1,009 million-dollar HDB flats in six months: what the March–August 2026 data actually shows
I pulled every HDB resale transaction registered at $1 million or more between March and August 2026 — all 1,009 of them — and sorted them by month, town and flat type. This is what actually sold, where the records fell, which towns joined the club for the first time, and what it means for the price of your own flat.
The short answer
Between March and August 2026, 1,009 HDB resale flats changed hands at $1 million or more — about $1.16 billion of flats in six months. Monthly volume climbed from 144 deals in March to 188 in June, then held at 187 in both July and August. The average price across all 1,009 deals is $1,151,855; the median is $1,110,000. The single highest price of the period is $1,728,000, paid in April for a 5-room flat on the 46th to 48th storey of Block 96A Henderson Road in Bukit Merah.
Five things the data settles:
- This is a plateau, not a spike. Three straight months at 187–188 deals is a market that has found its level, running at roughly six seven-figure flats a day.
- Prices are stable, not running. Monthly averages have sat between $1.14 million and $1.17 million since March. The record fell twice, but the middle of the market barely moved.
- Toa Payoh is the volume leader with 160 deals, ahead of Queenstown (137) and Bukit Merah (126). Bidadari alone produced 61 of Toa Payoh's deals.
- The 4-room flat is the workhorse — 436 deals, 43.2% of everything — while 5-room flats set the prices, averaging $1,205,085.
- 23 of Singapore's HDB towns recorded at least one seven-figure sale, including Bukit Batok, Bukit Panjang, Sengkang and Woodlands. This stopped being a central-area story some time ago.
If you own a flat that fits this profile — high floor, healthy lease, near an MRT station in any of these towns — the second half of this page is about what that is actually worth doing about. If you're buying, section 5 and section 6 explain which of these prices are grounded and which are hopeful.
1. August 2026: the month in numbers
August registered 187 million-dollar transactions worth $215.57 million in total. Average price: $1,152,773. Median: $1,120,000. If those figures feel familiar, they should — July produced 187 deals at an average of $1,150,364, and June 188 at $1,151,191. Three months, three near-identical results. Whatever this segment is doing, it is doing it steadily.
The month's top deal was a 5-room flat at Block 9B Boon Tiong Road in Bukit Merah: $1,688,888, for 112 sqm on the 28th to 30th storey with about 88 and a half years of lease left. It wasn't the biggest flat sold in August — the $1.65 million Bishan maisonette below it has 50 more square metres — and that is rather the point. Boon Tiong Road sells its location and its floor, and buyers keep paying for both. The sister block at 9A set March's high at $1,648,888, three floors lower.
August 2026's ten highest deals · HDB resale transactions via data.gov.sg, registration-date basis · Aug data near-complete as at 24 Aug 2026
| Address | Town | Type | Storey | Size | Lease left | Price |
|---|---|---|---|---|---|---|
| Blk 9B Boon Tiong Rd | Bukit Merah | 5-room Improved | 28–30 | 112 sqm | 88 yrs 6 mth | $1,688,888 |
| Blk 192 Bishan St 13 | Bishan | Executive Maisonette | 22–24 | 162 sqm | 60 yrs 1 mth | $1,650,000 |
| Blk 92 Dawson Rd | Queenstown | 5-room Premium Apt | 40–42 | 99 sqm | 88 yrs 9 mth | $1,510,000 |
| Blk 28 Ghim Moh Link | Queenstown | 5-room Improved | 34–36 | 113 sqm | 85 yrs 9 mth | $1,500,000 |
| Blk 139B Lor 1A Toa Payoh | Toa Payoh | 5-room DBSS | 22–24 | 114 sqm | 84 yrs 9 mth | $1,490,000 |
| Blk 1E Cantonment Rd | Central Area | 4-room Type S1 | 40–42 | 93 sqm | 83 yrs 6 mth | $1,475,000 |
| Blk 10A Boon Tiong Rd | Bukit Merah | 4-room Model A | 37–39 | 93 sqm | 88 yrs 5 mth | $1,468,000 |
| Blk 153B Bedok Sth Rd | Bedok | 5-room Improved | 16–18 | 113 sqm | 94 yrs 8 mth | $1,450,000 |
| Blk 110B Bidadari Pk Dr | Toa Payoh | 5-room Improved | 07–09 | 113 sqm | 94 yrs 5 mth | $1,450,000 |
| Blk 105A Bidadari Pk Dr | Toa Payoh | 5-room Improved | 13–15 | 113 sqm | 93 yrs 1 mth | $1,450,000 |
Swipe to see the full table →
Four flats tied at $1,450,000 — a fourth, the DBSS unit at Block 138C Lorong 1A Toa Payoh, sits just off this table. Look at the mix in those ten rows: two 2016-lease Bukit Merah blocks, a 1987 maisonette, two 2011 Cantonment Road units, and three flats whose leases only started in 2020 or later. The one thing they share is that each is the scarcest version of something — the highest floors, the biggest layout, the newest lease, or the closest walk to town.
Further down August's list, the geography gets more interesting than the prices. A 192 sqm executive apartment at Block 807 Woodlands Street 81 went for $1.25 million. A maisonette at Block 543 Jelapang Road gave Bukit Panjang a $1.1 million deal. A 2018-lease 5-room at Block 296C Bukit Batok Street 22 cleared $1.04 million. Hougang alone produced 14 seven-figure deals in the month, from 1980s maisonettes at $1.04 million to 2021-lease 5-rooms at $1.1 million. Three years ago most of these addresses had never seen a million-dollar transaction.
2. The six-month trend: 144 to 187 deals a month
Zoom out and the shape is unmistakable: a fast climb through the second quarter, then a flat top.
Million-dollar HDB transactions per month · HDB via data.gov.sg, registration-date basis · Compiled 31 Aug 2026
Monthly detail · HDB via data.gov.sg, registration-date basis · Aug near-complete as at 24 Aug 2026
| Month | Deals | Total value | Average | Median | Highest |
|---|---|---|---|---|---|
| Mar 2026 | 144 | $168.25m | $1,168,416 | $1,129,444 | $1,648,888 |
| Apr 2026 | 138 | $157.29m | $1,139,803 | $1,100,000 | $1,728,000 |
| May 2026 | 165 | $189.57m | $1,148,888 | $1,110,000 | $1,630,000 |
| Jun 2026 | 188 | $216.42m | $1,151,191 | $1,115,444 | $1,650,000 |
| Jul 2026 | 187 | $215.12m | $1,150,364 | $1,100,000 | $1,580,000 |
| Aug 2026 | 187 | $215.57m | $1,152,773 | $1,120,000 | $1,688,888 |
Swipe to see the full table →
Two things in this table are worth more attention than they usually get.
First, the jump from April's 138 deals to May's 165 is the turning point of the year so far, and June to August confirmed it wasn't noise. The April–June quarter's 491 deals set an all-time quarterly record — the same record I wrote about in the Bedok Beacon MOP guide — and July plus August have already put 374 on the board for the third quarter, with September still to come.
Second, look at how little the prices move. March's average of $1,168,416 is the period's highest; April's $1,139,803 the lowest. That is a spread of under 2.5% while volume swung 36%. The median tells the same story, oscillating between $1.10 million and $1.13 million for six straight months. Records grab headlines, but the typical million-dollar flat has cost almost exactly the same all year. That is what a mature segment looks like — high volume, predictable pricing — and it matters for sellers, because it means the evidence for pricing your flat is dense and recent rather than thin and anecdotal.
3. The record deals — and which flat actually topped the table
A correction worth making before it hardens into fact: August's $1,688,888 Boon Tiong Road sale was widely talked about as the peak of this run. It wasn't. The highest price of the six months was set back in April, quietly, at Block 96A Henderson Road — $1,728,000 for a 5-room flat on the 46th to 48th storey, with about 92 years of lease remaining. Forty-plus floors up in a 2019-lease Bukit Merah block, it is close to the theoretical maximum of what an HDB flat can be.
The six highest deals, Mar–Aug 2026 · HDB via data.gov.sg, registration-date basis · Compiled 31 Aug 2026
| Address | Month | Type | Storey | Size | Lease left | Price |
|---|---|---|---|---|---|---|
| Blk 96A Henderson Rd, Bukit Merah | Apr | 5-room Improved | 46–48 | 113 sqm | 92 yrs 1 mth | $1,728,000 |
| Blk 9B Boon Tiong Rd, Bukit Merah | Aug | 5-room Improved | 28–30 | 112 sqm | 88 yrs 6 mth | $1,688,888 |
| Blk 93 Dawson Rd, Queenstown | Jun | 5-room Premium Apt Loft | 04–06 | 122 sqm | 88 yrs 11 mth | $1,650,000 |
| Blk 192 Bishan St 13, Bishan | Aug | Executive Maisonette | 22–24 | 162 sqm | 60 yrs 1 mth | $1,650,000 |
| Blk 9A Boon Tiong Rd, Bukit Merah | Mar | 5-room Improved | 25–27 | 112 sqm | 88 yrs 10 mth | $1,648,888 |
| Blk 1B Cantonment Rd, Central Area | May | 5-room Type S2 | 43–45 | 105 sqm | 83 yrs 8 mth | $1,630,000 |
Swipe to see the full table →
Each of these six is a different argument for the same price. Henderson Road and Boon Tiong Road are altitude and a young lease. The Dawson Road loft is a rare layout — 122 sqm over two levels — commanding $1.65 million from the 4th to 6th storey, proof that a scarce format can outprice a high floor. The Bishan maisonette is 162 sqm with only 60 years of lease left, and still found a buyer at $1.65 million; scarcity beat lease arithmetic. And Cantonment Road is the Central Area premium doing what it always does. Bukit Merah supplied three of the six, which tells you where the ceiling of this market currently lives.
4. Where the deals happened: all 23 towns
Twenty-three towns produced at least one million-dollar deal in six months. The top three alone account for 42% of everything.
Top 10 towns by transactions, Mar–Aug 2026 · HDB via data.gov.sg · Compiled 31 Aug 2026
Toa Payoh (160 deals, average $1,152,428) leads on the strength of two clusters: the Bidadari estate, which produced 61 deals on Bidadari Park Drive alone, and the DBSS blocks at Lorong 1A Toa Payoh, which put units at $1.45–1.58 million all six months.
Queenstown (137, average $1,179,883) is the Dawson and Ghim Moh story — premium apartments, lofts and improved 5-rooms trading between $1.2 million and $1.65 million, plus Mei Ling Street's maisonettes. Bukit Merah (126, average $1,148,533) holds the two highest prices of the period and the deepest bench of $1.4 million-plus stock: Henderson Road, Boon Tiong Road, Kim Tian and Redhill.
The averages tell a different story from the volumes. Central Area did only 35 deals but averaged $1,362,505 — far above everywhere else, with a median of $1.43 million, because nearly everything there is a Cantonment Road Type S1 or S2. Clementi (51 deals) averaged $1,225,640, the highest of any volume town, on the back of its 2017–2021 BTO blocks. Bishan (46 deals) averaged $1,218,210, split between DBSS 5-rooms and its maisonettes.
All 23 towns · HDB via data.gov.sg, registration-date basis · Compiled 31 Aug 2026
| Town | Deals | Average | Median | Highest |
|---|---|---|---|---|
| Toa Payoh | 160 | $1,152,428 | $1,100,444 | $1,580,000 |
| Queenstown | 137 | $1,179,883 | $1,145,000 | $1,650,000 |
| Bukit Merah | 126 | $1,148,533 | $1,110,000 | $1,728,000 |
| Ang Mo Kio | 79 | $1,140,271 | $1,130,000 | $1,350,000 |
| Kallang/Whampoa | 74 | $1,142,771 | $1,107,500 | $1,521,000 |
| Clementi | 51 | $1,225,640 | $1,200,000 | $1,580,000 |
| Tampines | 50 | $1,074,178 | $1,065,000 | $1,240,000 |
| Bedok | 50 | $1,128,991 | $1,090,000 | $1,450,000 |
| Bishan | 46 | $1,218,210 | $1,159,000 | $1,650,000 |
| Hougang | 38 | $1,082,211 | $1,059,000 | $1,288,000 |
| Central Area | 35 | $1,362,505 | $1,430,000 | $1,630,000 |
| Geylang | 33 | $1,111,652 | $1,070,000 | $1,360,000 |
| Woodlands | 23 | $1,099,107 | $1,080,000 | $1,250,000 |
| Serangoon | 20 | $1,107,447 | $1,110,000 | $1,270,000 |
| Bukit Timah | 17 | $1,198,405 | $1,200,000 | $1,508,888 |
| Pasir Ris | 16 | $1,062,493 | $1,035,000 | $1,260,000 |
| Sengkang | 11 | $1,053,626 | $1,045,000 | $1,128,888 |
| Marine Parade | 10 | $1,105,000 | $1,100,000 | $1,200,000 |
| Punggol | 10 | $1,085,600 | $1,075,000 | $1,288,000 |
| Jurong East | 7 | $1,046,413 | $1,028,000 | $1,090,000 |
| Yishun | 7 | $1,088,841 | $1,075,000 | $1,190,000 |
| Bukit Panjang | 5 | $1,050,000 | $1,050,000 | $1,100,000 |
| Bukit Batok | 4 | $1,033,472 | $1,032,500 | $1,058,888 |
Swipe to see the full table →
Read the bottom of that table as carefully as the top. Tampines, Bedok, Hougang, Woodlands and Sengkang put 172 deals on the board between them — none of them prime, all of them consistent. When a 1994-lease Woodlands executive apartment and a 2021-lease Hougang 5-room both clear $1 million in the same month, the threshold has stopped marking out a district and started marking out a kind of flat.
5. What actually sells for seven figures
Transactions by flat type, Mar–Aug 2026 · HDB via data.gov.sg · Compiled 31 Aug 2026
Flat-type detail · HDB via data.gov.sg, registration-date basis · Compiled 31 Aug 2026
| Flat type | Deals | Share | Average | Median | Highest |
|---|---|---|---|---|---|
| 4-room | 436 | 43.2% | $1,120,098 | $1,100,000 | $1,550,000 |
| 5-room | 366 | 36.3% | $1,205,085 | $1,160,000 | $1,728,000 |
| Executive | 200 | 19.8% | $1,125,920 | $1,088,888 | $1,650,000 |
| 3-room | 4 | 0.4% | $1,042,222 | $1,034,444 | $1,100,000 |
| Multi-generation | 3 | 0.3% | $1,148,333 | $1,135,000 | $1,190,000 |
Swipe to see the full table →
The 4-room flat is the volume engine, and that surprises people who still picture million-dollar flats as sprawling maisonettes. The arithmetic is simple: a 93 sqm Model A, DBSS or Type S1 in Bidadari, Dawson, Boon Tiong Road or Cantonment Road, on a high floor with a young lease, transacts between $1.1 million and $1.475 million. For an upgrader, it is the cheapest ticket into the best locations, and 436 households bought that ticket in six months.
5-room flats set the prices. Highest average ($1,205,085), highest median ($1,160,000), and every one of the six record deals in section 3 except the Bishan maisonette. These are the 110–127 sqm family homes in improved, premium and DBSS layouts that this segment was named after.
Executive flats are the time capsule. Two hundred deals at an average of $1,125,920, and nearly all of them from blocks completed in the 1980s and 1990s — the maisonettes and jumbo apartments HDB stopped building decades ago, running 130 to 193 sqm. Most carry 60-something years of lease, and buyers pay seven figures anyway, because no new supply of this format will ever exist. The $1.65 million Bishan Street 13 sale is the extreme case: 60 years of lease left, and still the joint-third-highest price of the period.
And the footnote that proves the rule: the four 3-room deals are not flats at all in the usual sense. They are HDB terrace houses — three at Jalan Bahagia in Whampoa, one at Stirling Road in Queenstown — with 1968–1972 leases and about 41 to 45 years remaining. Landed form, HDB lease, seven figures. Scarcity, again, doing all the work.
6. The four forces behind the numbers
Charts tell you what happened. Six months inside the data — and inside the viewings — suggests why.
Bidadari has arrived, on schedule
Sixty-one deals on Bidadari Park Drive in six months, three of them at $1.4 million or above in August alone. These are 2020–2021 leases with 93 to 94 years remaining, and buyers are paying for the whole package: Woodleigh MRT, the park, the new town centre, and the longest leases money can currently buy in a central-fringe location. An owner who collected Bidadari keys in 2021 and sells at $1.45 million today is realising the kind of gain that used to take two property cycles.
Young BTOs now debut at seven figures
The 2016–2022 BTO generation in Bukit Merah, Queenstown, Clementi, Ang Mo Kio and Bedok is reaching its five-year mark and entering the resale market at $1 million-plus from the first transaction. The Bedok South Road blocks — 2022 leases, barely past MOP — produced six deals in August alone, topping out at $1.45 million with 94 years and 8 months left on the lease. Ang Mo Kio Street 23's 2021-lease blocks have put twelve 5-room deals at $1.2 million or above on the board since March. Clementi Avenue 3's 2021 blocks reached $1.58 million. Buyers are pricing the remaining lease and the modern layout from day one, and the sellers are households who bought from HDB at less than half these figures.
Maisonettes are trading on extinction
HDB stopped building executive maisonettes in the 1990s, so every sale shrinks the pool permanently. The market has noticed. August alone: $1.65 million at Bishan Street 13, $1.438 million at Bishan Street 23, $1.39 million at Mei Ling Street in Queenstown, $1.33 million at Bishan Street 22 — all on 60-something-year leases that would sink an ordinary flat's price. For a certain buyer, 150-plus square metres beats every objection, and the lease maths loses to the floor plan.
The threshold has gone suburban
Bukit Panjang (5 deals), Bukit Batok (4), Jurong East (7) and Yishun (7) crossed into this market with single-digit counts, and Punggol and Sengkang added 21 between them. Individually these are curiosities. Together they are the leading edge of something: as the whole housing stock reprices, the $1 million line stops being a boundary and becomes a milestone that well-located flats in any town can reach — a high-floor 5-room near an MRT interchange, a rare maisonette, a near-new lease. If you own the best flat in an ordinary town, this data is about you too.
7. Where this market goes from here
At the current run rate — 187 to 188 deals a month since June — 2026 is on pace to top 2,000 million-dollar transactions for the full year. The six months in this dataset already total 1,009.
My read, and I'd label it a read rather than a forecast: volume holds, price growth stays modest. The reasons sit on both sides of the market.
On supply, the pipeline of young, long-lease flats reaching MOP keeps refilling the shelf — the 2026 national cohort is roughly 13,480 flats, about double 2025's, with Queenstown and Toa Payoh among the five towns making up 80% of it. A meaningful slice of those are exactly the flats this report is about. More supply of recent-lease stock supports deal counts while capping how fast any individual flat can outrun its neighbours.
On demand, the arithmetic against private property still favours the top-end flat for space-first families. Around $1.5 million buys a 113 sqm 5-room in Queenstown with an 89-year lease and no monthly maintenance fees, or roughly 80 sqm in a nearby condo plus $400-odd a month in fees. Families who want bedrooms rather than facilities keep choosing the flat, and that choice is what holds the segment's floor. The full upgrade-or-stay arithmetic is worked through in the HDB upgrade guide.
What I would not expect is acceleration. The monthly averages have been pinned near $1.15 million for half a year, and the record advanced by only $79,000 across six months. This is a market that has been priced, not one being discovered. For sellers that is unglamorous but genuinely good news: your comparable evidence is thirty days old, not a year old, and pricing off it works. What it costs you is the fantasy bid — buyers reading the same dense data you are will pay for floor, lease and location, and will not pay for hope. Where your flat sits on that line is a question with an actual answer, worked from valuation and cash-over-valuation rather than headlines.
Your number
Own a flat like these? Find out what the data says it's worth
Everything above is the market. Your flat is one block, one floor, one lease date — and the difference between the town average and your block can be six figures in either direction. I price against transacted evidence: the closest recent deals to your block, adjusted for floor and lease, with the workings shown. If the honest answer is that your flat isn't a million-dollar flat yet, the page will say that too, along with what the nearest ones actually sold for.
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A thousand and nine transactions in six months settles the argument about whether million-dollar HDB flats are a fluke. They are a segment now, with a stable price band, a predictable monthly volume and a recognisable profile: young lease or irreplaceable format, high floor, short walk to the train. The interesting movement is at the edges — Bidadari debuting at $1.45 million, Hougang clearing fourteen deals in a month, a Bukit Panjang maisonette touching the line for the first time.
If your flat fits the profile, the data is your friend, but only when it's read at block level. Town averages flatter some flats and shortchange others, and the gap is exactly where money is left on the table — or where an overpriced listing goes stale. The numbers in this report don't lie, but they do need someone to read yours against the right comparables. That part I'm happy to do.
Common questions
Million-dollar HDB flats: your questions answered
187 resale flats were registered at $1 million or more in August 2026, worth $215.57 million in total. That matches July's 187 and June's 188, so the market has held near this level for three straight months. August's figures are near-complete as at the 24 August 2026 dataset update.
A 5-room flat at Block 96A Henderson Road in Bukit Merah sold for $1,728,000 in April 2026 — 113 sqm on the 46th to 48th storey, with about 92 years of lease remaining. August's top deal, $1,688,888 at Block 9B Boon Tiong Road, is the second-highest of the six months.
Toa Payoh led with 160 transactions from March to August 2026, driven by the Bidadari estate — 61 deals on Bidadari Park Drive alone — and the DBSS blocks at Lorong 1A Toa Payoh. Queenstown followed with 137 and Bukit Merah with 126.
Across all 1,009 transactions from March to August 2026, the average was $1,151,855 and the median $1,110,000. Monthly averages stayed within a band of $1.14 million to $1.17 million throughout — stable pricing on rising, then steady, volume.
They are the biggest group: 436 of the 1,009 deals, or 43.2%, at an average of $1,120,098. High-floor 4-room units at Cantonment Road, Boon Tiong Road, Bidadari and Dawson regularly transact between $1.1 million and $1.475 million. For many buyers a 93 sqm 4-room in a top location beats a 5-room further out.
Volume grew from 144 deals in March to 188 in June, then held at 187 in July and August — a plateau, not a spike. Prices have been stable rather than accelerating. On the current run rate, 2026 is on pace to top 2,000 such transactions for the full year.
5-room flats — highest average ($1,205,085), highest median ($1,160,000), and five of the six record deals of the period. 4-room flats supply the volume, and executive maisonettes supply the drama: 1980s–90s formats of 130 to 193 sqm that clear seven figures on 60-year leases because no more will ever be built.
Sources and how to verify these figures
- HDB — Resale Flat Prices based on registration date, from Jan 2017 onwards (data.gov.sg). The primary source: every transaction, price and lease figure on this page comes from this dataset, filtered to resale prices of $1,000,000 and above with registration months March to August 2026.
- HDB — resale flat prices enquiry portal, if you want to look up individual blocks interactively rather than download the dataset.
- The Bedok Beacon MOP 2026 guide, for the Q2 2026 quarterly record (491 deals) and the 2026 MOP supply cohort of roughly 13,480 flats, with its own sources.