SINGAPORE — A four-room Housing and Development Board (HDB) resale flat at Bedok Beacon has sold for a record S$1.28 million, setting a new price benchmark for four-room resale flats in Bedok and exceeding the previous record by S$80,000.
The 990 sq ft flat at Block 222A Bedok North Drive changed hands for S$1.28 million in October 2026, equivalent to approximately S$1,293 per square foot. The transaction was reported by property publication Stacked Homes on Oct. 7.
The sale marks a notable shift in Bedok’s resale market, where five of the area’s previous top five four-room resale transactions had involved flats at Bedok South Horizon. The latest deal puts Bedok Beacon in the spotlight as buyers continue to pay premiums for newer public housing units with convenient transport links and longer remaining leases. citeturn889348search10turn889348search12
A smaller flat sets a new price record
The record-setting unit is smaller than the flat that previously held the record, yet it commanded a substantially higher price.
The previous high was S$1.2 million for a 1,001 sq ft four-room flat in the same development, sold in August 2026. The latest transaction therefore represents an increase of S$80,000, despite the newer record-setting unit having 11 sq ft less floor space.
The difference highlights how factors beyond floor area can influence resale prices. Floor level, remaining lease, development age, location and the characteristics of an individual unit can all affect what buyers are willing to pay.
The record-setting flat is located on one of the block’s highest floors, between the 16th and 18th storeys as reported in the transaction data. Its elevated position may have contributed to its premium, although the buyer’s specific reasons for paying the price have not been publicly confirmed. citeturn889348search10
Why Bedok Beacon attracts buyers
Completed in 2021, Bedok Beacon is a relatively new HDB development in the mature eastern town of Bedok. The development comprises 500 units across three residential blocks, with two-room Flexi and four-room flat types.
Its location is a key attraction. Residents have access to Bedok MRT station on the East-West Line, Bedok Mall and the nearby Bedok integrated transport hub, which combines public transport connections with retail and other amenities.
The development also benefits from a relatively long remaining lease. With approximately 94 years left, the flat offers buyers a longer lease horizon than many older resale flats in the surrounding area.
That can matter to buyers considering long-term home ownership and financing arrangements. HDB lease length can affect eligibility for housing loans and the amount of CPF savings that can be used, depending on the buyer’s circumstances and the remaining lease.
These features may help explain why some buyers are prepared to pay a premium for newer flats in established neighbourhoods. However, a record transaction does not mean every unit in the development will command a similar price.
Bedok’s resale market sees a widening price gap
The S$1.28 million sale comes amid a series of high-value resale transactions in Bedok during 2026.
Before the latest transaction, Bedok South Horizon had produced several of the town’s most expensive four-room resale deals. Five previous top transactions cited by Stacked Homes ranged from S$1.17 million to S$1.19 million.
The new Bedok Beacon record stands S$90,000 above the upper end of that previous group, signalling a substantial jump in the area’s four-room resale price ceiling.
Yet prices across Bedok remain varied. Stacked Homes reported a 12-month median resale price of S$596,888 for four-room flats in the town, based on 559 transactions. The new record is more than twice that median, illustrating the difference between a premium transaction in a newer development and the wider resale market. citeturn889348search10
The contrast also shows why buyers should compare individual flats carefully rather than treating a record sale as a benchmark for every property in the same town.
Newer flats command a premium over older units
Recent transactions cited by Stacked Homes show a marked spread in prices among four-room flats in Bedok.
In October, a unit at Bedok South Road reportedly sold for S$1.13 million, while another four-room flat at Bedok Beacon changed hands for S$1,118,888. Other transactions in older blocks were considerably lower, including a flat at Lengkong Tiga sold for S$790,000 and one at Bedok Reservoir View for S$650,000.
The differences reflect the variety of housing stock in a mature estate. Older flats may offer larger floor areas, but they generally have shorter remaining leases. Newer developments, by contrast, may attract buyers willing to pay more for modern layouts, longer leases and access to transport and amenities.
The price gap does not establish that newer flats will always deliver stronger returns. Buyers also need to consider affordability, loan commitments, future maintenance costs, resale demand and the remaining lease when they eventually sell.
A future condominium development could reshape the neighbourhood
Bedok Beacon’s record sale also comes as developers show strong interest in the surrounding area.
A consortium involving UOL Group, CapitaLand Development and Singapore Land won a government land sale tender for a site along New Upper Changi Road with a bid of approximately S$1.42 billion, according to Stacked Homes.
The winning bid represented a land rate of about S$1,537 per square foot per plot ratio and set a record for a residential development site in Singapore’s Outside Central Region at the time of the tender.
The proposed private residential development could add another housing option to the area and influence future perceptions of the neighbourhood. However, its eventual selling prices, launch timing and impact on nearby HDB resale values remain uncertain. citeturn889348search10turn889348search12
What the record means for HDB buyers
The Bedok Beacon transaction is a reminder that resale prices can vary substantially even among flats with the same room type and within the same development.
For prospective buyers, the key considerations include the unit’s floor, condition, remaining lease, proximity to transport and amenities, and whether the asking price is supported by comparable transactions.
For existing homeowners, the record may provide a useful reference point, but it should not be treated as a guaranteed valuation for their own flats. Differences in size, floor level, layout, orientation and remaining lease can materially affect resale value.
The S$1.28 million sale demonstrates that some buyers are willing to pay a significant premium for a newer four-room HDB flat in a well-connected location. Whether more transactions reach or exceed that level will depend on future demand, financing conditions and the supply of comparable flats entering the resale market.
For now, Bedok Beacon has established a new price milestone for four-room resale flats in Bedok — one that underscores the growing distinction between newer, long-lease public housing and the older flats that make up much of Singapore’s mature estates.
