4-Room Flats Are Dominating Million-Dollar Sales—Here’s Why It Matters

Authored by Raymond Tiah

For years, million-dollar HDB transactions were dominated by large, 5-room or executive flats. But 2025 has brought a surprising shift:

• Four-room flats are now leading the charge.

As of April 2025, 244 four-room flats have been sold for at least S$1 million, outpacing 205 five-room transactions.

This marks a historic first—and a clear signal that buyer behaviour is evolving in today’s HDB resale market.

Where It’s Happening: Mature Central Estates

All six towns where four-room million-dollar sales outnumber five-room sales are located in Singapore’s Central Region—a strong indicator of what’s driving the change.

Here’s the breakdown of top-performing towns:

• Toa Payoh – 67 four-room sales, driven by demand for newer Bidadari flats

• Bukit Merah – 46 transactions

• Queenstown – 45 transactions

• Kallang/Whampoa, Bishan, and the Central Area round out the rest

What these estates have in common:

• Central location and excellent MRT access

• Newer BTO clusters with long leases remaining

• Strong demand from upgraders, investors, and retirees seeking convenience

What’s Driving Buyer Preferences?

The rise in four-room million-dollar deals reflects deeper changes in what Singaporean buyers prioritise today.

Here’s what’s shaping their decisions:

• Location over size – Proximity to MRTs, amenities, and workplaces outweigh sheer floor area

• Newness and lease length – Flats with long leases command stronger prices, even if smaller

• Affordability – Four-room flats still represent a more accessible entry point for many, despite commanding high psf rates

• Lifestyle factors – Many younger families and retirees prefer more manageable spaces in prime areas

Notably, a 4-room unit at Pinnacle@Duxton transacted for $1.518M—setting a new benchmark for its category.

What This Tells Us About the Market

This trend isn’t a one-off.

It’s a redefinition of value in the HDB resale market, where:

• Layout efficiency

• Connectivity

• Remaining lease

• And neighbourhood lifestyle appeal

… now matter more than square footage.

Buyers are signalling that they’re willing to pay a premium not just for space, but for convenience, prestige, and future resale potential.

What This Means for You

If you own a 4-room flat in a central location with good attributes—you may be sitting on untapped value.

And if you’re buying or upgrading?
Understanding how these shifts affect your property’s worth and long-term growth is more important than ever.

Whether you’re planning to sell, hold, or invest—make sure you’re making data-informed decisions in today’s fast-moving market.

So… What Should You Do If You Own an HDB?

If you’re living in or holding onto a flat in a mature estate, especially DBSS or high-floor units — this could be your window to sell at peak value.

Or if you’re planning to upgrade, now may be the time to leverage your flat’s appreciation to unlock better options.

At this stage, it’s not just about watching the headlines — it’s about knowing your numbers, your potential, and what’s next for your family.

Final Word: 4-Rooms Are Rewriting the Rules

Million-dollar flats aren’t just for 5-room units anymore. In 2025, 4-room homes are proving that location, layout, and lease can outweigh sheer size.

This shift is reshaping buyer demand — and redefining what resale value means in today’s market.

📩 Own a well-located 4-room flat? You could be sitting on serious value.
Wondering if it’s time to sell, upgrade, or just get clear on your options?

Let’s have a quick chat — no pressure, just insights.

🔴 Follow @raytiah318 or DM to get a personalised home valuation and next-step advice.

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