In 2025, the HDB resale market is set to experience a surge in supply, with over 8,000 flats across Singapore reaching their 5-year MOP. Towns like Punggol, Toa Payoh, and Bukit Batok lead the way, accounting for the largest share of these MOP HDB flats.
Punggol alone will see nearly 1,800 flats entering the market, with a strong mix of 4-room and 3-room units, while mature estates such as Toa Payoh and Ang Mo Kio contribute substantial numbers of 4-room and 5-room flats, catering to family-oriented buyers.
Breaking down the numbers: MOP HDB units by town and flat type

1. Punggol – 1,794 MOP flats
Punggol tops the chart with 1,794 flats reaching MOP, making it the estate with the highest supply. The bulk of these flats are 4-room (707 units) and 3-room (605 units), appealing to families and first-time buyers.
Punggol’s reputation as a vibrant, family-friendly town, coupled with its MRT access and amenities like Waterway Point, will make it a competitive market for sellers. Buyers, however, may find good deals given the large supply, especially when searching for HDB flats near MRT stations.
2. Toa Payoh – 1,258 MOP flats
Toa Payoh contributes 1,258 MOP flats, predominantly 4-room units (697), making it an attractive option for families seeking spacious flats in a central location.
As a mature estate with established infrastructure and proximity to MRT stations, flats here are expected to retain strong demand despite the higher supply.
This estate is ideal for buyers exploring resale HDB options in a centrally connected location.
3. Bukit Batok – 1,113 MOP flats
With 1,113 MOP flats, Bukit Batok offers a solid mix of 4-room (486 units) and 3-room (282 units) flats. This diversity caters to young professionals, couples, and smaller families alike.
The estate’s excellent connectivity via the Downtown Line and proximity to Jurong East Regional Hub enhance its appeal. Additionally, Bukit Batok boasts lush green spaces like Bukit Batok Nature Park and Little Guilin, making it ideal for nature-loving residents.
Sellers here should highlight proximity to schools, recreational spots, and MRT stations to attract buyers in this competitive market.

4. Queenstown – 810 MOP flats
Queenstown has 810 flats hitting MOP, comprising 3-room (410), 4-room (222), and 5-room (74) units.
As one of Singapore’s most mature estates, Queenstown is known for its established infrastructure, including nearby MRT stations such as Queenstown and Commonwealth. The area offers a mix of old-world charm and modern conveniences, such as malls, parks, and the iconic Queenstown Library.
Buyers looking for a centrally located flat with long-term investment potential will find Queenstown a compelling choice, while sellers should leverage the estate’s strong demand for resale HDB flats near MRT stations.
5. Tampines – 527 MOP flats
Tampines offers 527 flats, with 5-room units (277) and 4-room flats (250) making up the bulk.
As Singapore’s first regional centre, Tampines is highly developed, featuring three MRT stations (Tampines, Tampines East, and Tampines West) and bus interchanges for seamless connectivity.
Families are drawn to the town for its top-tier schools, such as Temasek Polytechnic and UWCSEA, as well as its vibrant retail scene with malls like Tampines Mall, Century Square, and Our Tampines Hub.
For sellers, Tampines’ appeal lies in its family-friendly amenities and convenient location, making it a highly competitive market.
6. Ang Mo Kio – 590 MOP flats
Ang Mo Kio’s 590 MOP flats include a significant number of 5-room units (200), catering to buyers looking for larger living spaces.
As a mature estate with a strong sense of community, Ang Mo Kio offers excellent connectivity via Ang Mo Kio MRT station and the upcoming Cross Island Line.
Families appreciate the abundance of schools, including CHIJ St. Nicholas Girls’ School and Anderson Junior College, as well as popular amenities like AMK Hub and Bishan-Ang Mo Kio Park.
Sellers here can attract families upgrading from smaller flats by emphasising the estate’s spacious units and established facilities.

7. Yishun – 156 MOP flats
Yishun contributes 156 flats, all of which are 4-room units. Known for its suburban charm, this town offers a quieter living environment with modern conveniences like Northpoint City, one of the largest suburban malls in Singapore. Its proximity to Yishun MRT and access to nearby industrial hubs also make it appealing to families and professionals.
Additionally, Yishun Park and SAFRA Yishun add to the recreational options, providing a balance between work and leisure. Sellers should highlight these features to draw buyers looking for an affordable yet well-connected estate.
8. Bedok – 215 MOP flats
Bedok has 215 flats, mostly 2-room (121) and 3-room (94) units, catering to smaller households or buyers on a budget.
As one of Singapore’s oldest estates, Bedok retains its popularity due to its accessibility and established amenities. Bedok MRT and the Integrated Transport Hub provide seamless connectivity, while Bedok Reservoir offers recreational activities for outdoor enthusiasts.
The area’s vibrant hawker centres and proximity to schools make it attractive to smaller households and budget-conscious buyers. Sellers should emphasise Bedok’s central location and family-friendly features to stand out.
9. Clementi – 385 MOP flats
Clementi, with 385 MOP flats, might see steadier demand due to its smaller supply.
Known for its educational institutions, including NUS, Singapore Polytechnic, and Nan Hua High School, Clementi is a prime location for families prioritizing education. Its strong transport connectivity through Clementi MRT and bus interchange enhances accessibility.
Additionally, the estate offers modern shopping options like Clementi Mall and proximity to Jurong Lake District, making it a popular choice. Buyers willing to invest in location and accessibility will find Clementi appealing, while sellers should highlight these factors to attract higher offers.
10. Choa Chu Kang – 126 MOP flats
Choa Chu Kang brings 126 flats to the market, all of which are 2-room units. This caters primarily to singles and smaller households seeking affordable options in a tranquil environment.
The estate’s green spaces, such as Choa Chu Kang Park and nearby Bukit Timah Nature Reserve, add to its charm. While less central than other estates, Choa Chu Kang MRT and LRT lines ensure connectivity to other parts of Singapore.
Sellers should target buyers looking for budget-friendly flats with access to nature and a peaceful lifestyle.
In Summary: Punggol, Toa Payoh, and Bukit Batok offer the most number of MOP HDB flats in 2025, offering a variety of 3-room and 4-room units. Mature estates like Queenstown, Tampines, and Clementi remain hotspots for their central locations, established amenities, and MRT access, while budget-friendly options can be found in towns like Bedok and Choa Chu Kang.
How MOP HDB supply will impact sellers
With such a substantial number of flats entering the resale market, sellers need to adopt a strategic approach to attract buyers. Here’s how the data impacts you as a seller:
Increased competition
Towns like Punggol and Bukit Batok, with their large volumes of 3-room and 4-room MOP flats, will see heightened competition. Sellers in these areas should price their flats competitively and highlight unique features, such as renovations, views, or proximity to MRT stations and schools.
Market saturation
The influx of similar flat types in certain towns could saturate the market, putting downward pressure on prices. Sellers should consider listing their flats earlier in the year or investing in minor upgrades to make their property stand out.
Mature estates have an edge
Mature estates like Toa Payoh and Ang Mo Kio, despite higher volumes of MOP flats, tend to maintain steady demand due to their established infrastructure, central locations, and amenities. Sellers in these areas may enjoy slightly higher resale prices compared to newer estates.
In Summary: With many MOP HDB flats entering the resale market in 2025, sellers in towns like Punggol may face stiff competition, while mature estates like Toa Payoh could see steadier demand and better prices.
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What buyers can expect in 2025
For buyers, the surge in MOP HDB flats presents a wealth of opportunities to find a home that fits your needs and budget. Here’s what to keep in mind:
Greater choices
With thousands of flats hitting the market, buyers will have more options than ever. Towns like Punggol offer a wide selection of 4-room and 3-room flats, while Ang Mo Kio caters to those seeking larger 5-room units. This diversity allows buyers to find a property that suits their lifestyle.
Negotiating power
In high-supply towns, such as Punggol and Bukit Batok, buyers may have more leverage to negotiate for lower prices or better terms. Keep an eye on flats near MRT stations or with attractive layouts, as these will likely hold their value better over time.

Mature estates vs New towns
Buyers seeking long-term investment value might prefer mature estates like Toa Payoh and Clementi for their proven stability and accessibility. However, new towns like Punggol may offer better value-for-money options, especially for young families looking for modern amenities.
In Summary: In 2025, buyers can expect more options across towns like Punggol and Toa Payoh, with greater negotiating power in high-supply areas and long-term value in mature estates like Clementi.
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FAQs about MOP HDB flats
1. What is MOP HDB?
MOP stands for Minimum Occupation Period, a rule imposed by the Housing & Development Board (HDB) to ensure that flats serve their primary purpose as homes, rather than investment assets. During the MOP period, homeowners are required to live in their flats and are not allowed to sell, rent out the entire unit, or purchase private residential property.
For most HDB flats, the MOP is five years, though it can vary for special housing schemes or flats bought under unique conditions.
2. What are the HDB MOP rules I need to know?
- Occupancy Requirement
- You must physically occupy the flat for at least five years.
- Subletting the entire flat is not allowed during the MOP, though renting out rooms is permitted.
- No Sale or Transfer
- You cannot sell or transfer ownership of the flat, except under exceptional circumstances (e.g., divorce).
- Restrictions on Private Property
- During MOP, you are not allowed to purchase or invest in private residential property locally or overseas.
- Special Cases
- For flats bought under the Sale of Balance Flats (SBF) or Build-to-Order (BTO) schemes, the MOP typically begins from the date you collect your keys.
- Flats under special housing types, like Prime Location Public Housing (PLH), may have stricter rules, such as longer MOPs or limits on resale eligibility.
By adhering to these HDB MOP rules, you’ll avoid penalties and ensure your property’s value is preserved when it’s time to sell.
3. Why does MOP matter for resale HDB owners?
Reaching MOP is a significant milestone for HDB homeowners because it unlocks several opportunities:
- Sell Your Flat: You can list your flat on the open market, potentially at a significant profit.
- Upgrade to Private Property: With no restrictions, you can now purchase private residential properties.
- Sublet the Entire Unit: If you’re not ready to sell, you can rent out the flat for passive income.
For many, reaching MOP is a strategic point to consider their next financial or lifestyle move.
4. How do I know if my HDB flat has reached MOP?
You can check your flat’s MOP status via the My HDBPage on the HDB website.
5. Can I buy private property before MOP?
No, homeowners are not allowed to purchase private residential property until the MOP is complete.
6. Are flats near MRT stations more expensive?
Yes, proximity to MRT stations is a key factor that increases resale prices, as it provides convenience and accessibility.
7. Can I sublet my flat during MOP?
You cannot sublet the entire flat during MOP, but you can rent out individual rooms with HDB’s approval.