A 5-room HDB flat at Block 7 Boon Keng Road has just set a new record for the Kallang area, changing hands for S$1.54 million in September 2025.
The transaction is just S$28,000 shy of a nearby landed terrace house sale at 31H, Cambridge Road, which sold[1] for S$1.84M in May. This underscores just how competitive prime HDB flats have become in city-fringe estates.
Table of contents
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- Project and unit details
- Location and amenities
- Pricing and demand trends
- Kallang’s transformation and impact on prices
Project and unit details
This record-setting unit is part of City View @ Boon Keng, a DBSS (Design, Build and Sell Scheme) project completed in 2011, comprising three 40-storey towers, with a total of 714 units ranging from 3-room to 5-room layouts. This is one of just 13 DBSS projects ever built before the scheme was discontinued in 2011, making it a rare find in today’s resale market.
DBSS developments blend public-housing accessibility with private-sector design and build standards; a combination that typically yields larger internal layouts and more refined finishes than standard HDB blocks. The limited supply of DBSS projects naturally supports stronger price resilience compared to neighbouring standard HDB developments.
The flat itself spans 1,281 sqft and sits on a high storey (floors 25–27). The block reached its Minimum Occupation Period (MOP) in 2016, and has ~82 years remaining on its lease.
Location and amenities
City View @ Boon Keng sits on the city fringe, offering a genuine blend of convenience and everyday liveability. You’re just a short walk from several MRT stations, including Boon Keng (NE Line) and Bendemeer (DT Line), with easy connections to other lines that take you to the CBD, Orchard and eastern precincts in a single transfer or two.
Everyday amenities are immediately accessible. Local favourites such as Bendemeer Market & Food Centre and Whampoa Makan Place supply reliable hawker options. For shopping and retail, City Square Mall, Aperia and Kallang Wave Mall are nearby.
Schooling options in the estate are plentiful with Bendemeer Primary School and Hong Wen School under the 1km radius. St Andrew’s Junior School and Farrer Park Primary School is located slightly further, under 2km away.
For outdoor recreation, the Kallang Riverside and Kallang Basin park connectors offer running, cycling and waterside routes. Healthcare is convenient too with major hospitals a short drive away.
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Pricing and demand trends
Over the past five years, Kallang has moved from steady, practical appeal to a market that commands premium prices for quality, space and location. As we can see from the graph above, the average PSF for 5-room and bigger flats in Kallang has surged by 47.7% between September 2020 and September 2025.
In comparison, the broader Rest of Central Region (RCR) rose by 38.16%, while the national average for similar-sized HDB flats grew by 38.04% over the same period.
The record-setting sale at 7 Boon Keng Road perfectly illustrates this trajectory. 5-room DBSS units like this one continue to command significant premiums over other flats in the same district, often crossing the million-dollar mark with ease.
Looking at the top transactions in Kallang area for 2025, we see that 5-room DBSS flats make up 7 of the top 10 resales within the Boon Keng cluster. This underlines the continued premium buyers place on DBSS projects, which combine larger layouts with condo-like amenities.
Top HDB transactions in Kallang (2025)
| Date | Address | Block | Room type | Floor level | Size (sqft) | Price | PSF | TOP / MOP |
|---|---|---|---|---|---|---|---|---|
| 09/2025 | 7 Boon Keng Road | 07 | 5-room (DBSS) | 25-27 | 1,281 | S$1.54M | S$1,202 | 2011 / MOP 2016 |
| 08/2025 | 9 Boon Keng Road | 09 | 5-room (DBSS) | 16-18 | 1,152 | S$1.292M | S$1,121 | 2011 / MOP 2016 |
| 08/2025 | 9 Boon Keng Road | 09 | 5-room (DBSS) | 34-36 | 1,173 | S$1.366M | S$1,164 | 2011 / MOP 2016 |
| 08/2025 | 3A Upper Boon Keng Road | 3A | 5-room (Improved) | 4-6 | 1,184 | S$1.038M | S$876 | 2006 / MOP 2011 |
| 08/2025 | 3B Upper Boon Keng Road | 3B | 5-room (Improved) | 7-9 | 1,184 | S$1.12M | S$945 | 2006 / MOP 2011 |
| 08/2025 | 2C Upper Boon Keng Road | 2C | 5-room (Improved) | 4-6 | 1,184 | S$1M | S$844 | 2006 / MOP 2011 |
| 08/2025 | 5 Boon Keng Road | 05 | 3-bedroom | 13-15 | 1,345 | S$1.068M | S$794 | N/A |
| 08/2025 | 12 North Bridge Road | 12 | 3-bedroom | 22-24 | 1,227 | S$825,000 | S$672 | 1975 / MOP Passed |
| 08/2025 | 38 Cambridge Road | 38 | 3-bedroom | 7-9 | 1,292 | S$923,500 | S$714 | N/A |
| 08/2025 | 8 Boon Keng Road | 08 | 5-room (DBSS) | 4-6 | 1,238 | S$1.238M | S$1,000 | 2011 / MOP 2016 |
Kallang’s transformation and its impact on prices
Five years ago, Kallang had a very different identity. While its city-fringe location was always a draw, the estate was better known for its practical convenience than its lifestyle appeal. Amenities were limited, recreation options were modest, and much of the Kallang Riverside and Sports Hub area felt underdeveloped.
Fast forward to today, and the neighbourhood has been reshaped by major upgrades. Under the Kallang Alive Masterplan, the precinct has gained new sporting facilities like the Kallang Tennis Hub and Kallang Football Hub, alongside improved waterfront access and pedestrian-friendly park connectors. The rejuvenation of the Kallang River has introduced more greenery and community spaces, making the area far more attractive to families and young professionals.
Retail and dining options have grown rapidly too, complemented by a growing café and dining culture around Bendemeer and Boon Keng. These enhancements have elevated Kallang’s appeal, shifting it from a purely functional estate into a well-connected, lifestyle-focused hub.
This transformation has naturally influenced property values. As the neighbourhood evolved, buyers became willing to pay a premium for spacious, well-located flats.
With connectivity upgrades, lifestyle improvements, and sustained demand for larger central flats, DBSS projects like this continue to command strong premiums. Supply, however, remains limited, and as buyers compete for rare, well-located units, price movements in this segment will likely keep making news in the foreseeable future.
- Please note: For the purpose of this blog, sold transactions are based on resale registration date. Resale registered applications are generally representative of completed resale transactions.↩︎
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