After more than two years without major price movements, executive flats in Pasir Ris and Bukit Batok have recorded new resale highs. These two recent transactions suggest a renewed willingness among buyers to pay more for larger, older flats despite lease decay and less central locations.
Table of contents
- Low-floor maisonette in Pasir Ris sold for record S$1.25M
- Bukit Batok executive maisonette fetched S$1.12M
- Singapore’s most expensive executive flats
Low-floor maisonette in Pasir Ris sold for record S$1.25M
For the first time, an executive flat in Pasir Ris has come close to the S$800 per square foot (psf) mark. A low-floor executive maisonette at 603 Elias Road was recently sold for S$1.25 million, translating to about S$779 psf. The unit spans 1,604 sqft over two levels, between the 1st to 3rd storeys. This duplex layout is a key feature of maisonette living, which no longer exists in today’s new HDB supply.
The record-breaking maisonette is part of Elias View, a 327-unit HDB development built in 1995. As a 30-year-old development, the flat had around 68 years and 5 months remaining on its lease when it changed hands this month. With this transaction, it now holds the title of the highest-priced HDB flat in Pasir Ris across all flat types.
Top HDB resale transactions in Pasir Ris
| Date | Address | Floor | Size (sqft) | Price (S$) | PSF (S$) | Type |
| 11/2025 | 603 Elias Road | 1-3 | 1,604 | 1.25M | 779 | EXE |
| 09/2022 | 130 Pasir Ris Street 11 | 7-9 | 2,024 | 1.238M | 611 | EXE |
| 04/2022 | 156 Pasir Ris Street 13 | 7-9 | 2,034 | 1.139M | 560 | EXE |
| 05/2022 | 156 Pasir Ris Street 13 | 7-9 | 2,034 | 1.139M | 559 | EXE |
| 06/2025 | 247 Pasir Ris Street 21 | 13-15 | 1,819 | 1.1M | 604 | EXE |
Executive flats dominate the top resale rankings in Pasir Ris. The new Elias View record surpassed the previous high by about S$12,000. That earlier record was set around three years back, in September 2022, at 130 Pasir Ris Street 11. The flat is a larger 2,024 sqft unit, with the psf price translating to around S$611 — notably lower compared to the fresh record this month.
That previous record-holder, built in 1993, is also slightly older than Elias View. The age difference is small, yet the price gap reflects how market sentiment for executive flats has evolved since 2022.
Location highlights: Elias Road (Elias View)
Other than being a rare type of public housing today, the S$1.25 million fetched by the maisonette could be attributed to its convenient location. Elias View sits beside Elias Mall and Pasir Ris Elias Community Club. Sungei Api Api Park is also nearby, offering residents a pleasant riverside space for walks and exercise.
The block is within walking distance of Elias Park Primary School and Park View Primary School. Within a 1km radius, there are also Meridian Primary School, Tampines Meridian Junior College and Overseas Family School Singapore. For families, this cluster of schools strengthens its attractiveness.
However, the main drawback lies in the lack of immediate MRT access. Pasir Ris MRT is about a 15-minute walk away, but residents can reach it easily by bus from the adjacent Elias CC. In the longer term, Pasir Ris MRT will become an interchange when the Cross Island Line is completed in 2032, which may improve future accessibility and value.
Bukit Batok executive maisonette fetched S$1.12M
In the West, Bukit Batok also saw a fresh record for its executive flats. A maisonette at Block 289C Bukit Batok Street 25 was sold for S$1.12 million this month. The flat is part of the Nature View development, completed in 1997. It still has about 71 years and 2 months remaining on its lease, which is quite appealing for an executive flat.
Located between the 13th and 15th storeys, the unit enjoys a higher-floor position within the 17-storey block. With a size of 1,776 sqft, the transaction translates to around S$630 psf. This S$1.12 million sale is not only a new record for executive flats in Bukit Batok, but also the most expensive HDB flat in the town by absolute price.
Top HDB resale transactions in Bukit Batok
| Date | Address | Floor | Size (sqft) | Price (S$) | PSF (S$) | Type |
| 11/2025 | 289C Bukit Batok Street 25 | 13-15 | 1,776 | 1.12M | 630 | EXE |
| 05/2023 | 289D Bukit Batok Street 25 | 4-6 | 1,776 | 1.088M | 612 | EXE |
| 07/2024 | 288A Bukit Batok Street 25 | 7-9 | 1,550 | 1.05M | 677 | EXE |
| 02/2025 | 288B Bukit Batok Street 25 | 10-12 | 1,550 | 1.046M | 674 | EXE |
| 07/2025 | 289A Bukit Batok Street 25 | 16-18 | 1,550 | 1.038M | 669 | EXE |
Similar to Pasir Ris and many other HDB towns in Singapore, executive flats dominate the top resale transactions in Bukit Batok. What stands out is that all five of the highest transactions come from the same project, Nature View. Before this new peak, the record belonged to a similar unit at Block 289D, which was sold for S$1.088 million in May 2023.
Nature View is a large development with 1,196 units spread across 11 blocks. It offers 4-room, 5-room, and executive flat options. Based on transactions this year, executive flats here now average around S$1 million, while 4-room flats average about S$566,000 and 5-room flats around S$718,000. This price gap shows how executive flats continue to stand apart within the same development.
Location highlights: Bukit Batok Street 25 (Nature View)
One of the most attractive features of Nature View’s location is how close it is to green and recreational spaces. The development is just a short stroll from Bukit Batok Nature Park — perfect for morning jogs, evening walks, or family outings in nature.
For families with children, Nature View offers solid schooling options nearby. Keming Primary School is only around a 5-minute walk away from the nearest block. Additionally, Bukit View Primary is also located within a 1km radius of the HDB project.
Other primary schools within a 1 to 2km radius include Bukit Timah Primary, Dazhong Primary, Lianhua Primary, and Pei Hwa Presbyterian Primary. There are also secondary schools within a reasonable distance, giving parents choices depending on their children’s age and needs.
When it comes to connectivity, most residents rely on bus services to reach the nearest MRT station. Bukit Batok MRT is less than a 10-minute ride from the blocks. While this may not suit everyone, it clearly has not stopped buyers from paying record prices for larger homes within the development.
Singapore’s most expensive executive flats
| Date | Town | Address | Floor | Size (sqft) | Price (S$) | 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 |
On a national level, Bishan still dominates the executive flat price charts. Earlier this month, a 38-year-old maisonette at Bishan Green was sold for S$1.6 million, or about S$911 psf. This edged past the previous record of S$1.588 million, set by another Bishan maisonette in July 2025.
Both units measured 1,755 sqft, were located on the 22nd to 24th floors, and had the same 1987 lease start. This shows that even ageing maisonettes can command very high prices if they sit in highly desirable locations.
The S$1.6 million Bishan maisonette flat now ranks among Singapore’s highest HDB resale transactions, standing alongside premium 5-room units in newer projects such as SkyTerrace @ Dawson, The Peak @ Toa Payoh, and The Pinnacle @ Duxton. While newer flats offer better fittings, maisonettes in particular still appeal to buyers who value size, privacy, and the distinct charm of a two-storey home.
Wrapping up
The new price records in Pasir Ris and Bukit Batok show that executive flats are far from fading into the background. Despite their older ages and less convenient access to the MRT, these homes continue to attract buyers who prioritise space and liveability.
With no new supply coming into the market, executive flat prices are likely to stay resilient, especially in estates with strong amenities, schools, and upcoming transport improvements. As more buyers look beyond newer, smaller flats, we may see similar record-breaking deals emerging in other mature towns across Singapore.
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