Kenny's Take
A Multi-Generation flat at Block 137 Bishan Street 12 just sold for S$1.549 million, beating the previous national record for its flat type by S$160,000 after only seven weeks on the market. MG flats are a thin slice of HDB stock, so I wouldn't call this the new baseline — but a jump of that size in one sale is still a useful upper bound for anyone sitting on rare dual-key or MG equity and weighing whether to cash out into a private upgrade now. Meanwhile Amberwood at Holland opened its doors for preview this afternoon, and the numbers on the wall — S$2,945 psf on the entry 3-bedders — landed exactly inside the S$2,800–S$3,000+ psf band the S$1,432 psf ppr land cost implied back in July. That's not a surprise, it's a confirmation, and per my standing read on the project (thin corridor resale liquidity, a 13-minute MRT walk, no 2-bedroom stepping-stone unit) today's turnout is the real test of whether it absorbs steadily rather than sells out. On the landed side, a rare freehold trio at Greenbank Park in Bukit Timah opened from S$9.5 million — a reminder that land-scarce freehold stock keeps commanding its own market regardless of what CCR condos are doing.
🏘️ Bishan Multi-Gen Flat Resets The National HDB Record
- A dual-key Multi-Generation flat at Block 137 Bishan Street 12 sold for S$1.549 million (S$1,548,888), beating the previous national record for MG flats by S$160,000 — after just seven weeks on the market.
- The 1,776 sqft, mid-floor unit works out to roughly S$872 psf, comprising a 3-bedroom main residence and a separate 1-bedroom section with its own living facilities.
- The sale pushes this week's other MG headline — a S$1.212 million Yishun flat that briefly ranked second nationally — down to third place. MG flats remain a small, non-representative slice of HDB stock, but the size of this jump is worth noting for clients holding similar rare layouts.
🏗️ Amberwood At Holland's Preview Pricing Confirms The Estimate
- Sim Lian's 212-unit District 10 low-rise began preview this afternoon, with booking day set for 26 September: 3-bedders from S$2.6 million (about S$2,945 psf), 4-bedders from S$3.2 million, and 5-bedders from S$4 million.
- That entry pricing lands squarely inside the S$2,800–S$3,000+ psf band that's been the working estimate since the site's S$1,432 psf ppr land award — the number came in as expected, not as a surprise.
- The project's known constraints haven't changed: a 13-minute walk to Sixth Avenue MRT, no 2-bedroom stepping-stone unit, and thin resale liquidity along that corridor. Today's turnout is the first real read on whether it absorbs steadily rather than sells out on day one.
🏡 A Rare Freehold Landed Trio Opens In Bukit Timah
- Tong Eng Brothers has brought Villas @ Greenbank Park to market — just three freehold homes (two semi-detached, one bungalow) at 50, 52 and 54 Greenbank Park, tucked against the Bukit Timah Nature Reserve and the Rail Corridor.
- The smallest semi-detached unit sits on 3,312 sqft of land and is priced from S$9.5 million.
- Freehold landed stock this close to the nature reserve rarely comes to market — a data point worth flagging to any client with a long-term landed mandate in the Bukit Timah / Ulu Pandan corridor.
🏙️ Money-Laundering Case Auction Gets Its First Firm Date
- Knight Frank has confirmed 17 September as the earliest tranche of the S$3 billion case's property disposal: a 3,498 sqft Grade A office at Suntec Tower One (guide S$11.5 million), two Sloane Residences units (S$3.6M–S$3.7M), and four Gramercy Park units (S$3.8M–S$7.6M).
- It's the first of the phased sales running into mid-2027 to have a locked-in date — six days out, and a concrete early read on clearance appetite ahead of the larger 23 September tranche.
💰 Rates: SORA Data Outage Continues
- No fresh MAS print again today — 3-month compounded SORA is carried forward at 1.2004% (last confirmed 10 September). OCBC and Maybank remain tied best-in-market at 1.40% all-in (3M SORA +0.20%).
🔭 What I'm watching
- Amberwood's preview turnout and booking-day queue length on 26 September, now that the S$2,945 psf number is confirmed rather than estimated.
- Whether the Bishan Multi-Gen sale prompts a wave of similar rare-layout listings testing the new S$1.549M ceiling.