Where To Find HDB Executive Apartments In 2026 — From $750K To Over $1.3M

The types of public housing flats in Singapore is a good measure of the priorities and public housing needs our society has faced over the years, whether they are low-rise flats by the former Singapore Improvement Trust (SIT) or the high-rise blocks of flats by the Housing and Development Board (HDB).

Looking back, we can see that during our early post-independence years, HDB built only one- to four-room flats. But as households grew more affluent and the demand for larger homes grew, the government introduced five-room flats in the 1970s. This was followed by the introduction of Executive Apartments (EA) and Executive Maisonette (EM) in the 1980s.

Demand for these large-sized flats has been consistently high, and their desirability grew after HDB replaced them with – first the Design, Build, Sell Scheme (DBSS) flats – the Executive Condominiums (EC) in 1995.

Today, there are slightly over 300,000 of these large format flats (EMs and EAs) in the market, which no doubt appeals to flat owners who favour ample living space, especially as unit sizes in new Build-To-Order (BTO) flats shrinks.

EA and EM flats fall into the same category as 3Gen flats, which typically have three- to four-bedrooms to accommodate larger families. We took a look at EA transactions over the past year, and trends that may emerge as a result of recent policy changes. But first: 

What is an Executive Apartment (EA)?

This type of public housing flats are among the largest resale public housing that you can find on the market today. Launched in 1984, it was discontinued in the early 2000s, which means the youngest batch of EA flats are already over 20 years old.

These flats range from 1,300 to 2400 sq ft and were originally built to bridge the housing gap for families who wanted larger and higher quality public housing, without paying the higher prices in the private residential market.

In general, most EA flats have a single-floor layout that usually features a dedicated dining/living space, a balcony, and a study room alongside three bedrooms.

The footprint of EA flats across Singapore

The largest concentration of EA flats are in suburban HDB estates, which were HDB’s development focus during the late 1980s and 1990s. As a result, EA flats are mostly found in established heartland neighbourhoods including Woodlands, Pasir Ris, Jurong West, Hougang and Sengkang.

Woodlands tops the list in terms of overall supply and transaction volume, while Jurong West consistently ranks in the top three due to the unit sizes. There are a handful of EA flats in Bishan, Bukit Timah and Queenstown, but they rarely appear on the market and usually command a price premium due to their scarcity.

A Snapshot of EA Prices Today

*The following table is based on recorded EA transactions from January 2025 to August 2026.

Based on recent transaction figures, the estate with the highest number of EA transactions is Woodlands, followed by Pasir Ris and Jurong West.

In general, EA units built before 2000 tend to be the preferred choice among the buyers looking for one of these flats. Despite them being older, these flats are also some of the largest on the market. This is because average flat sizes across all unit types started shrinking after that year.

The Pros and Cons of Owning An EA 

Before applying for a flat, you may want to weigh the typical criteria such as location, budget, and how long you plan to stay in the flat. It may be tempting to consider older flats like EA for their sizes, but there are some considerations worth thinking over.

Consider the following factors if you’re wondering if an EA will suit you:

• The total price quantum
• The negative impact of lease decay, and the amount of loan you can take
• Whether your lifestyle needs match with the unit layout

1. Total price quantum

At the rate that million-dollar flat transactions are taking place, there is certainly a growing group of buyers who see the value in some well-located flats. However, when is such a purchase considered a good buy or paying too much?

For those who are considering flats in the $900k range, there are a good number of options in non-mature towns like Sembawang, Jurong West, or Woodlands.  These are areas where most EA flats typically change hands in the range of $700,000 to $900,000.

However, for those who prefer living in central mature areas like Ang Mo Kio, Bishan or Queenstown, the EAs in those areas command massive price premiums. Prices in those estates (across unit types not just for EAs) often cross over the $1 million mark, requiring significant Cash Over Valuation (COV) as potential buyers are unlikely to offer such high prices due to the remaining lease.

2. The negative impact of lease decay, and the amount of loan you can take

Lease decay is a common concern for owners of older flats, and this naturally includes EA owners. At the top of their mind is probably the shrinking pool of potential buyers, who may encounter financing issues when applying for a home loan or using CPF funds to purchase an older flat.

For buyers aged 35 to above 45, there are usually zero restrictions on CPF usage or HDB/bank loan amounts if the remaining lease can cover the youngest buyer up to age 95.

This is more of an issue faced by younger first-time buyers. If the lease won’t last until you turn 95, your loan-to-value (LTV) limits and amount of usable CPF funds will drop, which means more cash is payable upfront.

3. Lifestyle and layout

For homeowners who prioritise a spacious living environment, an EA may be a good option for the amount of space you’ll be getting at a relatively lower quantum, especially if the comparison is against a four- or five-room HDB flat.

Unlike an Executive Maisonette, a unit of comparable size, you also won’t have to deal with the hassle of climbing up and down a flight of stairs to get to your bedrooms. This suits buyers with large families with multi-generations living together.

Compared to BTO flats, you will enjoy more flexibility in how you want to utilise the living space, which spans 1,400 to over 1,600 sq ft with large utility rooms, separate dining areas, and a massive balcony.

That said, EAs are not for everyone and certainly not as an exit plan. Not only does the buyer pool for 40-year-old flats shrink significantly, capital appreciation also slows dramatically compared to younger four-or five-room flats.

So, What’s Our Take On Executive Apartments?

As the HDB resale market picks up over the second half of the year, a larger segment of private property owners entering the HDB resale market may find larger flats more aligned with their housing needs.

Demand for such resale flats look set to continue growing on the back of recent policy changes. This includes the removal of the 15-month wait-out period for private property owners planning to purchase resale flats and the 10-year Minimum Occupation Period (MOP) for new ECs.

Industry observers noted that the change may put more private resale homes on the market while driving demand for larger resale flats.