Bedok’s first $1.5 million HDB resale sets a town record

A five-room flat at Block 152B Bedok South Road was registered as sold for $1.54 million in October 2026, the highest HDB resale price recorded in Bedok in the available transaction data. The 113 sq m flat sits within the 13th-to-15th-storey band and had 94 years and seven months left on its lease at the time recorded.[S1][S2]

It is the first recorded HDB resale in Bedok to cross $1.5 million. It also exceeded another five-room sale in the same block and storey band, registered at $1.48 million that month, by $60,000—or about 4.1%. That percentage is our calculation from the two prices, not an official valuation.[S1][S2]

What was sold for $1.54 million

The transaction involved a five-room Improved flat with a floor area of 113 sq m, or roughly 1,216 sq ft. Its lease began in 2021, making its remaining lease considerably longer than that of many older resale flats elsewhere in Bedok.[S1][S2]

The block forms part of Bedok South Horizon, an HDB development bounded by Upper East Coast Road and Bedok South Road. When the project was offered in the November 2016 Build-to-Order exercise, HDB listed 940 flats, including 274 five-room units.[S3]

Those details matter because resale prices can vary sharply even within one town. Flat size, floor level, remaining lease, orientation, renovation and the specific location all affect what buyers may offer. The public record identifies a storey band rather than an exact floor or unit, and it does not disclose the home’s condition, buyer, seller or financing.[S1]

The record is therefore best understood as the price of one particularly large, young five-room flat—not a new valuation for every five-room flat in Bedok. HDB’s dataset also records transactions by registration month, which need not be the month in which the buyer and seller first agreed on the deal.[S1]

A record price is not the seller’s cash proceeds

For an owner, seeing $1.54 million in a nearby transaction can naturally prompt a bigger question: “How much would I have left for my next home?” The resale price alone cannot answer it.

After a sale, the outstanding housing loan and sale-related expenses have to be settled. If CPF savings paid for the property, the owner generally must also refund the CPF principal used plus the accrued interest—the interest the money would otherwise have earned inside the CPF account.[S4]

For members below 55, that housing refund generally returns to their Ordinary Account. From age 55, the refund may first be used to top up the Retirement Account to the applicable retirement sum; any balance can then remain available under CPF’s prevailing withdrawal and housing rules.[S4]

A simple planning estimate is:

Sale price − outstanding loan − CPF refund − sale expenses = estimated cash balance

This is only an indicative household calculation. It is not the anonymous Bedok seller’s result, and it should not be treated as an official proceeds statement. Owners can check their outstanding loan and CPF property refund figures before committing to the purchase timeline for their next home.[S4]

Buyers still need an HFE outcome

A record transaction is not an official valuation for the next flat, nor does it establish how much another household can borrow. A resale buyer should first obtain an HDB Flat Eligibility, or HFE, letter, which sets out the household’s eligibility to buy a flat, applicable CPF housing grants and possible HDB housing loan amount.[S5]

Eligible family buyers may receive up to $80,000 in CPF Housing Grants when buying a resale flat, but the actual amount depends on conditions including household composition, citizenship and income. Nothing in the public transaction record shows whether the buyer of this Bedok flat received a grant or used an HDB loan.[S1][S5]

Buyers also need to compare the asking price with HDB’s valuation after an Option to Purchase has been granted. If the agreed price exceeds that valuation, the difference is called cash over valuation and cannot be assumed from the registered sale price alone.

MOP and move timing come before the headline price

An owner may grant an Option to Purchase only after meeting the applicable Minimum Occupation Period, commonly called the MOP. HDB’s resale terms state a five-year MOP from purchase or resale completion for subsidised flats and resale flats bought with a CPF Housing Grant, although households should check the terms applying to their own flat.[S6]

That timing affects more than whether a flat can be listed. Sellers coordinating a sale with their next purchase must also plan for completion dates, temporary accommodation if the two moves do not line up, and when sale proceeds or refunded CPF savings become available.

The Bedok transaction is a striking record because a specific large, young flat crossed $1.5 million. For everyone else planning a move, the more useful numbers remain personal: the flat’s likely valuation, the loan still owing, the CPF refund due and the household’s confirmed HFE outcome.