For the first time, an executive flat in Singapore has reached the S$1.6 million mark. The milestone was set on 15 November 2025, when a spacious maisonette in Bishan, built in 1987, changed hands in the resale market.
Executive flats in Bishan often transact above S$1.1 million despite their age, but this recent record-breaking sale shows how far buyers are now willing to go for space and centrality. For a nearly 40-year-old HDB unit, the current answer is S$1.6 million — at least for now.
Table of contents
- The record-breaking unit within Bishan Green
- First executive flat to reach the S$1.6 million mark
- Highest transacted HDB flats in Singapore
- What’s next for Bishan HDB town?
The record-breaking unit within Bishan Green
The executive maisonette sits in Block 135 Bishan Street 12, within Bishan Green, a point-block development positioned opposite the Braddell Flyover. The unit occupies the 22nd to 24th floors and spans 1,755 sqft across two levels — a defining feature of maisonette living that no longer exists in newer HDB supply.
At 1,755 sqft, this home stands among the most generous HDB layouts available today. Executive flats were originally designed for larger or multi-generational families, and their space has grown more desirable as households juggle hybrid work and shifting lifestyle needs.
The transaction, which works out to about S$911 psf, sets multiple benchmarks. It is now the highest-priced HDB flat in Bishan across all flat types and the most expensive executive maisonette ever sold in Singapore. With its lease starting in 1987, the flat has around 60 years and 8 months remaining — a detail that raises eyebrows, given how lease length usually weighs on buyer decisions.
What’s nearby?
Residents of Block 135 enjoy proximity to everyday conveniences. A wet market along Bishan Street 11 sits within walking distance, while the Central Expressway is only a short drive away. The neighbourhood also offers strong school accessibility: four primary schools fall within the 1km radius, including two high-demand options, Kuo Chuan Presbyterian Primary and Pei Chun Public School. Families who rank schools as a priority will find more flexibility at this address.
Schools within a 1km radius of Block 135 Bishan Street 12:
- Pei Chun Public School
- Kuo Chuan Presbyterian Primary School
- Kheng Cheng School
- First Toa Payoh Primary School
- Raffles Girls’ School (Secondary)
- Kuo Chuan Presbyterian Secondary School
- Guangyang Secondary School
- Beatty Secondary School
- Raffles Institution (Secondary and Junior College)
The trade-off lies in the immediate MRT access. Both Bishan and Braddell MRT stations sit roughly a kilometre away, or around a 13-15 minute walk. This means that some residents will need a bus link for daily travel. Even so, commuting remains reasonable: reaching the CBD or Raffles Place MRT takes less than 30 minutes, which keeps the location attractive for many buyers.
First executive flat to reach the S$1.6 million mark
| Date | Town | Address | Floor | Size (sqft) | Price (S$) | Lease Start |
| 11/2025 | Bishan | 135 Bishan Street 12 | 22-24 | 1,755 | 1.6M | 1987 |
| 07/2025 | Bishan | 194 Bishan Street 13 | 22-24 | 1,755 | 1.588M | 1987 |
| 05/2025 | Queenstown | 147 Mei Ling Street | 4-6 | 1,572 | 1.51M | 1995 |
| 05/2025 | Bukit Timah | 3 Toh Yi Drive | 7-9 | 1,658 | 1.502M | 1988 |
| 05/2024 | Bishan | 286 Bishan Street 24 | 22-24 | 1,851 | 1.5M | 1992 |
The Bishan Green sale edges past the previous executive-flat record by around S$12K. In July 2025, another executive flat at 194 Bishan Street 13 within Bishan Spring was sold for S$1.588 million (S$905 psf). That unit also measured 1,755 sqft, sat on the 22nd to 24th floors, and shared the same 1987 lease start — underscoring how buyers gravitate toward the largest layouts with good elevation in central towns. Additionally, the two maisonettes also share similar locational attributes as they are located within walking distance of each other.
Based on HDB’s data, Bishan recorded a total of 29 executive flat transactions so far this year, with prices ranging from S$1.05 million to S$1.6 million. Only the two maisonettes above crossed the S$1.5 million line. Before this pair, the previous estate record for an executive flat was set in May 2024. That unit, located at Block 286 Bishan Street 24, also sat between the 22nd and 24th floors and was even larger at 1,851 sqft. Despite the bigger size, it was sold for exactly S$1.5 million, which translates to about S$810 psf.
Highest transacted HDB flats in Singapore
| Date | Address | Size (sqft) | Price (S$) | Type | TOP |
| 06/2025 | 92 Dawson Road | 1,313 | 1.659 M | 5RM | 2016 |
| 01/2025 | 138A Lorong 1A Toa Payoh | 1,259 | 1.6 M | 5RM | 2012 |
| 08/2025 | 1G Cantonment Road | 1,130 | 1.6 M | 5RM | 2011 |
| 11/2025 | 135 Bishan Street 12 | 1,755 | 1.6 M | EXE | 1987 |
| 10/2023 | 39A Margaret Drive | N/A | 1.6 M | 5RM | 2021 |
Among all flat types, the top spot for the most expensive HDB flat still belongs to a 5-room loft unit at SkyTerrace @ Dawson. It sold for S$1,658,888 in June 2025 and spans 1,313 sqft on a mid-level floor. With its lease starting in 2016, the Dawson unit still enjoys more than 89 years of tenure — a factor that typically boosts buyer confidence.
This context makes the Bishan maisonette even more notable. It is the only executive flat among the S$1.6 million group, which makes it the oldest development. Yet, it still competes against newer premium 5-room flats. This is because maisonettes offer a combination that newer HDB stock cannot replicate: expansive layouts, separation of living zones across two levels, and a sense of privacy rarely found in modern compact homes.
This limited supply has helped executive flats, especially maisonettes, hold their value and even outperform newer, smaller units in some estates. Buyers who prioritise space often accept shorter remaining leases if the location, design, and liveability stand strong.
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What’s next for Bishan HDB town?
While older flats in the estate keep achieving strong premiums, Bishan is preparing for long-term change under the URA Master Plan 2025. Over the next 10 to 15 years, the Bishan town centre could be reshaped into a business and lifestyle hub, bringing new energy to the area.
Planners are studying the introduction of new workplaces, amenities, and pedestrian-friendly streets. Public spaces and skyrise greenery could add more comfort and walkability. One standout idea under review is the transformation of Bishan Place — the area beside Junction 8 and the bus interchange — into a landscaped pedestrian mall that blends retail, leisure, and community life.
More community facilities may also be coming. Authorities are considering a new polyclinic and possibly a hawker centre integrated with an upgraded bus interchange that features air-conditioned waiting areas. Several government agencies are evaluating whether to relocate their offices to Bishan, potentially strengthening the town’s role as a mixed-use hub.
These upcoming improvements could keep buyer demand high, especially for well-located flats with strong attributes. Future supply from neighbouring towns like Bidadari, Caldecott, and Toa Payoh may moderate price surges, but rare flat types such as maisonettes should continue to command attention from niche buyers who value space and comfort.
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