Alkaff Oasis Reaches MOP in 2026: What the First 47 Resales Actually Sold For
Alkaff Oasis cleared its Minimum Occupation Period this year, and 47 flats have already changed hands. The four-room flats — every one of them 93 sqm, every one the same age — sold anywhere from $900,000 to $1,238,000. That is a $338,000 gap between neighbours. This guide works through exactly what explains it, and where your own unit sits.
Alkaff Oasis (blocks 107A–114B, Bidadari Park Drive and Alkaff Crescent, completed 2021, 1,594 units) reached MOP in 2026. Between June and September 2026, 47 flats resold. Four-room flats sold for a median of $1,090,000, ranging from $900,000 to $1,238,000. Three-room flats sold for a median of $802,500, and five-room flats for a median of $1,450,000. Storey height and block position together account for most of the $338,000 spread.
A $338,000 gap between identical flats
Start with the fact that should bother you if you own here. 34 four-room flats have resold since June. They are all 93 sqm. They were all completed in 2021. They sit inside the same development, share the same lease, the same MRT, the same schools and the same void decks.
The cheapest sold for $900,000. The dearest sold for $1,238,000. If you owned the first and your neighbour owned the second, they walked away with $338,000 more than you did for what is, on paper, the same flat.
That gap is not random, and it is not luck. Two things explain nearly all of it.
All resales by flat type · HDB resale register via data.gov.sg, captured 20 Sep 2026
| Flat type | Sold | Median | Range |
|---|---|---|---|
| 3-room (68 sqm) | 8 | $802,500 | $770,000 – $848,888 |
| 4-room (93 sqm) | 34 | $1,090,000 | $900,000 – $1,238,000 |
| 5-room (113 sqm) | 5 | $1,450,000 | $1,380,000 – $1,486,888 |
Swipe to see all columns.
The first reason: height is worth about $150,556
Sort the four-room sales by floor and the pattern is immediate. Flats on the lowest floors sold at a median of $999,444. Flats on the highest floors sold at a median of $1,150,000 — $150,556 more for the identical floor plan.
At Alkaff Oasis the premium is not really about the view. The blocks top out at 17 storeys and the estate is low-rise around them, so what higher floors actually buy is quiet, breeze and distance from the void deck and the car park. Buyers here have paid consistently for that.
Four-room flats by storey band · HDB resale register via data.gov.sg, captured 20 Sep 2026
| Storey band | Sold | Median price | Range |
|---|---|---|---|
| Floors 1–6 | 10 | $999,444 | $900,000 – $1,065,000 |
| Floors 7–12 | 15 | $1,108,000 | $1,000,000 – $1,180,000 |
| Floors 13–18 | 9 | $1,150,000 | $1,059,000 – $1,238,000 |
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If your flat is on floor 13 or above, the market has been paying you a premium whether or not your agent priced one in. If you are on the lower floors, pricing as though you are mid-block is the single fastest way to sit unsold for three months.
The second reason: your block matters more than height
This is the part almost nobody prices correctly. Group the same four-room sales by block and the spread between the strongest and the weakest block is $189,112 — wider than the height premium.
Block 110A has resold at a median of $1,190,000. Block 111B has resold at a median of $1,000,888. Both are Alkaff Oasis. Both are the same age. The difference is where they sit on the site — which ones face the park, which ones face each other, which ones carry the walk to the MRT and which ones carry the walk to the carpark.
Four-room flats by block · HDB resale register via data.gov.sg, captured 20 Sep 2026
| Block | Sold | Median price | Median psf |
|---|---|---|---|
| Block 110A | 4 | $1,190,000 | $1,189 |
| Block 114A | 3 | $1,150,000 | $1,149 |
| Block 112A | 1 | $1,108,000 | $1,107 |
| Block 114B | 3 | $1,100,000 | $1,099 |
| Block 107B | 2 | $1,084,500 | $1,083 |
| Block 111A | 8 | $1,080,000 | $1,079 |
| Block 113A | 4 | $1,071,500 | $1,070 |
| Block 110B | 3 | $1,050,000 | $1,049 |
| Block 112B | 3 | $1,038,000 | $1,037 |
| Block 111B | 3 | $1,000,888 | $1,000 |
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Blocks with only one or two recorded sales are shown for completeness but should not be read as a reliable median.
Put the two together and you can place almost any unit in the estate. A high floor in a strong block and a low floor in a weak one are not the same asset, and the $338,000 range is what happens when the market prices that difference properly.
The latest transactions: August and September 2026
Medians tell you where the middle is. They do not tell you what the flat two floors below yours went for last month — and when you are deciding whether to list, that is the number you actually want.
These are the 37 most recent registered sales, newest month first and highest price first within each month. Not estimates, not asking prices — completed transactions, with the floor and block attached so you can find the row closest to your own unit.
Registered resales, August–September 2026 · HDB resale register via data.gov.sg, captured 20 Sep 2026
| Month | Block | Type | Storey | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | Blk 110B | 5-room | 10–12 | $1,486,888 | $1,222 |
| Sep 2026 | Blk 110B | 5-room | 16–18 | $1,480,000 | $1,217 |
| Sep 2026 | Blk 110A | 4-room | 16–18 | $1,238,000 | $1,237 |
| Sep 2026 | Blk 114A | 4-room | 16–18 | $1,200,000 | $1,199 |
| Sep 2026 | Blk 110A | 4-room | 10–12 | $1,180,000 | $1,179 |
| Sep 2026 | Blk 112B | 4-room | 10–12 | $1,128,888 | $1,128 |
| Sep 2026 | Blk 111B | 4-room | 16–18 | $1,100,000 | $1,099 |
| Sep 2026 | Blk 113A | 4-room | 13–15 | $1,078,000 | $1,077 |
| Sep 2026 | Blk 110B | 4-room | 01–03 | $1,050,000 | $1,049 |
| Sep 2026 | Blk 113A | 4-room | 01–03 | $938,000 | $937 |
| Sep 2026 | Blk 112B | 4-room | 01–03 | $900,000 | $899 |
| Sep 2026 | Blk 114A | 3-room | 07–09 | $805,000 | $1,100 |
| Sep 2026 | Blk 107A | 3-room | 07–09 | $800,000 | $1,093 |
| Sep 2026 | Blk 114B | 3-room | 10–12 | $785,000 | $1,072 |
| Aug 2026 | Blk 110B | 5-room | 07–09 | $1,450,000 | $1,192 |
| Aug 2026 | Blk 107B | 5-room | 04–06 | $1,400,000 | $1,151 |
| Aug 2026 | Blk 107B | 5-room | 04–06 | $1,380,000 | $1,135 |
| Aug 2026 | Blk 110A | 4-room | 13–15 | $1,200,000 | $1,199 |
| Aug 2026 | Blk 110A | 4-room | 10–12 | $1,180,000 | $1,179 |
| Aug 2026 | Blk 113A | 4-room | 13–15 | $1,155,000 | $1,154 |
| Aug 2026 | Blk 114B | 4-room | 10–12 | $1,138,000 | $1,137 |
| Aug 2026 | Blk 114A | 4-room | 10–12 | $1,128,888 | $1,128 |
| Aug 2026 | Blk 107B | 4-room | 07–09 | $1,110,000 | $1,109 |
| Aug 2026 | Blk 112A | 4-room | 10–12 | $1,108,000 | $1,107 |
| Aug 2026 | Blk 113A | 4-room | 04–06 | $1,065,000 | $1,064 |
| Aug 2026 | Blk 107B | 4-room | 13–15 | $1,059,000 | $1,058 |
| Aug 2026 | Blk 110B | 4-room | 04–06 | $1,058,000 | $1,057 |
| Aug 2026 | Blk 110B | 4-room | 07–09 | $1,040,000 | $1,039 |
| Aug 2026 | Blk 112B | 4-room | 07–09 | $1,038,000 | $1,037 |
| Aug 2026 | Blk 111B | 4-room | 01–03 | $1,000,888 | $1,000 |
| Aug 2026 | Blk 111B | 4-room | 04–06 | $1,000,000 | $999 |
| Aug 2026 | Blk 114B | 4-room | 04–06 | $998,888 | $998 |
| Aug 2026 | Blk 111A | 4-room | 04–06 | $960,000 | $959 |
| Aug 2026 | Blk 113A | 3-room | 07–09 | $848,888 | $1,160 |
| Aug 2026 | Blk 114A | 3-room | 16–18 | $825,000 | $1,127 |
| Aug 2026 | Blk 114A | 3-room | 07–09 | $788,000 | $1,077 |
| Aug 2026 | Blk 114B | 3-room | 04–06 | $770,000 | $1,052 |
Swipe to see all columns.
Range across these 37 sales: $770,000 to $1,486,888. Prices register roughly three to eight weeks after the agreement, so September is still filling in.
Flat types inside this window: 3-room ×7, 4-room ×25, 5-room ×5.
What a sale actually leaves you
The price is not the number that matters. What matters is what reaches your bank account after CPF is made whole.
Take a four-room at the median, $1,090,000. From that comes the outstanding loan, then every dollar of CPF you used for the downpayment and monthly instalments, and then the accrued interest — the 2.5% a year your CPF would have earned had you left it alone. On a flat bought around 2021 and sold five years later, accrued interest is routinely a five-figure sum, and it surprises people every time.
The mechanics, worked through with numbers, are in the CPF refund and accrued interest guide. If you are weighing what comes next, the HDB-to-condo upgrade guide covers the ABSD and timing traps, and the affordability calculator will tell you what the next purchase can actually be.
Sell now, or wait?
Here is the honest read. 47 sales in four months, out of 1,594 units, is a market that has only just opened. Early MOP resales in a well-regarded estate usually find willing buyers, because supply is still scarce and Bidadari has a queue of people who missed the BTO.
That scarcity does not last. As more of the 1,594 reach the market through 2027, buyers gain choice, and the flats that struggle are the ones with a weak combination — low floor, weaker block, dated interior, asking a strong-block price.
If your unit sits at the top of the range, time is broadly on your side. If it sits at the bottom, the window where scarcity does your pricing for you is the window you are in right now.
Where these numbers come from
Every figure on this page comes from 47 completed resale transactions registered with HDB between June and September 2026. The source is HDB’s own resale register, published through data.gov.sg — the same data behind the Resale Flat Prices e-Service. Nothing here is a listing price, an asking price or an estimate. Captured 20 Sep 2026.
Registered prices lag the actual agreement by roughly three to eight weeks, so the most recent month is always incomplete and will fill in later.
Which end of the range is your flat on?
Send me your block and floor and I will tell you where your unit sits against the 47 that have already sold — not a computer estimate, the actual comparable transactions. No obligation, and I will tell you plainly if now is the wrong time to sell.