Not way back, million-dollar 4-room HDB resales had been remarkable. Right this moment, they’ve turn out to be more and more widespread, particularly in fashionable mature estates like Ang Mo Kio. Nonetheless, one explicit undertaking stands out from the remaining – not just for being the primary within the property to cross the million-dollar mark again in 2023 but additionally for persevering with to push resale costs even larger two years later.
Desk of contents
- Cheng San Courtroom sees one other million-dollar all-time excessive sale
- The vendor might have walked away with practically 90% in revenue
- The earlier property report for 4-room HDB resales additionally got here from Cheng San Courtroom
- Cheng San Courtroom’s efficiency over the three years since reaching MOP
Cheng San Courtroom sees one other million-dollar all-time excessive sale
In July, a 4-room flat at Cheng San Courtroom modified fingers for S$1,138,888, making it the costliest 4-room HDB resale flat in Ang Mo Kio up to now.
This unit is situated at Block 591A, Ang Mo Kio Road 51, sitting someplace between the thirty first and thirty second flooring. With the thirty second ground being the very best within the undertaking, the elevated ground top probably performed a task in commanding the premium value.
Sized at 1,001 sq ft, this flat works out to about S$1,137 psf. One of many largest attracts of this undertaking is how Cheng San Courtroom only in the near past met its Minimal Occupation Interval (MOP). The lease started in 2019, leaving a wholesome lease steadiness of 92 years and seven months.
When you’re curious to study extra in regards to the space and its facilities, you may try our location cowl right here.
Curious if your house might be a million-dollar resale? Test its worth in below a minute with 99.co’s Property Worth Device.
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
The vendor might have walked away with practically 90% in revenue
Given how Cheng San Courtroom is a newly MOP-ed resale undertaking, and the unit nonetheless has 92 years left on its lease, it’s extremely probably that the vendor was the unique BTO proprietor who purchased the flat straight throughout its launch.
Now, when BTO flats are launched, not each unit goes for a similar value. For Cheng San Courtroom, 4-room flats began from round S$435,000, excluding grants. However as a result of flats on larger flooring have a tendency to return with premiums, estimated at about S$5,000 per ground, a unit on the thirty first or thirty second ground might have simply been priced nearer to S$590,000 at launch.
Based mostly on the resale value of S$1,138,888, that would imply the vendor made a revenue of about S$548,888, which works out to a 93.03% achieve.
In fact, this estimate doesn’t account for different private elements. If the vendor had obtained grants when buying the BTO, the revenue might have been even larger. On the flip facet, agent commissions and different resale-related prices would have decreased the ultimate quantity pocketed.
If any of those MOP-approaching properties belong to you and also you’re uncertain about your subsequent property transfer, don’t hesitate to ebook a FREE session with our 99 advisors at this time!
The earlier property report for 4-room HDB resales additionally got here from Cheng San Courtroom
The earlier report for the costliest 4-room HDB resale in Ang Mo Kio additionally got here from none aside from Cheng San Courtroom. That flat was bought in January 2025 for S$1.129 million, situated on the twenty eighth to thirtieth flooring with the identical 1,001 sqft format – figuring out to about S$1,127 psf.
When you take a step again and have a look at the broader image, it’s clear that Cheng San Courtroom has been main the cost in the case of million-dollar 4-room gross sales in Ang Mo Kio ever because it reached its MOP. Out of round 30 resale flats within the space which have breached the S$1 million mark, 22 of them got here from Cheng San Courtroom alone. The remaining models had been unfold throughout Kebun Baru Courtroom with 4 transactions, Teck Ghee Vista with 3 transactions, and Teck Ghee Parkview with 1 transaction.
Right here’s a have a look at all of the million-dollar 4-room resale transactions in Ang Mo Kio up to now:
| Date | Deal with | Ground | Measurement (sqft) | Value | Value (psf) |
|---|---|---|---|---|---|
| 07/2025 | 591A Ang Mo Kio Road 51 | 31 – 33 | 1,001 | S$ 1.139 M | S$ 1,137 |
| 01/2025 | 591A Ang Mo Kio Road 51 | 28 – 30 | 1,001 | S$ 1.129 M | S$ 1,127 |
| 07/2025 | 591A Ang Mo Kio Road 51 | 19 – 21 | 1,001 | S$ 1.1 M | S$ 1,098 |
| 02/2025 | 591A Ang Mo Kio Road 51 | 28 – 30 | 1,001 | S$ 1.098 M | S$ 1,096 |
| 09/2024 | 590B Ang Mo Kio Road 51 | 28 – 30 | 1,001 | S$ 1.08 M | S$ 1,078 |
| 03/2025 | 260B Ang Mo Kio Road 21 | 25 – 27 | 1,001 | S$ 1.079 M | S$ 1,077 |
| 12/2024 | 591A Ang Mo Kio Road 51 | 25 – 27 | 1,001 | S$ 1.078 M | S$ 1,076 |
| 07/2025 | 260B Ang Mo Kio Road 21 | 22 – 24 | 1,001 | S$ 1.075 M | S$ 1,073 |
| 07/2025 | 591A Ang Mo Kio Road 51 | 13 – 15 | 1,001 | S$ 1.068 M | S$ 1,066 |
| 12/2024 | 260B Ang Mo Kio Road 21 | 22 – 24 | 1,001 | S$ 1.068 M | S$ 1,066 |
| 03/2025 | 590A Ang Mo Kio Road 51 | 22 – 24 | 1,001 | S$ 1.049 M | S$ 1,047 |
| 06/2025 | 260A Ang Mo Kio Road 21 | 19 – 21 | 1,001 | S$ 1.04 M | S$ 1,038 |
| 06/2024 | 591A Ang Mo Kio Road 51 | 31 – 33 | 1,001 | S$ 1.039 M | S$ 1,037 |
| 02/2025 | 310C Ang Mo Kio Avenue 1 | 28 – 30 | 1,033 | S$ 1.038 M | S$ 1,004 |
| 12/2024 | 590A Ang Mo Kio Road 51 | 19 – 21 | 1,001 | S$ 1.037 M | S$ 1,035 |
| 01/2025 | 590B Ang Mo Kio Road 51 | 25 – 27 | 1,001 | S$ 1.03 M | S$ 1,028 |
| 05/2025 | 590B Ang Mo Kio Road 51 | 16 – 18 | 1,001 | S$ 1.03 M | S$ 1,028 |
| 05/2024 | 590B Ang Mo Kio Road 51 | 31 – 33 | 1,001 | S$ 1.03 M | S$ 1,028 |
| 08/2024 | 590A Ang Mo Kio Road 51 | 28 – 30 | 1,001 | S$ 1.025 M | S$ 1,023 |
| 11/2024 | 590A Ang Mo Kio Road 51 | 16 – 18 | 1,001 | S$ 1.025 M | S$ 1,023 |
| 10/2024 | 591A Ang Mo Kio Road 51 | 13 – 15 | 1,001 | S$ 1.025 M | S$ 1,023 |
| 11/2024 | 310C Ang Mo Kio Avenue 1 | 25 – 27 | 1,033 | S$ 1.02 M | S$ 987 |
| 12/2023 | 591A Ang Mo Kio Road 51 | 28 – 30 | 1,001 | S$ 1.019 M | S$ 1,017 |
| 11/2023 | 591A Ang Mo Kio Road 51 | 31 – 33 | 1,001 | S$ 1.01 M | S$ 1,008 |
| 04/2025 | 455C Ang Mo Kio Road 44 | 19 – 21 | 1,001 | S$ 1.008 M | S$ 1,006 |
| 04/2025 | 588C Ang Mo Kio Road 52 | 16 – 18 | 969 | S$ 1.001 M | S$ 1,033 |
| 10/2023 | 591A Ang Mo Kio Road 51 | 31 – 33 | 1,001 | S$ 1 M | S$ 999 |
| 07/2024 | 590B Ang Mo Kio Road 51 | 16 – 18 | 1,001 | S$ 1 M | S$ 999 |
| 12/2024 | 310A Ang Mo Kio Avenue 1 | 25 – 27 | 1,033 | S$ 1 M | S$ 968 |
| 06/2024 | 591A Ang Mo Kio Road 51 | 19 – 21 | 1,001 | S$ 1 M | S$ 999 |
Trying on the information above, most million-dollar transactions had been for mid- to high-floor models, which are inclined to fetch a premium for his or her views and air flow. In actual fact, when the primary million-dollar deal in Cheng San Courtroom was closed, we spoke to the brokers concerned, who highlighted that the upper flooring supplied gorgeous, unblocked views – a serious pull issue for patrons. Apart from the views, the undertaking’s handy location close to MRT stations and first colleges made it extremely engaging to households.
Whereas the very first vendor bought proper after reaching MOP, which is often when costs peak for newer flats, the most recent vendor held onto the unit for 2 extra years – and that call seems to have paid off. They managed to safe a further S$138,888 in revenue in comparison with the primary transaction.
Searching for extra HDB flats that MOP-ed not too long ago apart from Cheng San Courtroom? Take a look at our article right here: HDB BTO MOP 2025 & 2026 – Finest picks inside a 10-minute stroll to MRT & LRT stations
Cheng San Courtroom’s efficiency over the three years since reaching MOP
From the desk above, it’s clear that Cheng San Courtroom has persistently pulled in high-value transactions because it reached its MOP. However whereas the million-dollar gross sales make headlines, the undertaking’s value efficiency through the years hasn’t been a straight climb.
Between 2023 and 2024, the typical psf for 4-room flats within the undertaking dipped by 10.47%. Nevertheless, this drop was short-lived. From 2024 to 2025, costs rapidly rebounded by 16.89%, pushing the typical psf again to report highs.
To this point this yr, Cheng San Courtroom’s common psf is 24.95% larger than different 4-room flats in Ang Mo Kio, and a fair better 29.69% above the nationwide common for comparable flat sorts throughout Singapore. Over 5 years, the undertaking has seen a 148.56% improve in common psf – an enormous progress for any HDB undertaking.
Based on 99.co’s Researcher device, the typical value for 4-room flats in Cheng San Courtroom at present sits at round S$937,000. For comparability, the typical throughout Ang Mo Kio is about S$692,000, and throughout all areas in Singapore, it’s roughly S$669,000.
That stated, there’s nonetheless some value range inside the undertaking. Based mostly on present listings, you could find 4-room models for as little as S$600,000. And in the event you’re open to 3-room flats, costs can go all the way down to round S$400,000. Elsewhere in Ang Mo Kio, 4-room models may be discovered for as little as S$500,000 – providing a variety of choices for patrons throughout completely different budgets.
Inquisitive about extra All-Time Excessive (ATH) covers? Head on over right here!
The publish Over 70% of Ang Mo Kio’s 4-room million-dollar resales up to now 3 years got here from this undertaking appeared first on .
