# Where To Find HDB Executive Apartments In 2026 From $750K

- **Source:** Stacked Homes
- **Published:** 2026-08-21T12:57:52.000Z
- **Author:** Sihan Chia
- **Original:** https://stackedhomes.com/where-to-find-hdb-executive-apartments-in-2026-from-750k-to-over-1-3m/
- **Topics:** HDB & Public Housing, Private Residential, Government & Policy

## Featured rationale

The wide price gap signals location-sensitive demand for scarce large-format flats, while policy changes may channel more private-property owners toward larger HDB resale homes.

## AI summary

From January 2025 to August 2026, Executive Apartment prices averaged $749,719 in Sembawang versus $1,390,000 in Bukit Timah, across 23 HDB towns.

## Original article

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.

An example of a typical layout of an Executive Apartment in Singapore.

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.

HDB towns | Size range (sq ft) | Current age range | Average resale price | No. of tnx done

ANG MO KIO | 1,550 – 1,679 | 30 | $1,103,250 | 8

BEDOK | 1,518 – 1,701 | 30 – 42 | $1,017,164 | 46

BISHAN | 1,518 – 1,625 | 34 – 39 | $1,257,378 | 5

BUKIT BATOK | 1,496 – 1,615 | 28 – 42 | $887,233 | 52

BUKIT PANJANG | 1,335 – 1,625 | 23 – 39 | $848,545 | 82

BUKIT TIMAH | 1,528 | 37 | $1,390,000 | 1

CHOA CHU KANG | 1,345 – 1,636 | 23 – 37 | $806,204 | 105

CLEMENTI | 1,550 – 1,658 | 41 – 41 | $1,033,000 | 1

GEYLANG | 1,550 – 1,722 | 39 | $1,115,200 | 5

HOUGANG | 1,464 – 1,561 | 26 – 40 | $935,004 | 47

JURONG EAST | 1,507 – 1,744 | 28 – 41 | $989,249 | 38

JURONG WEST | 1,345 – 1,658 | 24 – 38 | $785,601 | 152

KALLANG/WHAMPOA | 1,518 – 1,572 | 32 – 40 | $1,155,689 | 10

PASIR RIS | 1,528 – 1,668 | 30 – 34 | $909,011 | 200

PUNGGOL | 1,378 – 1,399 | 22 – 23 | $815,612 | 43

QUEENSTOWN | 1,561 – 1,668 | 31 – 33 | $1,281,417 | 6

SEMBAWANG | 1,345 – 1,518 | 24 – 28 | $749,719 | 108

SENGKANG | 1,345 – 1,539 | 23 – 28 | $840,014 | 141

SERANGOON | 1,507 – 1,615 | 28 – 41 | $1,080,410 | 26

TAMPINES | 1,475 – 1,776 | 29 – 42 | $963,714 | 113

TOA PAYOH | 1,550 – 1,604 | 33 – 37 | $1,172,000 | 4

WOODLANDS | 1,399 – 2,067 | 25 – 41 | $940,938 | 207

YISHUN | 1,518 – 1,948 | 34 – 39 | $942,955 | 48

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.

## Chinese translation

> Translation model: openai_codex_cli

### 2026 年从 75 万新元起，哪里可以找到 HDB 公寓式组屋

2026 年，公寓式组屋价格平均接近 100 万新元。Stacked 梳理了全部 23 个 HDB 市镇的 EA 平均价格，从北部和西部较可负担的区域，到中央区的高端地址。

新加坡公共住房单位的类型，很好地反映了这些年来我们社会所面对的优先事项和公共住房需求，无论是前新加坡改良信托局（Singapore Improvement Trust，SIT）兴建的低层组屋，还是建屋发展局（Housing and Development Board，HDB）兴建的高层组屋楼宇。

回顾过去，我们可以看到，在独立后的早期年份，HDB 只兴建一房至四房式组屋。但随着家庭变得更富裕，对更大住房的需求增长，政府在 1970 年代引入了五房式组屋。随后在 1980 年代引入了公寓式组屋（Executive Apartments，EA）和复式公寓式组屋（Executive Maisonette，EM）。

这些大面积组屋的需求一直很高，而在 HDB 以先是设计、建造与销售计划（Design, Build, Sell Scheme，DBSS）组屋，随后于 1995 年以执行共管公寓（Executive Condominiums，EC）取代它们之后，其吸引力进一步提升。

如今，市场上有略多于 300,000 套这类大户型组屋（EM 和 EA），这无疑吸引了偏好宽敞居住空间的组屋业主，尤其是在新的预购组屋（Build-To-Order，BTO）单位面积缩小的情况下。

EA 和 EM 组屋与 3Gen 组屋属于同一类别，通常拥有三至四间卧室，以容纳较大的家庭。我们查看了过去一年 EA 的交易，以及近期政策变化可能带来的趋势。但首先：

什么是公寓式组屋（EA）？

这种公共住房单位属于当今市场上能找到的最大型转售公共住房之一。它于 1984 年推出，并在 2000 年代初停建，这意味着最年轻的一批 EA 组屋也已经超过 20 年屋龄。

这些组屋面积从 1,300 至 2400 平方英尺不等，最初兴建的目的是为希望拥有更大、更高质量公共住房、但又不想支付私人住宅市场更高价格的家庭，弥合住房缺口。

一般而言，大多数 EA 组屋采用单层布局，通常设有专门的餐厅/客厅空间、阳台，以及一间书房和三间卧室。

新加坡一套典型公寓式组屋布局的示例。

新加坡各地 EA 组屋的分布

EA 组屋最集中的地方在郊区 HDB 市镇，这些地区是 HDB 在 1980 年代末和 1990 年代的发展重点。因此，EA 组屋大多位于成熟的邻里社区，包括 Woodlands、Pasir Ris、Jurong West、Hougang 和 Sengkang。

Woodlands 在整体供应量和交易量方面位居榜首，而 Jurong West 由于单位面积，持续位列前三。Bishan、Bukit Timah 和 Queenstown 有少量 EA 组屋，但它们很少出现在市场上，且通常因稀缺性而享有价格溢价。

当前 EA 价格概览

*下表基于 2025 年 1 月至 2026 年 8 月记录的 EA 交易。

HDB 市镇 | 面积范围（平方英尺） | 当前屋龄范围 | 平均转售价格 | 已完成交易数量

ANG MO KIO | 1,550 – 1,679 | 30 | 1,103,250 新元 | 8

BEDOK | 1,518 – 1,701 | 30 – 42 | 1,017,164 新元 | 46

BISHAN | 1,518 – 1,625 | 34 – 39 | 1,257,378 新元 | 5

BUKIT BATOK | 1,496 – 1,615 | 28 – 42 | 887,233 新元 | 52

BUKIT PANJANG | 1,335 – 1,625 | 23 – 39 | 848,545 新元 | 82

BUKIT TIMAH | 1,528 | 37 | 1,390,000 新元 | 1

CHOA CHU KANG | 1,345 – 1,636 | 23 – 37 | 806,204 新元 | 105

CLEMENTI | 1,550 – 1,658 | 41 – 41 | 1,033,000 新元 | 1

GEYLANG | 1,550 – 1,722 | 39 | 1,115,200 新元 | 5

HOUGANG | 1,464 – 1,561 | 26 – 40 | 935,004 新元 | 47

JURONG EAST | 1,507 – 1,744 | 28 – 41 | 989,249 新元 | 38

JURONG WEST | 1,345 – 1,658 | 24 – 38 | 785,601 新元 | 152

KALLANG/WHAMPOA | 1,518 – 1,572 | 32 – 40 | 1,155,689 新元 | 10

PASIR RIS | 1,528 – 1,668 | 30 – 34 | 909,011 新元 | 200

PUNGGOL | 1,378 – 1,399 | 22 – 23 | 815,612 新元 | 43

QUEENSTOWN | 1,561 – 1,668 | 31 – 33 | 1,281,417 新元 | 6

SEMBAWANG | 1,345 – 1,518 | 24 – 28 | 749,719 新元 | 108

SENGKANG | 1,345 – 1,539 | 23 – 28 | 840,014 新元 | 141

SERANGOON | 1,507 – 1,615 | 28 – 41 | 1,080,410 新元 | 26

TAMPINES | 1,475 – 1,776 | 29 – 42 | 963,714 新元 | 113

TOA PAYOH | 1,550 – 1,604 | 33 – 37 | 1,172,000 新元 | 4

WOODLANDS | 1,399 – 2,067 | 25 – 41 | 940,938 新元 | 207

YISHUN | 1,518 – 1,948 | 34 – 39 | 942,955 新元 | 48

根据近期交易数据，EA 交易数量最高的市镇是 Woodlands，其次是 Pasir Ris 和 Jurong West。

一般来说，2000 年以前建成的 EA 单位，往往是寻找这类组屋买家的首选。尽管屋龄较高，这些组屋也是市场上面积最大的单位之一。这是因为在那一年之后，所有单位类型的平均组屋面积开始缩小。

拥有 EA 的优点与缺点

在申请组屋之前，你可能需要权衡一些典型标准，例如地点、预算，以及你计划在这套组屋居住多久。考虑 EA 这类较旧组屋的面积可能很有吸引力，但也有一些值得思考的因素。

如果你想知道 EA 是否适合你，请考虑以下因素：

总价量子

租约递减的负面影响，以及你可以获得的贷款金额

你的生活方式需求是否与单位布局匹配

1. 总价量子

以百万新元组屋交易发生的速度来看，显然有越来越多买家看到了部分地段优越组屋的价值。然而，什么时候这样的购买才算买得划算，或是付得太多？

对于正在考虑 90 万新元价位组屋的人来说，Sembawang、Jurong West 或 Woodlands 等非成熟市镇有不少选择。这些地区的大多数 EA 组屋通常以 700,000 至 900,000 新元的价格区间转手。

不过，对于偏好居住在 Ang Mo Kio、Bishan 或 Queenstown 等中央成熟地区的人来说，这些地区的 EA 要求极高的价格溢价。这些市镇的价格（涵盖各类单位，而不只是 EA）经常超过 100 万新元大关，需要显著的估价溢价现金（Cash Over Valuation，COV），因为潜在买家由于剩余租约的关系，不太可能给出如此高的价格。

2. 租约递减的负面影响，以及你可以获得的贷款金额

租约递减是较旧组屋业主常见的担忧，这自然也包括 EA 业主。他们最关心的，可能是潜在买家群体正在缩小，这些买家在申请房屋贷款或使用 CPF 资金购买较旧组屋时，可能会遇到融资问题。

对于 35 岁至 45 岁以上的买家，如果剩余租约可以覆盖最年轻买家至 95 岁，通常在 CPF 使用或 HDB/银行贷款金额方面没有限制。

这更多是年轻首次购房者面对的问题。如果租约无法持续到你 95 岁，你的贷款与估值比率（loan-to-value，LTV）限制以及可使用的 CPF 资金金额将下降，这意味着需要预先支付更多现金。

3. 生活方式和布局

对于优先考虑宽敞居住环境的屋主来说，EA 可能是一个不错的选择，因为你能以相对较低的总价获得较大的空间，尤其是在与四房式或五房式 HDB 组屋比较时。

与面积相近的复式公寓式组屋不同，你也无需处理上下楼梯才能到卧室的麻烦。这适合大家庭以及多代同住的买家。

与 BTO 组屋相比，你在如何利用居住空间方面将享有更高灵活性，这些空间从 1,400 至超过 1,600 平方英尺不等，配有大型杂物房、独立用餐区和宽大的阳台。

话虽如此，EA 并不适合所有人，当然也不适合作为退出计划。40 年屋龄组屋的买家群体不仅会显著缩小，与较新的四房式或五房式组屋相比，资本增值也会大幅放缓。

那么，我们对公寓式组屋的看法是什么？

随着 HDB 转售市场在下半年回暖，进入 HDB 转售市场的私人房地产屋主群体扩大，可能会发现较大组屋更符合他们的住房需求。

在近期政策变化的支撑下，这类转售组屋的需求看来将继续增长。这包括取消计划购买转售组屋的私人房地产屋主 15 个月等候期，以及新 EC 的 10 年最低居住年限（Minimum Occupation Period，MOP）。

行业观察人士指出，这一变化可能会让更多私人转售住宅进入市场，同时推动对较大转售组屋的需求。