Another day, another record. In May 2025, a 5-room flat at 588B Ang Mo Kio Street 52 transacted for $1.5 million – the highest ever for a 5-room HDB flat in Ang Mo Kio. Located in Park Central @ AMK, a DBSS project completed in 2011, the unit spans 120 sqm and sits on a high floor (19 to 21). It edges out the previous record in the same development (a unit on the 28th to 30th floor at 588D) by $20,000, despite being nearly 10 floors lower. So why are buyers still willing to pay private property prices for HDB flats here? Here’s a closer look at the factors driving this transaction.

1. A Limited Pool Of Newer Flats In A Mature Estate

The flat’s age and size are major factors. Ang Mo Kio, one of Singapore’s oldest estates, has a limited supply of large-format flats built in the last 20 years. Of the 6,291 5-room flats ever sold in the estate, just 1,887 were completed from 2000 onwards....