Here’s Where You Can Find The Biggest 5-Room HDB In All 26 Estates

By now it’s no secret that HDB flats have shrunk over the years. In fact, the size difference between a 4-room unit built in the 1980’s (average of 1,130 sq. ft.) is not far off from a 5-room unit today (average of 1,184 sq. ft.). For Singaporeans with bigger families, it’s a common point of frustration; but not many alternatives exist.

Especially in this pandemic era, there's definitely a renewed focus on having more space at home. So with that in mind, this week we’re taking a look at some older resale units, from the days when HDB built big. Here’s where to find the biggest 5-room HDB flats:

Where to find the biggest 5-room HDB flats:

Town	Address	Size (sqm)	Flat model	Lease commenced	Last transacted	Price
Ang Mo Kio	644 Ang Mo Kio Ave 4	150	Adjoined Flat	1980	2018-07	$688,888
Ang Mo Kio	643 Ang Mo Kio Ave 5	150	Adjoined Flat	1980	2007-09	$386,000
Bedok	717 Bedok Reservoir Rd	153	Model A-Maisonette	1984	2020-07	$740,000
Bishan	235 Bishan St 22	142	Model A	1992	2004-10	$400,000
Bukit Batok	102 Bt Batok West Ave 6	151	Model A	1985	2019-06	$480,000
Bukit Batok	101 Bt Batok West Ave 6	151	Model A	1985	2004-01	$345,000
Bukit Merah	115 Bt Purmei Rd	157	Model A	1985	2020-07	$795,000
Bukit Merah	111 Bt Purmei Rd	157	Model A	1984	2012-07	$800,000
Bukit Merah	114 Bt Purmei Rd	157	Model A	1985	2011-12	$708,000
Bukit Panjang	224 Pending Rd	140	Adjoined Flat	1989	2006-02	$275,000
Bukit Timah	8 Empress Rd	130	Adjoined Flat	1976	2018-09	$755,000
Central Area	641 Rowell Rd	141	Model A	1983	2005-08	$360,000
Central Area	642 Rowell Rd	141	Model A	1984	2000-06	$435,000
Central Area	639 Rowell Rd	141	Model A	1983	1994-06	$330,000
Choa Chu Kang	307 Choa Chu Kang Ave 4	141	Model A	1993	1998-07	$418,000
Clementi	114 Clementi St 13	155	Model A-Maisonette	1984	2006-02	$380,000
Geylang	62 Dakota Cres	153	Model A-Maisonette	1984	2016-03	$950,000
Hougang	231 Hougang St 21	152	Model A-Maisonette	1984	2015-02	$740,000
Jurong East	410 Pandan Gdns	172	Adjoined Flat	1979	2008-06	$388,000
Jurong West	112 Ho Ching Rd	156	Adjoined Flat	1970	2010-10	$443,000
Kallang/Whampoa	14 Kg Arang Rd	210	Adjoined Flat	1984	2001-11	$271,888
Marine Parade	31 Marine Cres	153	Adjoined Flat	1975	2021-05	$760,000
Marine Parade	32 Marine Cres	153	Adjoined Flat	1975	2009-08	$660,000
Marine Parade	65 Marine Dr	153	Adjoined Flat	1976	2008-11	$675,000
Marine Parade	6 Marine Ter	153	Adjoined Flat	1975	2001-11	$364,000
Pasir Ris	194 Pasir Ris St 12	140	Model A	1993	2021-03	$580,000
Pasir Ris	186 Pasir Ris St 11	140	Model A	1993	2019-06	$475,000
Pasir Ris	188 Pasir Ris St 12	140	Model A	1993	2019-02	$476,000
Pasir Ris	185 Pasir Ris St 11	140	Model A	1993	2018-06	$510,000
Pasir Ris	180 Pasir Ris St 11	140	Model A	1993	2015-09	$480,000
Pasir Ris	187 Pasir Ris St 11	140	Model A	1993	2013-12	$530,000
Punggol	268B Punggol Field	149	Premium Apartment Loft	2013	2020-09	$900,000
Punggol	267B Punggol Field	149	Premium Apartment Loft	2013	2019-05	$900,000
Punggol	270B Punggol Field	149	Premium Apartment Loft	2013	2019-02	$908,888
Punggol	269A Punggol Field	149	Premium Apartment Loft	2013	2019-01	$910,888
Punggol	267A Punggol Field	149	Premium Apartment Loft	2013	2017-10	$860,000
Punggol	270A Punggol Field	149	Premium Apartment Loft	2013	2016-12	$835,000
Queenstown	3 Ghim Moh Rd	150	Adjoined Flat	1976	2019-08	$860,000
Queenstown	2 Ghim Moh Rd	150	Adjoined Flat	1976	2016-08	$830,000
Queenstown	19 Ghim Moh Rd	150	Adjoined Flat	1977	2009-09	$580,000
Queenstown	6 Ghim Moh Rd	150	Adjoined Flat	1976	2005-06	$390,000
Sembawang	469A Admiralty Dr	123	Premium Apartment	2001	2021-05	$470,888
Sembawang	324 Sembawang Cl	123	Improved	1999	2021-03	$540,000
Sembawang	468C Admiralty Dr	123	Premium Apartment	2001	2020-10	$400,000
Sembawang	327 Sembawang Cres	123	Improved	1999	2020-09	$445,000
Sembawang	325 Sembawang Cres	123	Improved	1999	2020-06	$428,000
Sembawang	323 Sembawang Cl	123	Improved	1999	2020-03	$438,000
Sembawang	322 Sembawang Cl	123	Improved	1999	2019-12	$410,000
Sembawang	321 Sembawang Cl	123	Improved	1999	2019-05	$470,000
Sembawang	467A Admiralty Dr	123	Premium Apartment	2001	2019-05	$388,000
Sembawang	304 Canberra Rd	123	Improved	1998	2018-06	$415,000
Sembawang	469B Admiralty Dr	123	Premium Apartment	2001	2017-12	$368,000
Sembawang	469 Admiralty Dr	123	Premium Apartment	2001	2015-10	$455,000
Sembawang	308 Canberra Rd	123	Improved	1998	2010-09	$406,000
Sembawang	467 Admiralty Dr	123	Premium Apartment	2001	2009-12	$368,000
Sengkang	106 Rivervale Walk	125	Improved	1999	2021-06	$520,000
Sengkang	112 Rivervale Walk	125	Improved	1998	2013-06	$528,000
Sengkang	107 Rivervale Walk	125	Improved	1999	2009-03	$320,000
Serangoon	2 Lor Lew Lian	146	Adjoined Flat	1983	2019-09	$780,000
Tampines	411 Tampines St 41	142	Model A	1985	2021-06	$630,000
Tampines	126 Tampines St 11	142	Model A	1985	2014-10	$550,000
Tampines	408 Tampines St 41	142	Model A	1985	2001-11	$355,000
Tampines	405 Tampines St 41	142	Model A	1985	1999-06	$335,000
Toa Payoh	121 Potong Pasir Ave 1	167	Model A-Maisonette	1984	2021-04	$945,000
Woodlands	13 Marsiling Ln	152	Adjoined Flat	1976	2016-01	$460,000
Yishun	793 Yishun Ring Rd	141	Model A	1992	2018-08	$540,000
Yishun	608 Yishun St 61	141	Model A	1992	2017-01	$495,000
Yishun	242 Yishun Ring Rd	141	Model A	1986	2012-06	$520,000
Yishun	616 Yishun Ring Rd	141	Model A	1992	2009-06	$380,000
Yishun	631 Yishun St 61	141	Model A	1992	2008-03	$311,000
Yishun	227 Yishun St 21	141	Model A	1985	1997-04	$465,000

Key things to note about bigger flats:

• With the exception of Punggol, bigger flats are older flats 
• Premium Apartments are not Executive Apartments 
• Adjoined flats are actually two flats in one (jumbo flats)
• Mature estates don’t have a monopoly on the biggest flats
• Due to low transaction volumes, prices can be volatile 

1. With the exception of Punggol, bigger flats are older flats 

You’ll notice the majority of the flats are at least 20 years old, and that the biggest ones – such as in Ang Mo Kio and Marine Parade – date all the way back to the 1980’s. 

Buyers of ‘80s era flats should be aware of two things:

First, only around four to five per cent of HDB estates will undergo the Selective En Bloc Redevelopment Scheme (SERS). You can see the list of SERS sites so far in this previous article. 

This means the majority of units on this list are going to carry on until they reach the Voluntary En Bloc Redevelopment Scheme (VERS), or simply run out of lease and be taken back. Given that most buyers are pure home owners (the appeal is the size, not the age), it’s also more plausible that the 80 per cent consensus for VERS will not be reached. As tempting as a 1,100+ sq. ft. 4-room flat may sound, younger buyers should keep this in mind. 

Second, remember that the remaining lease of the flat must last until the youngest buyer reaches the age of 95. Otherwise, CPF usage will be pro-rated, and you won’t get full financing from an HDB loan. 

Punggol provides a possible solution here. Check out the Punggol flats listed above, in particular, the 5-room flats from 267A to 270B. These are some of the newest “big” flats we’ve found, at around 1,603 sq. ft. (Note, these are loft units though).

The 5-room units appear close to the intersection of Punggol Field and Punggol Way; this would put them 1.1 km from Punggol MRT and Waterway Point. While not in walking distance, this is still fairly close to the hub of the area. 

The best part is, the leases of the Punggol flats above mostly commenced in 2013. These are one of the few ways to get a big flat less than 10 years old.

Sembawang provides the next youngest alternative, with 5-room flats reaching about 1,323 sq. ft. These have leases that only commenced between 1999 and 2001.

2. Premium Apartments are not Executive Apartments

Premium Apartments were a type of flat sold in the 1990’s. The term “premium” referred mainly to the finishing; these flats came with features like full-height windows*, tiling, built-in wardrobes, etc. You can think of them as a predecessor to the later Design, Build and Sell Scheme (DBSS) flats.

These are often confused with EAs, because many premium apartments are also bigger than standard flats. To add to the confusion, there are EAs that are also labelled as Premium Apartments. Nonetheless, know that there are even 3-room flats that are Premium Apartments (see Punggol, in the list above). 

The “premium” distinction is not as attractive in resale terms, as it is probable that subsequent owners have renovated or changed the interior. 

There is a long-held, but unverified, belief that Premium Apartments are always the most high-profile blocks in any neighbourhood; and that HDB makes these look better for a more picturesque impression. This might matter to buyers who are concerned about the façade. 

*For most HDB flats, you get ¾ height windows for living rooms, and ½ height windows in bedrooms. 

3. Adjoined flats are actually two flats in one (jumbo flats)

HDB has a conversion scheme, which allows owners to convert two flats into one unit (subject to their approval). In some cases, HDB might also adjoin flats and sell them as single units.

We wouldn’t count on easy approval though. There are only an estimated 2,900 jumbo flats in Singapore, making them one of the rarest HDB types. 

The biggest adjoined flats to date are in Ang Mo Kio, where they can range from 1,615 sq. ft. to 1,916 sq. ft. In 2020, the first million-dollar flat in Ang Mo Kio was one of these units at Avenue 1, reaching $1,008,888 for 1,302 sq. ft. 

The 5-room adjoined flats along Ghim Moh Road (see list above), in Queenstown, are also known to many in the industry. Despite their 1,600+ sq. ft. floor size and mature location, many of these have yet to hit the $1 million mark; it’s likely just a matter of time now. These flats have leases going back to the 1970’s though, so it’s likely just pure home-owners who would be interested.

4. Mature estates don’t have a monopoly on the biggest flats

If you look at the 5-room flats on the list, you’ll see non-mature estates are well represented. Punggol and Pasir Ris stand out for having very large flats, with leases that reach from the 1990’s to 2010’s – these are preferable for younger buyers. 

Rivervale in Sengkang, while hardly being the most exciting place in Singapore (it’s just HDB blocks jutting up from every angle), offers impressive 1,346 sq. ft. 5-room flats. Yishun is also known as an area with relatively larger flat sizes, with 5-room flats reaching around 1,518 sq. ft.

So while the first instinct is often to seek out old, mature estates like Marine Parade or Queenstown, it might be a good idea to check non-mature areas as well. 

5. Due to low transaction volumes, prices can be volatile 

Now we come to the biggest bugbear in buying these old, huge HDB flats. In the list above, you’ll notice units in many of these areas haven’t seen any transactions for years at a stretch; some of these areas can go for over a decade with no transactions. 

As there are fewer points of reference, and many of these flats are rare, prices can be unpredictable. Buyers should generally expect to face higher COV costs; and in the cases of million-dollar flats, COV amounts have sometimes exceeded $50,000. 

(The COV is not covered by the bank or HDB loan, and must be paid in cash).

We suggest you try to get a property agent who has recently made transactions in the area, or has specialised in the estate for a number of years. It’s much harder to get a sense of fair value for these rare and older units. You can also drop us a note, and we can try to find you similar units in the area.

A final note on HDB terrace houses 

There are, in fact, landed HDB properties. These are terrace houses built by the former Singapore Improvement Trust (SIT); HDB was saddled with them after they replaced SIT. 

We haven’t included these in the discussion as they’re radically different from just a “bigger flat”. Unit sizes go from 850 sq. ft. to 1,916 sq. ft, but floor plans are hard to get, and surprises may exist. To date, there are only 285 of these units.

There’s only one transaction we found on the list – a 3-room, 1,205 sq. ft. unit at 56 Stirling Road, which went for $850,000 back in 2015. Note that the terrace units date back to the late 1960’s, which means some may have 40 years or less on the lease (this could mean financing difficulties, if you use a bank loan). 

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