Every few weeks, a new “record-breaking” transaction hits the headlines – a million-dollar flat in a heartland town, a condo smashing its psf benchmark, or a legacy project chalking up multi-million-dollar gains.
On their own, these stories make for good headlines. But if you line them up side by side, they say something bigger about where value is actually forming in today’s market – and where buyers and sellers might want to pay closer attention.
This article looks at a handful of recent record-breakers across HDB and private homes. It’s not an exhaustive list – you could slice “record” by town, flat type, psf, quantum, profit or loss and get dozens more examples – but these case studies already reveal a few useful patterns.
Alkaff Lakeview’s $1.32m 4-Room – When MOP Flats Trade Like “Mini-Prime”
At Bidadari’s Alkaff Lakeview, a 4-room flat at 115C Alkaff Crescent recently changed hands for $1.32m (~$1,264 psf), a new high for 4-room flats in Toa Payoh. The unit sits on a high floor, just after MOP, with about 94 years of lease left and easy access to Woodleigh MRT, The Woodleigh Mall, schools, park and lake.
Why it matters
Practical takeaway:
If you’re buying into a BTO in similar city-fringe locations, expect MOP-stage prices to reflect this combination of convenience and lease runway – especially for high-floor, park-facing or mall-adjacent stacks.
Queenstown’s $888k 3-Room – Small Flat, Big Location Premium
In Queenstown, a 3-room flat at 18B Holland Drive hit $888,000 (~$1,231 psf), setting a record for 3-room flats in the town. It sits on a very high floor with about 86 years left, minutes from Holland Village, One Holland Village and both Holland and Buona Vista MRT stations.
The previous Queenstown record – a 3-room flat at 53 Strathmore Avenue for $880,888 – also had a long lease and excellent MRT connectivity.
Why it matters
Practical takeaway:
For sellers of small flats in well-connected prime estates, pricing power doesn’t just come from the unit itself – it’s the “walkability bundle” of MRT, malls and amenities that buyers are paying a record premium for.
Hougang’s $1.45m Executive Maisonette – Space Still Trumps Shorter Lease
Along Hougang Street 21, an executive maisonette at block 221 fetched $1.45m (~$910 psf) – the first time an executive flat in Hougang has crossed the $1.3m mark. The unit is a sizeable 1,593 sq ft duplex with about 66 years of lease remaining, near Kovan MRT, Heartland Mall and a dense cluster of schools.
It eclipsed the previous Hougang executive record of $1.28m for another large flat at Hougang Avenue 6.
Why it matters
Practical takeaway:
If you’re buying an older executive flat, you must be clear about your exit horizon. A 66-year lease can work if you’re planning to stay long term – but think about the financing options available to your eventual buyer.
Clementi Crest’s $1.489m 5-Room – New Blocks in Old Towns Keep Repricing Higher
At Clementi Crest (445A Clementi Avenue 3), a 5-room flat recently resold for $1.489m (~$1,224 psf). The unit has about 95 years left (lease from 2021), sits on a very high floor and is practically on top of Clementi MRT, bus interchange, multiple malls, markets, sports facilities and a long list of schools.
Two other near-identical 5-room units in the same cluster have also transacted above $1.44m this year.
Why it matters
Practical takeaway:
For buyers, don’t just ask “Is this block new?” – ask whether it is new within a “still developing” town that already behaves like a regional hub. That’s where MOP-stage repricing can be the steepest.
Woodlands’ $1.27m Executive Flat – The “Too Far North” Narrative Is Over
In Woodlands, an executive flat at 850 Woodlands Street 82 recently sold for $1.27m, smashing the previous town record of $1.19m. At about 1,905 sq ft (~$667 psf) with 69 years left, it shows how demand has shifted for large-format homes in the North.
Key drivers:
Practical takeaway:
“Far” is no longer a fixed idea; it’s infrastructure-dependent. For buyers, one of the most interesting opportunities lies in estates where the narrative (“too far”, “too industrial”) hasn’t caught up with the new transport map.
From Sculptura Ardmore to The Skywaters – The PSF Arms Race Above $6,000
On the private side, 2025 has seen more units cross the $6,000 psf line:
These are ultra-thinly traded segments, serving a global UHNWI buyer pool.
Why it matters
Practical takeaway:
Treat ultra-luxury PSF headlines as macro confidence indicators, not as price guides for the rest of the condo market.
Dormer Park’s $3.66m Gain vs Marina Bay Suites’ Loss – Same Cycle, Different Stories
At Dormer Park (Jervois Road), a 4-bedder bought in 2001 for $1.69m was resold in November 2025 for $5.35m (~$2,170 psf), generating a $3.66m profit and an annualised return of about 4.9% over 24 years. The project is a freehold legacy condo near the Bishopsgate–Chatsworth GCB belt, with large units and low density.
In the same reporting week, a 3-bedder at Marina Bay Suites sold for $2.88m, incurring a loss of about $460k after almost 16 years of holding. The wider transaction history there shows many more loss-making than profitable resales, despite the project’s landmark location in the financial district.
Why it matters
Practical takeaway:
Don’t just ask “Is this CCR?” – ask “Who actually lives here, and why?” Developments with a strong owner-occupier core often show more resilient profit profiles over time.
Yong An Park’s $6.55m Profit – Legacy Freehold That Behaves Like “Vertical Landed”
A 3,434 sq ft 4-bedder at Yong An Park (River Valley Road) recently sold for $9.1m (~$2,650 psf). The seller bought it in 2004 for $2.55m, pocketing a $6.55m profit – a 256.9% gain and about 6.1% annualised return over 21 years.
Key advantages highlighted in the data:
All four Yong An Park resales in 2025 were profitable, with gains from about $1.23m to $6.5m.
Practical takeaway:
Older, spacious freehold condos with strong land value and upgraded connectivity can quietly outperform newer, flashier launches, provided you’re willing to hold through multiple cycles.
The Marq on Paterson Hill’s $19.18m Sale – Trophy Freeholds Are Like Fine Art
At The Marq on Paterson Hill, a 3-bedroom unit was sold for $19.18m (~$6,274 psf) in September 2025 – one of the highest psf prices along Orchard Road this year. On paper: freehold, ultra-prime District 9, just 66 units, and huge layouts.
But the longer-term numbers tell a more nuanced story:
Practical takeaway:
Prime freehold condos at this level should be treated like fine art or collectible assets: prestigious, scarce, and illiquid. For most investors looking for compounding returns, a well-chosen, more liquid leasehold in a growth corridor may actually make more sense.
Record Lows at Scotts Tower and The Reef – When “Bad Press” Hides Potential Entry Points
Not all records are highs. In 2025:
Both are in fundamentally strong locations – near Orchard and the Greater Southern Waterfront respectively – but were arguably launched into exuberant conditions, with investors now nursing softer resale support.
Practical takeaway:
Record lows at fundamentally decent projects can be early signals of value opportunities – but only if you’re disciplined about:
How to Read the Next “Record-Breaking” Headline
When the next $1-plus-million HDB, $6,000-psf condo or multi-million profit pops up, a few questions can help cut through the noise:
These recent transactions don’t just show where prices have gone – they also map out where demand is deepest and where perceptions are shifting fastest. That’s ultimately more useful than the headline number itself.
If you’d like deeper guidance on how these record-setting deals relate to your own buying or selling plans, speak with our sales consultants for tailored insights.
