Pine Ville @ AMK: Million-Dollar HDB Potential?
An Infographic Analysis Based on Market Trends & Benchmarks
The Million-Dollar HDB Phenomenon
Singapore's HDB resale market has seen a significant rise in million-dollar transactions. This trend, driven by evolving buyer preferences and market dynamics, highlights a premium segment in public housing. While still a minority, their increasing frequency is notable.
1,035
Million-dollar HDBs sold in 2024 (nearly double 2023's 470).
141
Million-dollar HDBs sold in April 2025 (all-time monthly high).
Overall $1M HDB Sales (2023 vs 2024)
Ang Mo Kio: A Key Contributor
Ang Mo Kio consistently ranks as a prominent town for high-value HDB transactions, demonstrating its desirability.
The chart shows million-dollar HDB transactions in Ang Mo Kio by flat type for 2023 and 2024, highlighting the preference for larger units. (Data: 2023 - 3 4R, 21 5R, 7 Exec; 2024 - 13 4R, 43 5R, 11 Exec).
Broader market projections suggest continued HDB resale price growth (4-6% in 2025), though signs of price resistance are emerging in 1Q2025.
What Drives a Million-Dollar HDB?
Several key attributes consistently contribute to HDB flats achieving million-dollar valuations. These factors create exceptional demand and justify premium pricing.
📍
Prime Location
Mature estates, strong amenities.
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Large Size
Often >110 sqm (5-Rm, Exec, Jumbo).
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Rarity/Unique Features
DBSS, lofts, unique layouts.
🏙️
High Floor & Views
Unblocked, privacy, light.
✨
Excellent Condition
Well-maintained, quality renovation.
📅
Long Remaining Lease
Typically >90 years.
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MRT Proximity
Convenient transport access.
Ang Mo Kio's Million-Dollar Stars
Recent transactions in Ang Mo Kio showcase the types of properties fetching premium prices, highlighting the interplay of size, location, quality, and unique features.
S$1.5 Million Record
5-Rm DBSS @ Park Central
588B AMK St 52
Size: 120 sqm
Floor: High (19-21st)
Drivers: DBSS quality, large size, high floor, scarcity.
S$1.15 Million 4-Room
@ 315B Ang Mo Kio St 31
Size: ~110 sqm (1184 sqft)
PSF: S$971.28
Drivers: "Million Dollar View", renovated, corner, near AMK MRT.
S$1.01 Million 4-Room
@ Cheng San Court
591A AMK St 51
Size: 93 sqm
Floor: High (31-33rd)
Drivers: Prime location, modern, high floor, long lease (~94 yrs).
Jumbo flats (1400-1700+ sqft) in AMK also command S$1.18M to S$1.35M due to extreme rarity and size, despite being older.
Spotlight on Pine Ville @ AMK
Project Snapshot
- SERS Replacement Project (AMK Ave 10)
- Est. Completion: Q3 2027 (1,068 units, 6 blocks)
- Unit Types: 2R Flexi, 3R (68sqm), 4R (83 & 93sqm)
- Fresh 99-Year Lease
- Est. MOP (Resale): Q3 2032
- Internal Amenities: Shops, eating house, minimart, childcare, dialysis centre.
Key Size Note:
Largest unit is 93 sqm (approx. 1,001 sqft) 4-Room flat. No 5-Room or Executive units offered.
This maximum unit size is a critical factor when comparing Pine Ville to typical million-dollar HDBs, which are often larger.
Future Connectivity: The CRL Advantage
Pine Ville's MOP (est. Q3 2032) aligns perfectly with the operational Cross Island Line (CRL) stations (Tavistock CR10 & Teck Ghee CR12, operational by 2030), significantly boosting accessibility alongside existing Ang Mo Kio MRT (NS16/CR11).
Q3 2027
Pine Ville Estimated Completion
By 2030
CRL Stations Tavistock (CR10) & Teck Ghee (CR12) Operational
Q3 2032
Pine Ville Earliest MOP (Resale Eligibility with Full CRL Benefits)
This "MOP-MRT synergy" means enhanced connectivity will be a tangible benefit for resale buyers from day one of eligibility.
Pine Ville vs. The Million-Dollar Mark
How does Pine Ville stack up against typical million-dollar HDB attributes? A comparative look reveals its strengths and challenges. (Based on Table 3 of the report)
Key Strengths 👍
- Fresh 99-Year Lease: Major long-term value advantage.
- New & Modern (2027 build): Contemporary design and facilities.
- Enhanced Future Connectivity: CRL fully operational by MOP (AMK, Tavistock, Teck Ghee MRTs).
- Comprehensive Amenities: Strong internal and mature estate facilities.
Primary Limitations 👎
- Unit Size (Max 93sqm 4R): Smaller than typical >110sqm million-dollar flats.
- Standard HDB Layout: Lacks unique physical features of DBSS or rare Jumbo/Maisonette types.
Size Matters: A Visual Comparison
The chart below illustrates Pine Ville's maximum unit size relative to HDBs that commonly achieve million-dollar prices in Ang Mo Kio.
To command a million-dollar price, Pine Ville's 93 sqm units will need to compensate for this size difference with other exceptional attributes like very high floors and premium views.
The Verdict: Pine Ville's Million-Dollar Potential
For Pine Ville's 93sqm 4-Room Units (Post-MOP Q3 2032):
PLAUSIBLE for a Small Minority
Units with exceptional attributes (very high floor, unblocked views, premium renovations) could reach or exceed S$1 million.
UNLIKELY for the Majority
Widespread million-dollar sales across most 4-room units are not anticipated due to size limitations compared to market norms for this price tier.
Key Success Factors for Premium Units
For a Pine Ville 4-room flat to join the million-dollar club, it will likely need:
🏙️
Very High Floor
🌅
Unblocked Views
🛋️
Premium Renovations
Pine Ville represents strong long-term value, especially for buyers prioritizing a new lease, modern living, and excellent future connectivity in Ang Mo Kio. While not all units will hit S$1M, its best offerings have a realistic chance.