Million-Dollar 4‑Room HDB Resale: Where, Why, and When They’re Worth the Hype

Record‑Breaking Price Tag at Pinnacle@Duxton

Back in May 2022, the housing market threw a little surprise party for the 4‑room sector. Out of the 30 million‑dollar sales, two standout flats flashed their prices like neon signs.

1⃣ 1,012‑sqft on the Pinnacle@Duxton ($1,228,000)

Who would’ve guessed that a 4‑room on the world‑class Pinnacle deck would hit the million‑dollar mark? It’s a first‑time record, and it’s putting those executive and 5‑room dream‑homes to shame.

2⃣ 1,023‑sqft on the Bishan Natura Loft ($1,200,000)

Close in on the million line, but still a notch below the Pinnacle victory.

Why It Matters

• Trend Indicator: The 4‑room segment is slowly inching past the “million‑dollar” threshold.
• Future Forecast: As more of these homes cross the line, the whole market feels the impact.
• Breaking Records: Each new sale not only sets a price target; it sets a new benchmark for the next buyer.

If you thought large four‑room places were rarely snagged by the million sign, think again. These sales are proof that prime location and stellar design can move any 4‑room property into the big‑money club.

Bottom Line

A million‑dollar sale isn’t just a headline – it’s a barometer for the future of residential real estate. Keep an eye on 4‑rooms; they’re showing that the fortunes are about to get even bigger.

First 4-room HDB flat that breached the $1 million mark, total sold (so far) and current record holders

When HDB 4‑Roomers Went Over a Million

Since 2018, when the first 4‑room condo in Singapore bought its ticket to the million‑dollar club, the trend has really taken off. In total, 87 four‑room HDB units have crossed that hefty threshold.

What the Numbers Tell Us

• 4‑Room) 87 sold above $1 million – 14.19% of all million‑dollar flat sales.
• 5‑Room) 405 units – a whopping 66.07% of the million‑dollar crowd.
• Executive) 121 units – 19.74% of the high‑price market.

We’re talking about transactions that took place from January 1, 2018, through June 15, 2022. Notice that three‑room terrace homes on Jalan Bahagia and Jalan Ma’Mor were left out – they’re not resale flats, so they’re not counted in this figure.

Why It Matters

For buyers and investors alike, the surge in 4‑room prices illustrates that Singapore’s housing market is evolving. Even the smaller, but still sizable, four‑room segment is proving a hot ticket for those chasing a return on investment.

A quick takeaway

While 5‑room and executive units still dominate the million‑dollar scene, the four‑room market is all cheery, stiff, and surprisingly competitive – a reminder that even a modest room count can catch a keen buyer’s eye if it’s in the right spot.

<img alt="" data-caption="Don’t let the lower sales volume of million-dollar 4-rooms fool you. In less than five years, its average psf price is on a double-digit growth path compared to 5-room and executive flats.
PHOTO: URA, Realis and 99.co” data-entity-type=”file” data-entity-uuid=”0db2e9fc-419f-494b-b7ba-a85c72148156″ src=”/sites/default/files/inline-images/table2233.JPG”/>

HDB’s Million‑Dollar Moment

Back in June 2018, the Singapore housing scene got a bit startled when a 1,033 sqft Type S1 in Pinnacle@Duxton split the bank’s banknotes by snapping a $1.028 million price tag. That’s a nifty $995.16 per square foot—a first‑of‑its‑kind achievement that set the tone for the rest of the housing market.

Fast forward to today, and the record has been broken twice more by two identical 4‑room “S1” apartments in the same high‑rise. One sale took place in April 2022 for $1.228 million on a 1,001 sqft floor, which works out to $1,226 per square foot. The second sale in May 2022 came off at $1.228 million as well, but with a slightly bulkier 1,012 sqft footprint, translating to $1,213 per square foot.

Why These Numbers Matter

• They show the steady climb in property values within the core of Singapore.
• The consistency across two sales demonstrates that Pinnacle@Duxton is a tough sweet spot for homeowners.
• Investors and buyers can eyeball price trends when considering future flips or rentals.

In short, the silver lining is that these price stamps illustrate a positive narrative for Singapore’s housing sector—confirming that the iconic 4‑room units at Pinnacle@Duxton keep pulling in hefty returns.

<img alt="" data-caption="While 81 per cent of million-dollar 4-room HDB flats sold so far are from Pinnacle@Duxton, 13 per cent of them are from SERS replacement project Tiong Bahru View, at 9A-10B Boon Tiong Road.
PHOTO: Google Maps” data-entity-type=”file” data-entity-uuid=”6a83ce37-c85b-4e31-b022-2626e19d43ed” src=”/sites/default/files/inline-images/googlemapsss.JPG”/>

Why 4‑Room Flat Prices Are Surging (And Making 5‑Room Buyers Take a Step Back)

When it comes to million‑dollar living in the city, less is more—but not always in the way you’d expect. Even though four‑room homes sell a bit less often than their five‑room counterparts, their per‑square‑foot prices have climbed nearly 13% in under five years. That’s a blink‑and‑you‑miss‑it pace compared to five‑rooms (5.3%) and executives (1.8%).

What the Numbers Really Say

• 4‑Room — 1,000+ sqft: Buyers are currently willing to pay about $1,130 per square foot.
• 5‑Room — 1,200–1,300 sqft: The average cost dips to roughly $922 per square foot.
• Executive — 1,800–2,000 sqft: The steepest of the lot, hovering at just $652 per square foot.

All three room types are cruising within the same overall price band of $1 million to $1.4 million, but that “average” is hiding a surprising trend.

So What Does That Mean for the Market?

It turns out luxury buyers are recognizing the value of a 4‑room layout—more space per square foot, a dazzling layout, or simply a better price/performance combo. While 5‑room and executive homes still pull in built‑in status, the 4‑room’s price per square foot is actually winning anyone who wants big, but wants the money to stay in their pocket. It’s the classic case of “going big while staying small on the ledger.”

All said, if you’re looking to splurge a little but keep some wallets happy—just remember that 4‑rooms are the new stars of the high‑end real‑estate universe.

Where are these million-dollar 4-room HDB resale flats located?

Where the Big Bucks are Going: Million-Dollar 4-Room HDB Resales

Picture this: a 4-room flat worth more than a tiny car (read: over $1 million), perched on one of Singapore’s tallest hearts—Pinnacle @ Duxton, Tiong Bahru View, or the stunning Skyline at Dawson. We’ve scrubbed the sales data and spotted the hottest spots and floor numbers where these luxury bargains sprout.

Key Projects That Are Drowning in Millions

• Pinnacle @ Duxton – 50 stories, 81 % of all $1M+ 4‑room resales. Most winners? Floors 28 to 45. A couple of surprises popped up: in Oct. and Dec. 2021, units on floors 19‑21 bought for a cool million; and in June 2022, a sweet 16‑floor gem did the same, breaking the floor‑level record for the salon.
• Tiong Bahru View – A SERS upgrade for @Bukit Merah View, between 9A‑10B Boon Tiong Road. All the million‑dollars landed on mid‑higher floors, ranging from 16 to 40.
• SkyTerrace @ Dawson – Another high‑flyer, with sales from floors 31 to 42. Those heights paid the price.
• Other contenders:
  • City Vue @ Henderson (SERS replacement for Redhill Close)
  • Natura Loft
  • Moh Guan Terrace
  • And the charming Tiong Bahru View still stands tall.

How Hot Things Got Hotter Over the Years

From 2016 through the first half of 2022, the numbers have been climbing like a mountain climber.

In the first half of 2022 alone, 12 deals were locked in, confirming that more than half of all five‑room flats are mango‑priced this year.

The Biggest Deal of All Time

While we’re roasting over these numbers, we’re also cheering for the record‑breaker: a unit on floor 13‑15 in June 2022 sold for exactly $1 million for a Swan‑like glimmer. There’s hope that the next KPI will aim higher—maybe a six‑floor legend will join the club soon.

Bottom Line

When you mingle millionaire and high‑rise, you end up with a sweet confluence of luxury and ambition. For P. @Duxton, that means a swath of flats on mid‑altitude floors; for T. Bahru View, a spread across the mid‑high zone; and for D. SkyTerrace, a top‑deck of high‑floor bliss. If you’re eyeing a 4‑room flat, your next stop should probably be one of these towers—just remember to bring your calculator and a hearty laugh.

The age of these flats and how fast were they sold after TOP?

Meet Moh Guan Terrace: A Classic HDB Icon

Picture a tiny four‑storey walk‑up that’s probably Singapore’s oldest four‑room HDB flat ever sold for over S$1 million. That’s right—this gem sold with 51 years of lease remaining back when it hit the market.

What makes it stand out is twofold:

• Lowest‑floor champion – It sits on the ground floor of a block that literally consists of only four floors.
• Cosmetics mingle – The flat is a clever merge of two separate two‑room units, giving a generous floor area of about 1,410 sqft.

So if you’re looking for that nostalgic blend of classic Singaporean architecture and modern convenience, Moh Guan Terrace is the place to be.

<img alt="" data-caption="Moh Guan Terrace may hold the record for a million-dollar 4-room resale flat sold on the lowest floor and shortest lease. 
PHOTO: Google” data-entity-type=”file” data-entity-uuid=”c50f2127-aab3-4eb9-aec9-e413ef2da4a3″ src=”/sites/default/files/inline-images/mohhhh.jpg”/>

The Curious Case of the Short‑Term Singapore Homes

It’s a bit of a home‑buying paradox: You buy a new flat, live in it for only a couple of years, and then sell it. Sounds like a cheat code, right? Let’s unpack the story behind the 4‑room resale pieces that popped up in Tiong Bahru View and City Vue @ Henderson.

How the “SERS” Shuffle Works

• These parcels came from special SERS (Special Executive Residential Scheme) projects that replaced older flats.
• When the developers sold the new units, the leases were still ticking away – roughly 97 years left.
• Owners of SERS‑affiliated homes had a unique perk: they could sell the property seven years after they picked their replacement flat – that period simply covered the construction lag.
• Result? Most of those sellers owned and lived in the unit for a maximum of just two years before deciding to ditch it.

Why the Rules Just Got a Twist

On April 7, 2022, the Housing & Development Board rolled out a new rule: the Minimum Occupation Period (MOP) for SERS owners now mirrors that of anyone buying a Build‑To‑Order (BTO) flat. In plain English, you can’t move to the next revision until you’ve lived in your current flat for five full years, regardless of when your replacement flat finishes.

Tension in Ang Mo Kio

• The announcement coincided with the unveiling of a new SERS project in Ang Mo Kio.
• Around 600 households were affected by this change.
• Those families who choose to settle into the new replacement units will be bound by a five‑year wait before they can offer their flats on the resale market.
• That means the “short‑sale cycle” that once looked like a quick flip could now stretch into an extended lay‑off. A twist that might not sit well with many of the movers.

So, if you’re chasing a fresh start in a brand‑new SERS flat, remember: the clock starts ticking the moment you collect your keys. And once that five‑year jam is up, the door opens wide again.

Record-breaking 4-room HDB resale flats after five-year MOP

Mini‑Million‑Maker: 4‑Room HDB Flats Breaking the $1 Million Ceiling

SkyTerrace@Dawson Walks the Line

In the sun‑shiny month of June 2021, the 1,173‑sq‑ft loft at SkyTerrace@Dawson snapped the $1‑million band a few breaths away. The sale? S$1.033 million – that’s about $880 per square foot. Pretty slick for a newly‑mopped flat from a developer that had just rolled out its 5‑year Minimum Occupancy Period (MOP).

Queenstown’s Own Queen Bites

Fast forward to December 2021 and a 1,313‑sq‑ft loft in Queenstown laid down a record of S$1.328 million (roughly $1,011 psf). It’s the sort of headline that makes you wonder whether the real estate market is just getting really, really inflated.

The “Model A” Question

Right now, the big buzz words around the block are the Model A 4‑room flats, roughly 1,001 square feet. Everyone’s on the lookout for the first one to land a $1 million price tag straight after it clears its 5‑year MOP.

What the Past Tells Us

Let’s look at the 4‑room BTOs that popped past the $900k mark in the open market after topping out in 2017 and 2018. Below is a quick rundown:

McNair Towers – The Chaser of the Milestone

From the table you can see that McNair Towers’ premium 4‑room unit is the nearest to breaking the $1 million barrier after clearing its 5‑year MOP. Despite some contractor hiccups back in 2015, the project rallied and is now in the thick of the race.

Toa Payoh Crest & Bendemeer Light – Keeping the Momentum

Toa Payoh Crest has already seen two units touch the 975k mark, while Bendemeer Light’s 4‑room sale of 950k in April shows they’re no strangers to hefty prices. These numbers hint at a trend that’s hard to ignore.

Sibling SERS Projects – City Vue, Clementi Cascadia & Kallang Trivista

All three of these projects sit on the border of their final 5‑year MOP (or have just completed it). They’ve already exploded past the $1 million threshold for certain 4‑room units. So who’s to say the next record isn’t from one of them?

Why the Build‑Up Matters

It’s not just the headline numbers that excite us. As more 4‑room flats froth up at or beyond the $1 million ceiling, the ripple effect can push mid‑tier resale prices higher. Think of it like a domino: one affirmative sale can lift the whole block, or even the surrounding neighbourhood, to a new price level.

Looking Forward

More 4‑room BTOs are slated to finish their MOP in the near future — we’re talking about projects that could—

• smash the $1 million coinage soon after their 5‑year mark, or
• raise the stakes for “average” resale flats in the same estate.

Overall, the silver lining is: the moment you see a model that’s around 1,000 sq ft gap with a 1M sale right after its first 5‑year MOP, the BTO market is turning into a hot, juicy pot. Keep your eyes peeled; the next “million‑maker” might just be a coffee cup away.