Complete 2025 HDB MOP Guide: BTO Flats Set to Hit the Resale Market

The HDB resale market is gearing up for a notable surge in 2025, with over 7,000 BTO flats reaching their 5-year MOP. While this number might seem like a lot, this is actually lower than in previous years, which is good news for sellers: limited supply often means increased demand.

When these newly eligible flats hit the HDB resale market, they’re set to attract a wave of eager buyers, potentially sparking heightened demand for properties in and around these neighbourhoods. For flat owners in these soon-to-MOP projects — or even those living nearby — this is your moment to plan your next move.

Table of Content

• BTO flats reaching MOP in 2025

• Top 10 HDB towns with the most MOP units

• Lessons from the 2024 HDB resale market

  • Median Prices by Town

  • Highest Transactions by Town

  • Flat Age

  • Flat Types

  • Volume of Transactions

• Trends by Flat Type

  • 2-Room Flats

  • 3-Room Flats

  • 4-Room Flats

  • 5-Room Flats

  • Executive Flats

• What this means for you

  • If you’re selling

  • If you’re buying

BTO flats reaching MOP in 2025

Top 10 HDB towns with the most MOP units

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Lessons from the 2024 HDB resale market

Median Prices by Town

• Highest median price: Punggol ($640,000) and Tampines ($640,888), driven by newer flats and higher demand.

• Lowest median price: Ang Mo Kio ($472,000), possibly due to older flat ages.

Highest Transactions by Town

• Premium properties in Bidadari (Toa Payoh) and Clementi achieved over $1.5 million, driven by location and modern design.

• Smaller towns like Choa Chu Kang see the lowest highest transactions, capping at $915,000 for an Executive flat.

Flat Age

• Punggol has the youngest flats (average age of 11 years), correlating with higher median prices.

• Ang Mo Kio has the oldest flats (38 years), contributing to its lower median prices.

Flat Types

• Executive flats consistently command the highest median prices across towns, ranging from $780,000 (Choa Chu Kang) to $1.1 million (Bidadari, Clementi, and Ang Mo Kio).

• 2-room flats are the most affordable, with prices ranging from $280,000 (Bidadari) to $440,000 (Clementi).

Volume of Transactions

• Punggol (1,892 transactions) and Tampines (1,787 transactions) show the highest activity, possibly due to a mix of newer flats and family-friendly amenities.

• Clementi (513 transactions) and Bidadari (746 transactions) are the least active, likely due to their smaller housing stock.

Trends by Flat Type

2-Room Flats

• Most affordable in Bidadari ($280,000) and Ang Mo Kio ($303,000).

• Most expensive in Clementi ($440,000), possibly due to proximity to educational institutions and amenities.

3-Room Flats

• Similar median prices across towns, with the lowest in Ang Mo Kio ($410,500) and highest in Punggol ($501,500).

• Popular in towns with older estates like Bedok and Ang Mo Kio, appealing to downsizers.

4-Room Flats

• Highest median price in Punggol and Tampines ($640,000–$620,000), reflecting their newer estates and strong demand.

• Lowest in Choa Chu Kang ($525,000).

5-Room Flats

• Highest median prices in Bidadari ($990,000) and Punggol ($725,000).

• Significant affordability in Choa Chu Kang ($615,000).

Executive Flats

• High premiums in central areas like Bidadari, Clementi, and Ang Mo Kio ($1.1 million).

• More affordable in Choa Chu Kang ($780,000) and Bukit Batok ($855,000).

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What this means for you

If you’re selling

This is the time to lean into your flat’s unique selling points — modern design, great location, or proximity to schools and MRT stations. But don’t get too comfortable: while demand will be high, so will competition. So you'll need to be strategic about pricing and timing.

Let HomerAI help you — Singapore's #1 property literacy tool. Get an accurate home valuation and estimate of your cash proceeds to start.

When you're ready to sell, drop us a message on WhatsApp and we'll match you with a property agent specialised in transacting properties in your area.

If you’re buying

The market will be brimming with fresh opportunities, particularly in non-mature estates like Punggol. But popular locations like Bedok and Bidadari will likely spark bidding wars, so you’ll need to act fast and decisively. On the bright side, the increased supply might ease price hikes in some areas, giving buyers more room to negotiate.

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