6 unexpected million-dollar HDB flats in Singapore: Here's where to find them

Most of us know the usual places for million-dollar flats; Bishan, Queenstown, Tanjong Pagar, etc., appear so often on the lists, that it's hardly a surprise anymore.

However, the number of million-dollar flats is growing every year; and as of January 2024, we broke previous records with 74 such transactions.

At this point, only four out of 26 HDB towns don't have a million-dollar flat somewhere in them (and a growing number of close-to-million-dollar flats). This week, we looked at some of the more obscure and surprising places where such flats have been found:

1. Bukit Batok Central and Bukit Batok Street 25

These flats reach the million-dollar mark mainly on account of their size. Notice that most of the units are double-storey maisonettes, which HDB no longer builds. The location along Bukit Batok Street 25 is also more accessible than it looks — while Bukit Batok MRT (NSL) is not near or within walking distance, bus services like 506 can get residents to the train station in under 10 minutes. West Mall, the heartland mall for this neighbourhood, is quite large and has a cinema in addition to the usual eateries, supermarkets, pharmacies, etc. 

Also note that Bukit Batok MRT is one stop from Jurong East, which provides good access to malls like IMM, JEM, and the upcoming mixed-use J'Den. Jurong East is the "second CBD" of Singapore, so most major amenities are met.

Alternatively, services like 174 from this area go to Beauty World MRT (DTL), with its attendant mall. 

The unit at Bukit Batok Central isn't a maisonette, but the value comes from better proximity to the MRT. Bukit Batok station and West Mall, are within walking distance of this block. 

2. Block 181 Bukit Panjang

Month	Town	Flat Type	Address	Storey Range	Size (sqm)	Type	Lease Started	Price
2023-09	BUKIT PANJANG	EXECUTIVE	181 JELEBU RD	28 TO 30	127	Premium Apartment	2003	$1,020,000

Bukit Panjang is not typically where we'd expect to find a million-dollar flat, but there was one last year in Block 181. This block is right next to Hillion Mall (this is part of the mixed-use Hillion Residences), so the residents have similar access to the supermarket, food court, and pharmacies as the condo residents.

Bukit Panjang Plaza and Junction 10 are also within walking distance of this block; and when you couple it with the surrounding heartlands shops and minimarts, we'd say amenities are exceptional in this location. 

Bukit Panjang MRT station on the Downtown line is also right next door and Bukit Panjang LRT — which heads to Choa Chu Kang MRT station (NSL, JSL) — is just a short stroll away. Choa Chu Kang station is next to Lot One, which is one of the major heartland malls.

The flat that was transacted here is a larger executive flat, which accounts for its price; but while prices here are high, they can still rise because of the excellent amenities. And in the context of "older" flats, this one is not actually very old — it was built in 2003.

3. Jurong East Street 21 and Toh Guan Road

Month	Town	Flat Type	Address	Storey Range	Size (sqm)	Type	Lease Started	Price
2023-09	JURONG EAST	EXECUTIVE	287B JURONG EAST ST 21	16 TO 18	143	Apartment	1998	$1,020,000
2023-06	JURONG EAST	EXECUTIVE	285C TOH GUAN RD	10 TO 12	145	Maisonette	1998	$1,018,000
2023-07	JURONG EAST	EXECUTIVE	285C TOH GUAN RD	13 TO 15	145	Maisonette	1998	$1,018,000
2023-02	JURONG EAST	EXECUTIVE	287C JURONG EAST ST 21	19 TO 21	143	Apartment	1998	$1,008,000
2022-12	JURONG EAST	EXECUTIVE	287D JURONG EAST ST 21	07 TO 09	145	Maisonette	1998	$1,000,000
2023-02	JURONG EAST	EXECUTIVE	287B JURONG EAST ST 21	16 TO 18	143	Apartment	1998	$1,000,000
2023-12	JURONG EAST	EXECUTIVE	285C TOH GUAN RD	07 TO 09	145	Maisonette	1998	$1,000,000

Jurong East is a retail hotspot these days, with the clustering of malls like JEM, IMM, Westgate, the upcoming J'Den, and others. The flats in this area are very close to this major hub, if not precisely there.

You can either take a walk from here to Jurong East MRT (EWL, NSL, JEL), or you can walk to the closer Toh Guan MRT (JEL), which will be ready in 2027. This station will be one stop from Jurong East Interchange, so it makes things even more convenient (if it wasn't enough already).

This cluster of flats will appeal to those who want larger units (many are executive flats or maisonettes), but still want to be relatively close to Jurong East. Given the ongoing development of the Jurong area, there's also room for future potential, even if most of these flats are approaching 25 years (most were completed in '98). 

The Toh Guan area also has the advantage of being a bit further away from the noise and crowds of Jurong East, whilst still being conveniently close.

4. A cluster at Pasir Ris

Month	Town	Flat Type	Address	Storey Range	Size (sqm)	Type	Lease Started	Price
2022-09	PASIR RIS	EXECUTIVE	130 PASIR RIS ST 11	07 TO 09	188	Maisonette	1994	$1,238,000
2022-05	PASIR RIS	EXECUTIVE	156 PASIR RIS ST 13	07 TO 09	189	Maisonette	1995	$1,138,888
2024-01	PASIR RIS	EXECUTIVE	584 PASIR RIS ST 53	10 TO 12	151	Maisonette	1995	$1,030,000
2023-05	PASIR RIS	EXECUTIVE	537 PASIR RIS ST 51	04 TO 06	148	Maisonette	1992	$1,000,000
2023-07	PASIR RIS	EXECUTIVE	601 ELIAS RD	10 TO 12	150	Apartment	1995	$1,000,000

Some executive flats in Pasir Ris have reached the $1 million threshold, despite this area being traditionally known for cheaper housing. A large part of this comes down to size, with many of the transacted units being double-storey maisonettes. 

Of particular note here would be blocks 587 and 534, which barely scraped the million-dollar mark; for these two blocks, the units are not only maisonettes but within walking distance of Pasir Ris MRT (EWL, CRL). This is next to White Sands Mall, which is the major heartland mall for the neighbourhood. 

The unit at block 601 isn't near the MRT station, but it is right next to Elias Mall, and has consistently produced flats that reach at least the $800,000 mark. You probably need the bus connection to get to Pasir Ris MRT from here (unless you're okay with a rather long walk), but having Elias Mall next door is very useful; this is an HDB-run mall, but it has a lot of eateries and can cover most daily needs. 

There will also be an MRT station near this block in future (Elias MRT), but it's a long time away; probably around 2032.

5. A cluster in Woodlands

Month	Town	Flat Type	Address	Storey Range	Size (sqm)	Type	Lease Started	Price
2023-07	WOODLANDS	EXECUTIVE	816 WOODLANDS ST 82	07 TO 09	177	Apartment	1994	$1,150,000
2022-11	WOODLANDS	EXECUTIVE	834 WOODLANDS ST 83	07 TO 09	189	Apartment	1994	$1,100,000
2023-01	WOODLANDS	EXECUTIVE	830 WOODLANDS ST 83	10 TO 12	192	Apartment	1994	$1,090,000
2023-08	WOODLANDS	EXECUTIVE	805 WOODLANDS ST 81	07 TO 09	189	Apartment	1994	$1,080,888
2023-02	WOODLANDS	EXECUTIVE	808 WOODLANDS ST 81	04 TO 06	192	Apartment	1994	$1,080,000
2023-05	WOODLANDS	EXECUTIVE	849 WOODLANDS ST 82	07 TO 09	177	Apartment	1995	$1,060,000
2023-02	WOODLANDS	EXECUTIVE	807 WOODLANDS ST 81	10 TO 12	192	Apartment	1994	$1,050,000
2022-05	WOODLANDS	EXECUTIVE	832 WOODLANDS ST 83	10 TO 12	189	Apartment	1994	$1,040,000
2022-07	WOODLANDS	EXECUTIVE	412 WOODLANDS ST 41	07 TO 09	179	Apartment	1995	$1,038,000
2023-12	WOODLANDS	EXECUTIVE	807 WOODLANDS ST 81	04 TO 06	192	Apartment	1994	$1,038,000
2024-02	WOODLANDS	EXECUTIVE	849 WOODLANDS ST 82	10 TO 12	176	Apartment	1995	$1,038,000
2023-12	WOODLANDS	EXECUTIVE	847 WOODLANDS ST 82	01 TO 03	179	Apartment	1995	$1,036,000
2022-05	WOODLANDS	EXECUTIVE	805 WOODLANDS ST 81	07 TO 09	189	Apartment	1994	$1,030,000
2023-11	WOODLANDS	EXECUTIVE	420 WOODLANDS ST 41	04 TO 06	177	Apartment	1995	$1,025,000
2023-03	WOODLANDS	EXECUTIVE	820 WOODLANDS ST 82	04 TO 06	179	Apartment	1995	$1,023,000
2022-08	WOODLANDS	EXECUTIVE	308 WOODLANDS AVE 1	10 TO 12	192	Apartment	1994	$1,020,000
2022-11	WOODLANDS	EXECUTIVE	807 WOODLANDS ST 81	10 TO 12	192	Apartment	1994	$1,020,000
2022-12	WOODLANDS	EXECUTIVE	807 WOODLANDS ST 81	07 TO 09	192	Apartment	1994	$1,016,800
2023-08	WOODLANDS	EXECUTIVE	849 WOODLANDS ST 82	04 TO 06	179	Apartment	1995	$1,015,000
2023-02	WOODLANDS	EXECUTIVE	807 WOODLANDS ST 81	10 TO 12	189	Apartment	1994	$1,010,000
2023-09	WOODLANDS	EXECUTIVE	835 WOODLANDS ST 83	04 TO 06	189	Apartment	1994	$1,005,000
2022-09	WOODLANDS	EXECUTIVE	307 WOODLANDS AVE 1	04 TO 06	189	Apartment	1994	$1,000,000
2022-11	WOODLANDS	EXECUTIVE	404 WOODLANDS ST 41	04 TO 06	176	Apartment	1995	$1,000,000
2023-05	WOODLANDS	EXECUTIVE	307 WOODLANDS AVE 1	07 TO 09	189	Apartment	1994	$1,000,000
2024-01	WOODLANDS	EXECUTIVE	847 WOODLANDS ST 82	01 TO 03	176	Apartment	1995	$1,000,000

We've mentioned a few times that we may be seeing the end of cheap Woodlands, as prices here have been on the rise. Woodlands North Coast is a major transformative project, and we may see in Woodlands what we've seen happen in Jurong East. 

The units from Woodlands Street 81 to 83 are likely appreciating on the back of this news. Some, such as Block 816, are nicely equidistant between Woodlands MRT (NEL, TEL) and Woodlands North MRT (TEL), giving good access to both the town centre, and the future Woodlands North Coast developments. 

In the meantime, there are numerous services like bus 911, that provide a short bus link to Causeway Point, the major heartland mall for this area (this is also next to Woodlands MRT). Alternatively, Woodlands North Plaza, a smaller community mall, is within walking distance; this covers most daily needs, with a food centre, assorted eateries, and a Giant supermarket. 

For the blocks in the Avenue 1 area, this is further from Woodlands MRT, but is closer to Marsiling MRT (NSL). It's just one stop from Woodlands MRT, so access to Causeway Point is still good enough.

The flats in this area have their own zone of convenience, right across Woodlands Street 31: this area has a Sheng Siong, along with numerous shops and eateries; and there's also an NTUC FairPrice next to Marisiling station. 

Many of the flats here overlook the greenery of Marsiling Park, and the high price point is due to the combination of greenery and open spaces, without any compromise on accessibility or nearby amenities. Woodlands Avenue 1 is a bit under the radar for now, so it wouldn't be surprising to see prices climb further as more buyers start to notice. 

6. Yishun Avenue 4 and Street 61

Month	Town	Flat Type	Address	Storey Range	Size (sqm)	Type	Lease Started	Price
2023-01	YISHUN	MULTI-GENERATION	666 YISHUN AVE 4	07 TO 09	179	Multi Generation	1987	$1,080,000
2022-10	YISHUN	EXECUTIVE	661 YISHUN AVE 4	10 TO 12	164	Apartment	1992	$1,078,000
2023-02	YISHUN	EXECUTIVE	652 YISHUN AVE 4	07 TO 09	181	Apartment	1992	$1,068,000
2022-10	YISHUN	MULTI-GENERATION	666 YISHUN AVE 4	10 TO 12	164	Multi Generation	1987	$1,062,500
2023-04	YISHUN	EXECUTIVE	661 YISHUN AVE 4	04 TO 06	181	Apartment	1992	$1,051,800
2023-05	YISHUN	EXECUTIVE	661 YISHUN AVE 4	07 TO 09	164	Apartment	1992	$1,050,000
2022-02	YISHUN	EXECUTIVE	652 YISHUN AVE 4	04 TO 06	187	Apartment	1992	$1,038,000
2022-05	YISHUN	EXECUTIVE	664 YISHUN AVE 4	07 TO 09	181	Apartment	1992	$1,000,888
2022-06	YISHUN	EXECUTIVE	608 YISHUN ST 61	01 TO 03	164	Apartment	1992	$1,000,000

Do note that some of the flats are multi-generational and larger, which partly accounts for the higher price. The units at Yishun Avenue 4 are convenient and well-located, being close (in the case of block 666 right next to) Wisteria Mall. The rest of the nearby Yishun Ring Road is also well-developed, with many small convenience stores, minimarts, and eateries. 

Schools also definitely play a part in the price here, with the highly regarded Chung Cheng High being within enrolment distance of most blocks. There are multiple schools in enrolment priority distance for Avenue 4, including Orchard Park, Northbrooks, Huamin, Naval Base, and Northland Primary. 

While the MRT station is not within walking distance, services like bus 805 can get you to Yishun MRT (NSL) in around 10 minutes. Technically Khatib is the closest station, but most residents will probably head directly to Yishun, as this is also where Northpoint, the area's major heartland mall, is located. 

Given the overall development in the area, you can see why HDB gave up on the mature/non-mature classifications; Yishun was classified as non-mature, but the amenities here often opened that to debate. 

The unit at Street 61 (block 608) is not that far away from Avenue 4. However, you still aren't very close to Yishun MRT. You do still have bus access to the MRT, so it's not a big compromise, for families that want to be further from the noise of Yishun Central. It may be a worthy trade for some for being closer to the local park space, and more quiet. Parents may also appreciate that it's much closer to Chung Cheng than Avenue 4, so children can reasonably walk to school. 

What you do lose here though, is the easy access to Wisteria Mall that you'd get at Avenue 4.

ALSO READ: Where to find the cheapest new-launch condos in 2024 (from $1.15m)

This article was first published in Stackedhomes.