Upper Boon Keng four-room flat sets town record from a lower storey band

A four-room flat at Block 8A Upper Boon Keng Road registered at S$1.32 million in November 2026, taking the top spot among Kallang/Whampoa four-room resale records since January 2017. The surprise is where it sits: its recorded storey range is 19–21, below the 28–30 range of the previous record-holder at Block 8B on the same road.

The new transaction edged past that earlier sale by S$19,112, or about 1.47%. Both flats measure 98 sq m and have leases commencing in 2017, making the comparison particularly relevant to nearby owners and buyers—even though the sales were registered more than three years apart.

What exactly set the record?

The November sale ranks first in the retrieved HDB query covering 2,790 Kallang/Whampoa four-room transactions since January 2017, sorted by resale price. That establishes a town-level record within this dataset, rather than an all-time or Singapore-wide four-room record.

HDB records the Block 8A flat as a four-room Premium Apartment, with 98 sq m of floor area and 89 years and nine months of lease remaining. Premium Apartment is its recorded flat model; the record supplies no description of its interior finish.

The second-ranked transaction is the S$1,300,888 sale at Block 8B Upper Boon Keng Road, registered in October 2023. It shares the newer sale’s floor area, flat model and lease-commencement year, but had 92 years and ten months remaining when it changed hands.

The arithmetic is straightforward: S$1,320,000 minus S$1,300,888 gives S$19,112. Dividing that difference by the earlier price produces a rise of approximately 1.47%. It is a narrow advance over the old high, not a large jump between the two leading transactions.

Lower storey band, but not exactly nine floors lower

The two recorded bands begin nine storeys apart: 19 versus 28. But “nine floors lower” is more precise than the evidence allows. HDB’s retained records identify three-storey ranges, not the individual floors of these flats.

What can be said confidently is that the new record came from a lower storey band. The shared size and lease-start year make the pair useful reference points, while their different blocks and registration dates keep them from being a controlled comparison of height alone.

There is also a lease distinction hiding behind the matching commencement year. The November 2026 purchaser acquired a flat with three years and one month less remaining lease than the October 2023 purchaser had acquired. The newer transaction nevertheless registered the higher total price.

That is the interesting outcome, rather than an explanation of the buyer’s thinking. The retained transaction rows describe the price, area, model, lease and storey band; they do not describe either flat’s renovation, outlook or the negotiations behind the agreed amount. Those missing details leave the reason for the difference unresolved.

A closer same-block comparison changes the picture

For someone assessing a flat at Block 8A today, the earlier town record is not the only useful reference. The ranked extract also contains an August 2026 sale in the same block at S$1,268,888: a 95 sq m Premium Apartment in the 22–24 storey band, with its lease commencing in 2017.

The November record is S$51,112, or approximately 4.03%, above that August sale. However, it also has three additional square metres of floor area, so the total-price difference should not be treated as the value of a particular floor position or feature.

Adjusting only for area offers another perspective. Dividing the recorded prices by their respective floor areas gives about S$13,469 per sq m for November and S$13,357 per sq m for August—a difference of roughly 0.84%. These are calculated figures, not separate HDB valuation measures.

That smaller per-area gap is useful. It shows why a record total price can look more dramatic than the comparison after allowing for size. It still leaves the flats’ other differences unmeasured, but gives buyers and sellers a more informative starting point than the S$1.32 million headline alone.

A benchmark to discuss, not a price to copy

The ranked records contain a further reminder that four-room flats in these blocks are not interchangeable. A July 2026 Block 8B transaction in the 19–21 storey band registered at S$1.25 million, but measured 88 sq m—10 sq m smaller than the new record-holder.

For a seller, the useful question is therefore which transaction most closely resembles the flat being sold. The old record supplies a same-sized comparison; the August transaction supplies a more recent same-block comparison. Each answers a different part of the pricing question.

For a buyer, those same references help separate the cost of securing more space from the appeal of a headline record. The clearest consequence is a new verified high within this defined set of town records. What remains unresolved is why this particular 98 sq m flat achieved it—and how closely another home would need to match it before S$1.32 million becomes a persuasive comparison.