidadari Park is just around the corner, featuring the scenic Alkaff Lake and a 700m Heritage Walk. Plus, it connects to five different Nature Ways, perfect for those of you who love outdoor activities.
Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.
The previous 4-room estate record holder was also Alkaff Lakeview
Before this latest S$1,258,888 sale, another Alkaff Lakeview unit held the 4-room resale record – but not for long. That unit, which sold in January for S$1,238,888 (S$1,186 psf), was quickly surpassed just a month later.
Looking a little further back, before Alkaff Lakeview took the top spot, the previous 4-room record holder in Toa Payoh was another recently MOP-ed unit at Toa Payoh Crest, which transacted for S$1.201M (S$1,199 psf) in September 2024. Located in Block 130A, on a higher floor (around levels 37 to 39), that sale stood as the benchmark for several months.
The current sale surpasses that by about S$58,000, or 4.82%.
Looking for more HDB flats that MOP-ed recently besides Alkaff Lakeview? Check out our article here: HDB BTO MOP 2025 & 2026 – Best picks within a 10-minute walk to MRT & LRT stations
Alkaff Lakeview also holds the record as the most expensive 3-room flat in Singapore
Alkaff Lakeview has proven itself to be more than just a one-hit wonder in the property market.
In a recent article, we explored how some 3-room resale flats have been selling for nearly double the national average. One standout transaction was a S$900K sale at Alkaff Lakeview, making it the most expensive 3-room flat in Singapore to date.
The previous record for a 3-room resale flat was around S$860K, so this jump to S$900K came as a surprise. Because of this, it’s unlikely we’ll see another 3-room flat hitting S$900K or more anytime soon. At that price, many buyers might prefer stretching their budget slightly to get a 4-room resale unit, which offers more space for a similar cost.
That said, it’s clear that the buyer of this S$900K unit was willing to pay a premium for Alkaff Lakeview’s prime location and the strong demand for homes in Bidadari.
For those looking at 3-room flats in Alkaff Lakeview, listings on 99.co have prices starting from S$700K. But if you’re after a more affordable option, Toa Payoh has 3-room units available for as low as S$345K.
Read more: Why is there a hype around the up-and-coming million-dollar HDB estate
Will Alkaff Lakeview break more records?
With Alkaff Lakeview being a newly MOP-ed project, resale prices have been on an upward trend, with each new sale pushing the benchmark higher. At this rate, it might not be long before another all-time high (ATH) is set for a 4-room flat in this development.
In fact, there’s already an active 4-room listing on 99.co for S$1.288M, making it the most expensive asking price for Alkaff Lakeview so far. If this unit sells, it will surpass the current ATH by almost S$30,000, setting a new record for Toa Payoh’s 4-room flats.
That said, it’s important not to assume that million-dollar price tags are the norm across Bidadari. With more flats in the estate reaching their MOP over time, supply is gradually increasing – which could slow down price appreciation in the long run. One key project to watch is Alkaff CourtView, which MOP-ed this year and is expected to bring more resale units to the market.
For those eyeing Alkaff Lakeview, the lowest 4-room listing on 99.co is currently S$950K, followed by another at S$999K. The rest sit above the S$1 million range, but most remain below the S$1.259M mark – except for that one S$1.288M listing.
Whether future transactions will break records remains to be seen, but Alkaff Lakeview has certainly cemented itself as one of the most sought-after HDB developments in Bidadari.
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.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
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while this article reflect the Singapore housing market trend, the new age of todays world has encourage the youngster to sacrificed their first movement in exchange of comfort. you will earn it back in later days. let’s all together work in this way and make singapore a truely no.1 wealthiest place to live in the world. our final goal was to maybe benchmark switzerland and make a huge gap in between