Updated List Of HDB Maisonettes In 2022: How Much Have Prices Increased & Where To Find Them

Get The Property Insights Serious Buyers Read First: Join 50,000+ readers who rely on our weekly breakdowns of Singapore’s property market.

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.
Back in February, we wrote about HDB maisonettes, where to find them, and their prices. With private home prices soaring, an increasing number of buyers are considering larger flats instead of condos: and the first that come to mind will probably be double-storey maisonettes. Here’s a look at how prices have moved since our last look:
What are HDB maisonettes?
We have a detailed description in our previous article. For immediate reference, however, this refers to a flat type built between 1983 to 1995. Unit sizes average 1,540+ sq. ft. and are double-storey (you usually need to climb stairs to get to the bedrooms).
There are various sizes and types too, here are some floor plans to check out if you are considering an HDB maisonette.
As you can see the split level, balcony, high-loft ceilings, and even unique touches like a curved void space really give you a lot of options to make the space your own.
We’ve also done several house tours of Executive Maisonettes if you want to see just how different each can be:
An Old 1986 Executive Maisonette In Hougang Gets A Cosy Transformation Into A Modern Farmhouse Look

How This Old Maisonette In Paya Lebar Was Transformed With A $110k Renovation Budget

An Old 1,560 Sqft Executive Maisonette In The East Gets A Dreamy Refresh Into A Laidback Retreat

Prices and locations of HDB maisonettes today

Town | No. of Tnx | Price | Average Price | Age | Size (SQM) |
Ang Mo Kio | 1 | $918,000 | $918,000 | 26 | 148 |
Bedok | 29 | $650,000 – $950,000 | $816,095 | 26 – 38 | 143 – 156 |
Bishan | 40 | $820,000 – $1,288,000 | $1,032,225 | 30 – 37 | 143 – 199 |
Bukit Batok | 35 | $655,000 – $1,005,000 | $776,643 | 25 – 38 | 143 – 165 |
Bukit Panjang | 16 | $680,000 – $950,000 | $781,736 | 23 – 34 | 141 – 155 |
Bukit Timah | 6 | $1,070,000 – $1,280,000 | $1,165,130 | 33 – 34 | 146 – 150 |
Choa Chu Kang | 28 | $660,000 – $850,000 | $730,317 | 24 – 33 | 139 – 154 |
Clementi | 10 | $850,000 – $954,000 | $895,450 | 37 – 38 | 147 – 161 |
Geylang | 13 | $745,000 – $990,000 | $844,367 | 35 – 37 | 146 – 152 |
Hougang | 62 | $680,000 – $958,000 | $811,878 | 25 – 38 | 139 – 160 |
Jurong East | 21 | $580,000 – $955,000 | $742,709 | 24 – 38 | 140 – 155 |
Jurong West | 43 | $600,000 – $750,000 | $669,779 | 25 – 37 | 143 – 159 |
Kallang/Whampoa | 2 | $900,000 – $950,000 | $925,000 | 38 | 150 – 155 |
Pasir Ris | 27 | $680,000 – $1,138,888 | $842,016 | 26 – 34 | 145 – 189 |
Queenstown | 2 | $1,180,000 – $1,288,000 | $1,234,000 | 27 | 147 – 156 |
Sengkang | 5 | $775,000 – $900,000 | $823,000 | 23 | 142 – 145 |
Serangoon | 35 | $745,000 – $1,088,000 | $902,016 | 30 – 37 | 146 – 156 |
Tampines | 91 | $705,000 – $1,013,113 | $839,079 | 25 – 38 | 141 – 157 |
Toa Payoh | 13 | $808,000 – $1,078,666 | $938,581 | 33 – 38 | 146 – 161 |
Woodlands | 23 | $658,000 – $885,000 | $726,348 | 23 – 34 | 141 – 146 |
Yishun | 36 | $640,000 – $838,888 | $760,571 | 34 – 37 | 145 – 154 |
With one exception, prices of maisonettes have risen across the board. The most significant increases were in:
- Serangoon (+10.5%)
- Pasir Ris (+9%)
- Yishun (+8.9%)
- Bukit Timah (+8.9%), but note there were only six transactions
- Toa Payoh (+8.3%)
Here’s a look at the full comparison:
Towns | 2021 | 2022 | Price Change | % Change |
Ang Mo Kio | $928,600 | $918,000 | -$10,600 | -1.1% |
Bedok | $804,672 | $816,095 | +$11,423 | +1.4% |
Bishan | $996,915 | $1,032,225 | +$35,310 | +3.5% |
Bukit Batok | $726,870 | $776,643 | +$49,773 | +6.8% |
Bukit Panjang | $734,969 | $781,736 | +$46,767 | +6.4% |
Bukit Timah | $1,069,782 | $1,165,130 | +$95,347 | +8.9% |
Choa Chu Kang | $687,060 | $730,317 | +$43,257 | +6.3% |
Clementi | $859,746 | $895,450 | +$35,704 | +4.2% |
Geylang | $817,096 | $844,367 | +$27,271 | +3.3% |
Hougang | $773,284 | $811,878 | +$38,594 | +5.0% |
Jurong East | $718,968 | $742,709 | +$23,741 | +3.3% |
Jurong West | $644,726 | $669,779 | +$25,053 | +3.9% |
Kallang/Whampoa | $857,143 | $925,000 | +$67,857 | +7.9% |
Pasir Ris | $772,672 | $842,016 | +$69,344 | +9.0% |
Queenstown | $1,164,200 | $1,234,000 | +$69,800 | +6.0% |
Sembawang | $680,000 | None | ||
Sengkang | $744,526 | $823,000 | +$78,474 | +10.5% |
Serangoon | $841,757 | $902,016 | +$60,259 | +7.2% |
Tampines | $786,424 | $839,079 | +$52,655 | +6.7% |
Toa Payoh | $866,441 | $938,581 | +$72,140 | +8.3% |
Woodlands | $682,170 | $726,348 | +$44,177 | +6.5% |
Yishun | $698,723 | $760,571 | +$61,848 | +8.9% |
More from Stacked
Units Of The Week Issue #8
Monday has arrived again, which means it's time for some of the most interesting units that we've come across this…
Ang Mo Kio was the only town where the price dipped, but we can broadly discount this as there was only a single transaction.
In terms of transaction volume, Tampines led the list, with a whopping 91 transactions. Hougang was second with 62 transactions, while Bishan saw 40 transactions.
What’s driving the price increases?
Most realtors we spoke to said EM prices were rising for the same reason resale flat prices are rising: high demand, coupled with limited supply.
As of August this year, resale flat prices have risen for 26 straight months. A blend of different factors, from Work From Home arrangements to some buyers being priced out of the private market, have maintained upward pressure on resale flat prices.
One realtor noted that HDB’s plans to cope, by ramping up flat production by 35 per cent, also happens to underline the scarcity value of older flats. She noted that the newer flats would never have the same size and features of maisonettes and jumbo flats.
She opines: “Even if HDB doubles or triples the new supply, the new flats will not be as spacious or luxurious as a maisonette. So maisonettes can keep appreciating even when the lease is quite stretched, even when the supply of flats keeps going up; higher supply doesn’t alter their perceived value in the eyes of buyers.”
Another possible reason comes from the demographic that purchases maisonettes:
“Maisonettes are older flats, so it’s usually older buyers who target them. I usually see buyers who have accumulated high savings into their 40s or 50’s, or sometimes they are private property owners who are right-sizing.
Actually, these buyers can even afford a condo if they want, so a million dollars for a flat is not unmanageable.”

However, rising interest rates could impact maisonettes more than most other flat types
One mortgage broker we spoke to warned that, when it comes to pricey and exotic flats like DBSS flats or maisonettes, rising interest rates could have an impact.
The broker noted that, for these types of properties, buyers may be told to use a bank loan instead of an HDB loan. This could be due to buyers of these flat types having a much higher income, compared to the average Singaporean (unlike BTO flats, there is no income ceiling for resale flats).
If a bank loan is to be used, then rising interest rates may be an increasing concern. At the time of writing, fixed rate home loans are inching toward three per cent per annum, while many home loan packages have reached 2.75 per cent.
This is now higher than the 2.6 per cent charged by HDB loans; so if you buy a maisonette, DBSS, jumbo flat, etc., with the bank, take note that you may be paying more interest.
The new PLH model may also cause a bump in maisonette prices
Under the Prime Location Housing (PLH) model, new flats in prime regions will come with a Minimum Occupancy Period of 10 years, and a Subsidy Recovery (SR), or a clawback upon resale, for the first batch of buyers.
However, there are flats with locations near or comparable to PLH housing, but which don’t have PLH restrictions. These properties are likely to see a bump in value, as they have the same advantages with none of the drawbacks.
Given that most maisonettes are around 30 years old this year, many are likely to be located in precisely these mature areas. As resale prices in these areas rise, maisonettes are likely to ride the same wave.
Overall, we’d raise the same caution for buyers that we did earlier in the year: while maisonettes are unique and luxurious, keep in mind the effects of lease decay. Most younger Singaporeans are better off with newer flats. And as for older Singaporeans, think hard about whether you want to climb those steps, in your twilight years.
For more updates as the situation progresses, follow us on Stacked. We’ll also provide you with in-depth reviews of new and resale properties alike.
Ryan J
A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.Read next from Property Picks

Property Picks Where To Find The Cheapest 2 Bedroom Resale Units In Central Singapore (From $1.2m)

Property Picks 19 Cheaper New Launch Condos Priced At $1.5m Or Less. Here’s Where To Look

Property Picks Here’s Where You Can Find The Biggest Two-Bedder Condos Under $1.8 Million In 2025

Property Picks The Cheapest 2 And 3-Bedder Condos Within 1km Of Top Primary Schools—From Just $1 Million (Part 2)
Latest Posts

Landed Home Tours Where To Find Freehold Terrace & Semi-D Landed Homes From $4.85m In The East

Singapore Property News She Lost $590,000 On A Shop Space That Didn’t Exist: The Problem With Floor Plans In Singapore

Property Market Commentary Which Central Singapore Condos Still Offer Long-Term Value? Here Are My Picks

On The Market 5 Cheapest Newly MOP 5 Room HDB Flats From $700k

Pro Why Rivergate Outperformed Its District 9 Rivals—Despite Being Nearly 20 Years Old

On The Market Springleaf Vs Faber Walk: Which Future GLS Residential Site Has More Potential?

Property Market Commentary I Reviewed HDB’s 2 And 3-Room Show Flats: Ideal For First-Time Buyers Or Too Small To Live In?

Editor's Pick Why Kingsford Hillview Peak Underperformed—Despite Its MRT Location And “Good” Entry Price

Editor's Pick Buying Property In Malaysia As A Singaporean: 6 Key Restrictions To Be Aware Of

Editor's Pick Why Punggol Northshore Could Be The Next Hotspot In The HDB Resale Market

Singapore Property News 9,800 New Homes Across 11 GLS Sites In 2H 2025: What To Know About Tanjong Rhu, Dover, And Bedok

Singapore Property News Why HDB Needs To Build More 4 Bedroom Flats

Homeowner Stories “If We Sell, We’ll Never Have A Home This Big Again”: What Singaporean Parents Do After The Kids Move Out

Property Advice How Much Is Your Home Really Worth? How Property Valuations Work in Singapore

Property Investment Insights Singapore Property Data Is Transparent: But Here’s Why It Can Still Mislead You

I had a chance to buy a EM in Bukit Batok for $250k under a walk in selection back in 2009.