What are the price ranges for older HDB flats in mature estates like Pasir Ris and Tampines?

Prices for older flats in Pasir Ris, Tampines, and Bedok generally range from about $738,888 to $795,000, with sizes up to 1,615 sq. ft., and are typically above $700,000.

Are there affordable options for larger HDB flats in non-mature estates?

Yes, in Jurong West, flats around 21-30 years old can be found from $585,000 for sizes around 1,356 sq. ft., and in Sembawang, larger flats of about 1,475 sq. ft. are available at similar prices.

How have HDB flat prices changed in 2023 for non-mature and mature estates?

In 2023, non-mature estates saw price increases of up to 6.5%, while mature estates experienced mixed results, with some areas like Ang Mo Kio rising by 9.3% and Queenstown dropping by 17.6%.

Where To Find The Cheapest Maisonette And Executive HDB Flats In 2024 (From $585,000)

Q: Where can I find the cheapest maisonette and executive HDB flats in Singapore in 2024?

The most affordable options are in Punggol for non-mature flats around $680,000 to $780,000, and in Pasir Ris, Tampines, and Bedok for mature flats below $800,000, depending on age and size.

Q: What should I consider when choosing an older HDB flat for affordability?

Older flats tend to be cheaper but may have restrictions on CPF usage if the lease doesn't extend until the youngest borrower is 95. Location, size, and proximity to MRT lines are also important factors.

For bigger families looking for more space and can’t quite afford to make the jump to private, an HDB Maisonette or Executive flat is the only viable option. It’s been a long time since these flats were built though, and the official answer from MND is that there aren’t any plans to introduce such type of homes again.

As such, despite the older ages of these flats, the demand since the pandemic remains high. So how have their prices fared in recent times, especially in the wake of COVID-19 since 2023? Let’s have a look:

Non Mature	2023-H1			2023-H2
Town	Average Price	Average Age	Vol	Average Price	Average Age	Vol	Change in price
BUKIT BATOK	$835,557	36	39	$847,420	36	31	1.4%
BUKIT PANJANG	$777,902	28	33	$789,594	27	40	1.5%
CHOA CHU KANG	$725,554	29	64	$733,264	29	32	1.1%
HOUGANG	$863,884	34	46	$885,256	33	63	2.5%
JURONG EAST	$834,490	32	20	$885,206	31	27	6.1%
JURONG WEST	$713,316	30	75	$708,394	30	68	-0.7%
PUNGGOL	$729,746	21	17	$745,438	21	16	2.2%
SEMBAWANG	$660,094	23	26	$702,871	24	25	6.5%
SENGKANG	$738,374	24	49	$737,608	23	60	-0.1%
WOODLANDS	$820,902	28	90	$825,909	28	100	0.6%
YISHUN	$847,275	35	28	$802,924	36	32	-5.2%

Mature	2023-H1			2023-H2
Town	Average Price	Average Age	Vol	Average Price	Average of age	Vol	Change in price
ANG MO KIO	$974,750	37	4	$1,065,289	36	10	9.3%
BEDOK	$892,740	34	32	$909,559	36	28	1.9%
BISHAN	$1,057,090	33	21	$1,121,038	35	20	6.0%
BUKIT TIMAH	$1,249,000	36	2	$1,226,333	36	6	-1.8%
CENTRAL AREA	$950,000	39	1	$1,118,000	39	1	17.7%
CLEMENTI	$952,417	40	12	$1,033,975	40	8	8.6%
GEYLANG	$892,548	38	6	$914,143	38	14	2.4%
KALLANG/WHAMPOA	$989,311	37	9	$995,600	36	5	0.6%
PASIR RIS	$817,986	31	70	$827,374	31	64	1.1%
QUEENSTOWN	$1,200,000	29	5	$989,000	31	2	-17.6%
SERANGOON	$935,000	33	19	$943,108	34	34	0.9%
TAMPINES	$869,467	34	59	$871,314	34	66	0.2%
TOA PAYOH	$984,991	36	13	$980,273	37	11	-0.5%

A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.

That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.

Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.

Today, the team has worked with more than 2,000 clients across over $5B in property transactions.

See how the consultation works →

First, a look at Maisonette and Executive HDB flat price movements over 2023

Non-Mature Estates

The first half of 2023 saw a general uptrend in prices across non-mature estates, with notable increases in Jurong East and Sembawang, highlighting a 6.1% and 6.5% price hike respectively. Interestingly, Yishun experienced a 5.2% decrease, presenting a potential opportunity for those on a tighter budget to look at it more closely.

Mature Estates

Mature estates showcased a mixed bag of results. Ang Mo Kio led the pack with a significant 9.3% increase, underscoring its continued desirability. Conversely, Queenstown witnessed a surprising 17.6% dip, but we would take this with a pinch of salt given how few transactions have been recorded. In 2023, there were just 7 transactions in total - of which 2 were $1.2 million transactions at Mei Ling Street.

Now, on to where we found the cheapest flats

Naturally, age plays a significant role in the prices of flats, as opting for the lowest-priced options may lead one to consider the oldest properties available. However, such choices may not suit all buyers, particularly due to potential restrictions on CPF usage if the lease doesn't extend until the youngest borrower is 95 years old. As such, we've categorised the tables based on the age of the flats to offer a broader perspective.

Moreover, while HDB has moved away from the traditional mature and non-mature estate distinctions, we maintain this classification in our breakdown. This decision is rooted in the understanding that many Singaporeans still use these categories as a benchmark to assess and compare different neighbourhoods.

Let’s start with non-mature HDB towns

Non-mature flats between 11 to 20 years old

Town	Address	Floor Range	Size	Lease Start	Price
PUNGGOL	191 PUNGGOL CTRL	10 TO 12	128	2004	$680,000
PUNGGOL	188 PUNGGOL CTRL	13 TO 15	128	2004	$690,000
PUNGGOL	190 PUNGGOL CTRL	13 TO 15	128	2004	$738,000
PUNGGOL	188 PUNGGOL CTRL	10 TO 12	128	2004	$750,000
PUNGGOL	187 PUNGGOL CTRL	07 TO 09	128	2004	$750,000
PUNGGOL	186 PUNGGOL CTRL	13 TO 15	128	2004	$758,000
PUNGGOL	190 PUNGGOL CTRL	16 TO 18	128	2004	$768,000
PUNGGOL	190 PUNGGOL CTRL	16 TO 18	128	2004	$770,000
PUNGGOL	192 PUNGGOL CTRL	07 TO 09	128	2004	$780,000

Non-mature flats between 21 to 30 years old

Town	Address	Floor Range	Size	Lease Start	Price
JURONG WEST	274B JURONG WEST ST 25	13 TO 15	126	2002	$585,000
JURONG WEST	274C JURONG WEST ST 25	04 TO 06	126	2002	$593,000
BUKIT PANJANG	484 SEGAR RD	10 TO 12	128	2002	$600,000
SEMBAWANG	468A ADMIRALTY DR	04 TO 06	137	2001	$605,000
BUKIT PANJANG	479 SEGAR RD	04 TO 06	125	2002	$605,000
SEMBAWANG	468C ADMIRALTY DR	07 TO 09	137	2001	$608,888
JURONG WEST	274A JURONG WEST AVE 3	04 TO 06	126	2001	$610,000
SEMBAWANG	359C ADMIRALTY DR	13 TO 15	130	2001	$615,000
BUKIT PANJANG	484 SEGAR RD	10 TO 12	128	2002	$615,000
SEMBAWANG	471 SEMBAWANG DR	13 TO 15	130	2000	$618,000
BUKIT PANJANG	473 SEGAR RD	13 TO 15	128	2003	$620,000
SEMBAWANG	359C ADMIRALTY DR	07 TO 09	131	2001	$620,000
SEMBAWANG	468C ADMIRALTY DR	07 TO 09	137	2001	$620,000
JURONG WEST	274C JURONG WEST ST 25	07 TO 09	126	2002	$620,000
SEMBAWANG	360C ADMIRALTY DR	04 TO 06	131	2001	$620,000
SEMBAWANG	468B ADMIRALTY DR	13 TO 15	137	2001	$628,000
BUKIT PANJANG	468 SEGAR RD	13 TO 15	130	2002	$628,000
BUKIT PANJANG	479 SEGAR RD	07 TO 09	128	2002	$628,000
SEMBAWANG	468C ADMIRALTY DR	04 TO 06	137	2001	$628,888
JURONG WEST	684B JURONG WEST ST 64	04 TO 06	131	2000	$630,000
BUKIT PANJANG	479 SEGAR RD	10 TO 12	128	2002	$635,000
BUKIT PANJANG	479 SEGAR RD	13 TO 15	128	2002	$638,000
SEMBAWANG	471 SEMBAWANG DR	04 TO 06	130	2000	$638,000
CHOA CHU KANG	690B CHOA CHU KANG CRES	10 TO 12	125	2003	$638,888
CHOA CHU KANG	690B CHOA CHU KANG CRES	22 TO 24	125	2003	$640,000
BUKIT PANJANG	465 SEGAR RD	13 TO 15	133	2002	$640,000
SEMBAWANG	467B ADMIRALTY DR	07 TO 09	137	2001	$640,000
SEMBAWANG	359B ADMIRALTY DR	07 TO 09	131	2001	$640,000
SEMBAWANG	333 SEMBAWANG CL	04 TO 06	135	1999	$640,000
SEMBAWANG	471 SEMBAWANG DR	13 TO 15	130	2000	$640,888
CHOA CHU KANG	690B CHOA CHU KANG CRES	10 TO 12	125	2003	$640,888
BUKIT PANJANG	466 SEGAR RD	10 TO 12	133	2002	$643,000
SEMBAWANG	467 ADMIRALTY DR	16 TO 18	137	2001	$645,000
BUKIT PANJANG	470 SEGAR RD	13 TO 15	132	2002	$646,000

Non-mature flats more than 30 years old

Town	Address	Floor Range	Size	Lease Start	Price
YISHUN	359 YISHUN RING RD	04 TO 06	146	1988	$600,000
JURONG WEST	405 JURONG WEST ST 42	10 TO 12	150	1985	$638,000
JURONG WEST	151 YUNG HO RD	04 TO 06	148	1990	$645,000
JURONG WEST	910 JURONG WEST ST 91	07 TO 09	141	1988	$650,000
JURONG WEST	407 JURONG WEST ST 42	04 TO 06	150	1985	$655,000
JURONG WEST	409 JURONG WEST ST 42	10 TO 12	148	1985	$660,000
JURONG WEST	405 JURONG WEST ST 42	10 TO 12	150	1985	$660,000
JURONG WEST	906 JURONG WEST ST 91	07 TO 09	141	1989	$668,000
JURONG WEST	910 JURONG WEST ST 91	10 TO 12	141	1988	$670,000
CHOA CHU KANG	436 CHOA CHU KANG AVE 4	04 TO 06	144	1993	$670,000
JURONG WEST	410 JURONG WEST ST 42	04 TO 06	148	1985	$673,000
JURONG WEST	842 JURONG WEST ST 81	04 TO 06	147	1993	$673,000
JURONG WEST	556 JURONG WEST ST 42	04 TO 06	149	1986	$674,500
JURONG WEST	828 JURONG WEST ST 81	07 TO 09	146	1993	$675,000
JURONG WEST	910 JURONG WEST ST 91	07 TO 09	145	1988	$675,000
JURONG WEST	910 JURONG WEST ST 91	04 TO 06	145	1988	$675,000
JURONG WEST	830A JURONG WEST ST 81	10 TO 12	146	1993	$678,000
JURONG WEST	405 JURONG WEST ST 42	04 TO 06	148	1985	$680,000
JURONG WEST	829 JURONG WEST ST 81	04 TO 06	145	1993	$688,000
JURONG WEST	556 JURONG WEST ST 42	07 TO 09	150	1986	$688,888
JURONG WEST	831 JURONG WEST ST 81	10 TO 12	145	1993	$690,000
JURONG WEST	831 JURONG WEST ST 81	07 TO 09	145	1993	$690,000
JURONG WEST	830A JURONG WEST ST 81	04 TO 06	146	1993	$690,000
JURONG WEST	405 JURONG WEST ST 42	07 TO 09	150	1985	$693,800
JURONG WEST	830A JURONG WEST ST 81	10 TO 12	145	1993	$695,000
JURONG WEST	709 JURONG WEST ST 71	07 TO 09	154	1993	$695,000
JURONG WEST	154 YUNG HO RD	04 TO 06	147	1991	$695,000
JURONG WEST	828 JURONG WEST ST 81	10 TO 12	143	1993	$698,000

Overall, the cheapest non-mature towns for Executive HDB flats are in Punggol, where they are all located at Punggol Central. These flats are not the closest located to Punggol MRT or Waterway Point in terms of walking distance, but are a short and easy bus or LRT ride away.

Prices have ranged from $680,000 to $780,000 in this block of flats, and for their larger size of 1,378 sq. ft., you don’t have too many options if you are looking for something newer anyway.

As you reach the older age range of 21 to 30 years old, your options start to open up. The cheapest on this list would be the ones at Jurong West Street 25 at $585,000, and they are a slightly smaller size of 1,356 sq. ft. It’s a similar scenario to what we’ve found for 5-room HDB flats, as besides Woodlands, Jurong West represented the cheapest option. This would be an option for buyers who prioritise size over everything else, as the immediate options for MRT travel aren’t great. That said, once the Jurong Region Line is up, Jurong West or Bahar Junction MRT station would probably be the closest location.

For those looking at even larger living spaces, the flats at Sembawang would be the next best bet. These are at a sizeable 1,475 sq. ft., and despite the proximity to the industrial estate across Sungei Sembawang, the convenience of being within walking distance to Sembawang MRT and Sun Plaza may significantly enhance the appeal of this location.

For flats 30 years old and above, the most affordable option is located at Yishun. This is an even bigger flat of size 1,572 sq. ft. that was transacted at $600,000. The benefit of this location is that it is close to Yishun Park, but given that it is some distance away from Yishun MRT and Northpoint means that it isn’t for those who prize ultimate convenience.

If you are looking at a Maisonette option instead, the next cheapest alternative on the list would be Jurong West (again). Located at Jurong West Street 42, this is a Maisonette sized at 1,615 sq. ft. Like most of the bigger Jurong West options, it isn't near an MRT currently although you could walk to Corporation MRT on the Jurong Region Line once it is up.

Mature flats between 21 to 30 years old

Town	Address	Floor Range	Size	Lease Start	Price
PASIR RIS	269 PASIR RIS ST 21	04 TO 06	145	1994	$720,000
PASIR RIS	160 PASIR RIS ST 13	04 TO 06	149	1995	$728,000
PASIR RIS	131 PASIR RIS ST 11	04 TO 06	149	1994	$743,888
PASIR RIS	133 PASIR RIS ST 11	04 TO 06	146	1994	$758,000
PASIR RIS	713 PASIR RIS ST 72	04 TO 06	146	1996	$760,000
PASIR RIS	136 PASIR RIS ST 11	07 TO 09	145	1994	$770,000
PASIR RIS	643 PASIR RIS DR 10	04 TO 06	149	1995	$770,000
PASIR RIS	267 PASIR RIS ST 21	04 TO 06	144	1994	$777,000
TAMPINES	334 TAMPINES ST 32	04 TO 06	147	1996	$780,000
PASIR RIS	136 PASIR RIS ST 11	04 TO 06	149	1994	$780,000
PASIR RIS	710 PASIR RIS ST 72	04 TO 06	145	1996	$785,000
PASIR RIS	717 PASIR RIS ST 72	04 TO 06	143	1996	$785,000

Mature flats more than 30 years old

Town	Address	Floor Range	Size	Lease Start	Price
PASIR RIS	207 PASIR RIS ST 21	04 TO 06	147	1993	$738,888
PASIR RIS	240 PASIR RIS ST 21	04 TO 06	146	1993	$738,888
PASIR RIS	242 PASIR RIS ST 21	04 TO 06	148	1993	$742,000
PASIR RIS	238 PASIR RIS ST 21	04 TO 06	146	1993	$752,888
PASIR RIS	248 PASIR RIS ST 21	07 TO 09	148	1993	$755,000
PASIR RIS	235 PASIR RIS ST 21	07 TO 09	147	1993	$755,000
TAMPINES	426 TAMPINES ST 41	04 TO 06	143	1986	$760,000
PASIR RIS	505 PASIR RIS ST 52	04 TO 06	145	1993	$760,000
PASIR RIS	251 PASIR RIS ST 21	07 TO 09	145	1993	$765,000
PASIR RIS	248 PASIR RIS ST 21	07 TO 09	150	1993	$770,000
PASIR RIS	463 PASIR RIS ST 41	04 TO 06	145	1992	$770,000
TAMPINES	426 TAMPINES ST 41	04 TO 06	143	1986	$778,888
BEDOK	114 BEDOK RESERVOIR RD	10 TO 12	150	1985	$780,000
PASIR RIS	244 PASIR RIS ST 21	07 TO 09	145	1993	$780,000
PASIR RIS	465 PASIR RIS ST 41	07 TO 09	146	1992	$780,000
TAMPINES	874A TAMPINES ST 84	04 TO 06	149	1989	$780,000
TAMPINES	426 TAMPINES ST 41	04 TO 06	148	1986	$780,000
TAMPINES	428 TAMPINES ST 41	07 TO 09	148	1986	$782,000
PASIR RIS	128 PASIR RIS ST 11	04 TO 06	146	1988	$785,000
GEYLANG	334 UBI AVE 1	04 TO 06	146	1986	$785,000
TAMPINES	314 TAMPINES ST 33	04 TO 06	145	1993	$785,000
PASIR RIS	247 PASIR RIS ST 21	04 TO 06	148	1993	$785,000
PASIR RIS	203 PASIR RIS ST 21	10 TO 12	146	1993	$788,000
TAMPINES	429 TAMPINES ST 41	04 TO 06	148	1985	$788,000
PASIR RIS	249 PASIR RIS ST 21	07 TO 09	148	1993	$791,500
BEDOK	115 BEDOK RESERVOIR RD	04 TO 06	150	1985	$795,000
PASIR RIS	222 PASIR RIS ST 21	04 TO 06	149	1993	$795,000
TAMPINES	430 TAMPINES ST 41	07 TO 09	149	1986	$799,000

As for the mature estates, you won’t be able to find one that is between 11 to 20 years old (at least, that was recently transacted).

As you might expect, to get an HDB flat of such sizes in a mature town, you won’t be able to find any priced under $700,000. The cheapest so far has been located in Pasir Ris, where you can get sizes of 1,561 sq. ft. It is a decent location as you are close to Loyang Point, a neighbourhood mall in which you can find supermarket options such as Giant and Sheng Siong, as well as the usual food outlets. However, it is currently not near any MRT station, but the arrival of the Cross Island Line (Pasir Ris East MRT Station) will make up for it as it would almost be at your doorstep.

Finally, for flats that are above 30 years old, you’ll find that it is in the same circles of Pasir Ris (Pasir Ris Street 21) to be exact. Besides that, Tampines and Bedok are two other locations that come with prices below $800,000, and the ones at Bedok are some of the biggest that you’ll find at 1,615 sq. ft. Some people may find this location to be more palatable if they can’t wait for the new MRT lines to be up as it is within walking distance to Kaki Bukit on the Downtown line.

A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.

If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.