Choa Chu Kang, Jurong West, Sembawang, Or Sengkang: Which Housing Estates Could See Their First Million-Dollar HDB Flat Transaction?

Despite only consisting of around 1% of the overall volume, the number of resale flats transacting for a million dollars or more has been growing year-on-year post-Covid 19. Typically, these are either the larger flat types, sized between 1,400 and 2,000 square feet (sqft), or located in mature estates.

To date, out of the 24 HDB towns and three estates, only 4 towns—Choa Chu Kang, Jurong West, Sembawang, and Sengkang—have yet to see any million-dollar resale HDB transactions. Assuming the resale HDB property market continues to trend higher at the current pace, we may see the first million-dollar transactions in the remaining four estates at the following locations:

Read Also: 22 Housing Estates That Have HDB Flats More Than $1 Million In 2023

#1 Choa Chu Kang

Located in the northwestern region of Singapore, Choa Chu Kang (CCK) holds the accolade of being the most densely populated HDB town. The once unassuming neighbourhood is undergoing rejuvenation under the “Remaking Our Heartland (ROH) programme with newer and improved amenities. Connectivity from CCK to the western region is set to be enhanced with the opening of the Jurong Regional Line (JRL).

With the surrounding estates—Bukit Panjang and Bukit Batok—recently recording at least one million-dollar HDB transaction in 2023, CCK may also be joining the list of million-dollar HDB towns soon. Here are two neighbourhoods in Choa Chua Kang where we might potentially see the first million-dollar transaction.

201 – 208 Choa Chu Kang Avenue 1

Block 204 Choa Chu Kang Avenue 1 currently has the highest transaction price in CCK, at $885,888. These are large, executive maisonette apartment types, featuring a floor area of between 146 and 154 sqm. They have less than 65 years of remaining lease, which commenced from 1989.

5 Highest Resale Transaction Prices:

Source: HDB

The neighbourhood is within a short 200m walk of the Keat Hong LRT station, which is three stops away from Choa Chu Kang Central, which connects to the North-South Line (NSL) and the upcoming JRL.

Residents could also access other amenities, such as the Choa Chu Kang Polyclinic and the Community Centre, within a short 300m distance. There is also one primary school – South View Primary School, and at least 9 childcare centres within a 500m radius.

631 – 643 Choa Chu Kang Street 64/ Choa Chu Kang North 6

Block 640 Choa Chu Kang Street 64 has the second highest transaction price in CCK, at $880,000. These are executive flats, classified as premium apartment models, featuring a floor area of between 142 and 145 sqm. They have less than 75 years of remaining lease, which commenced from 1998.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 100m away from the Yew Tee MRT that connects to the NSL. It is also within walking distance of other amenities such as the Yew Tee Market and Yew Tee Point Shopping Mall, as well as the upcoming integrated development that will consist of seniors’ living, the first hawker centre in CCK, and other amenities.

Residents could also access other amenities, such as the Choa Chu Kang Polyclinic and the Community Centre, within a short 300m distance. There is also one primary school – Yew Tee School, and at least 5 childcare centres within a 500m radius.

Read Also: Neighbourhood Estate Guide: Is Choa Chu Kang The Most Underloved Neighbourhood In Singapore?

#2 Jurong West

Jurong West, located in the western region of Singapore, is primarily an industrial town and frequently appears in our list of the most affordable estates. However, recent redevelopment plans to make it the second CBD of Singapore, alongside newer developments in Jurong Lake District (JLD) and Jurong Innovation District (JID), have made it a sought-after town in recent times.

The most expensive flat in Jurong West is an executive flat at 516 Jurong West Street 52, which sold for $920,000 in May 2023. It is an adjoined flat with a floor area of 148 sqm with remaining lease of 60 years. However, few other resale transactions in that estate have reached that price level since then.

Instead, here’s a possible location in Jurong West where we might see the first million-dollar transaction.

469 – 472 Jurong West Street 41

Following closely in second place at $915,000 is Block 472 Jurong West Street 41. These are the larger, executive maisonette apartment types, featuring a floor area of between 151 and 157 sqm. They have less than 61 years of remaining lease, which commenced from 1985. The rarity of jumbo flats has led to steep transacting prices for these units post Covid-19, when work from home (WFH) became the norm, leading to greater demand for home space.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 500m away from the Lakeside MRT station, which sits on the East West Line (EWL). It is also surrounded by various amenities within a 500m radius, including a market and hawker centre, the Jurong Spring CC, and public greenery spaces.

There are also a handful of primary schools within 1km: Shuqun Primary School, Rulang Primary School, and at least 6 childcare centres and one kindergarten.

Read Also: Neighbourhood Estate Guide: Jurong West, A Blue-Collar Town That Is Giving Prime Estates A Run For Their Money

#3 Sembawang

Sembawang, in the northern region of Singapore, used to be home to the naval base of the British army. While it did not attract much fanfare in the past, recent nearby developments such as the Canberra town and the integrated hub – Bukit Canberra – have sparked homebuyers’ interest in Sembawang.

Here’s a possible location in Sembawang where we might see the first million-dollar transaction.

300 – 317 Canberra Road

The highest transaction price in Sembawang was $850,000 for an executive maisonette apartment at 310 Canberra Road. These units have a floor area of between 140 and 143 sqm and have less than 75 years of remaining lease, which commenced from 1998.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 300m away from the Sembawang MRT station, which sits on the NSL and is next to the Sembawang bus interchange. It is also surrounded by various amenities in similar proximity, such as the Sun Plaza Shopping Centre, Canberra CC, and the newly opened Bukit Canberra, which has a hawker centre and various sporting facilities.

The estate is also within 1 km of Sembawang Primary School and Sembawang Secondary School, as well as at least 2 childcare centres and 2 kindergartens.

#4 Sengkang

Sengkang town’s development began in 1994 as one of the newer HDB estates. Today, it has become a vibrant town with a generally younger residential profile.

Given that the neighbouring estate – Punggol – has also joined the million-dollar HDB estate club, it might only be a matter of time before Sengkang does as well. Here are some possible estates where we might see the first million-dollar transaction.

215B – 216A Compassvale Drive

The highest transaction price achieved in Sengkang is $968,000 for a 5-room flat at 216A Compassvale Drive, featuring a floor area of 112 sqm. These units have 93 years of remaining leases, which commenced from 2017. Given their long lease balance, these flats have the greatest potential to break the $1 million mark.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 300m away from the Compassvale Bus interchange and Sengkang MRT station, which connects to the North East Line (NEL). Residents have access to plenty of amenities nearby, such as Compass One shopping mall, Kopitiam Square, and Sengkang CC.

The estate is also within 1km of Seng Kang Primary School, Nan Chiau Primary School, and Anchor Green Primary School. It is also near to least 6 childcare centres.

274B – 278B Compassvale Bow

Though it is not a record transaction, a 5-room unit at Compassvale Bow with a floor area of 113 sqm sold for $881,000 in November 2023. Similar to Compassvale Drive, this is another relatively new estate with a remaining lease of 93 years, which commenced from 2017 and holds potential to reach the million-dollar mark in the resale market in the coming years.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 500m away from the Buangkok MRT station, which connects to NEL, and the Renjong LRT station, which links to Sengkang MRT station. Residents can access a variety of amenities from Sengkang Grand Mall, including the Buangkok hawker centre.

The estate is also within 200m of Palm View Primary School. It is also near at least 5 childcare centres and one kindergarten.

101 – 110 Rivervale Walk

Another potential estate with a million-dollar transaction is 103 Rivervale Walk, which recorded a high of $880,000 for an executive maisonette apartment.  These larger types of units with a floor area of between 141 and 145 sqm are a rarity in Sengkang. They have less than 75 years of remaining lease, which commenced from 1999.

5 Highest Resale Transaction Prices:

The neighbourhood is less than 500m away from the Buangkok MRT station, which connects to NEL, and the Kangkar and Ranggung LRT stations that link to Sengkang MRT station. Residents can access the neighbourhood mall – Rivervale Plaza – which also has a market and food court for their daily necessities. The estate is also a short distance away from the Sengkang neighbourhood park, which perimeters a river body.

The estate is also within 1km of Palm View Primary School and North Vista Primary School. It is also nearby to least 3 childcare centres.

Read Also: Neighbourhood Estate Guide: Will Sengkang Be The Next Supertown In 2030?

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