Showflat vs Actual Unit — What's Really Different

That gorgeous showflat? It's a marketing tool, not your future home. Here's what changes between the showflat and the actual unit you'll get.

Answer: The showflat and actual unit can differ in 5 key ways: (1) size — showflat walls may be thinner or layouts slightly adjusted; (2) furniture — undersized pieces make rooms look bigger; (3) finishes — premium materials in showflat may not be included in S&P specs; (4) ceiling height — actual 2.7–2.85m drops to 2.4–2.6m after AC trunking and false ceilings; (5) spatial tricks — mirrors, glass walls, removed doors, and strategic lighting. Always check the actual unit (bare unit), bring a laser tape, and compare against the floor plan and S&P specifications.

5 Key Differences: Showflat vs Actual Unit

What to watch for at every showflat visit

Area	Showflat (Display Unit)	Actual Unit
Wall thickness	May use thinner partition walls	Standard concrete/drywall (150–200mm)
Furniture size	Undersized beds, sofas, dining tables	Your normal furniture will be 10–20% larger
Flooring	Premium marble, engineered wood	Check S&P — often homogeneous tiles or vinyl
Ceiling height	2.7–2.85m, feels open and airy	2.4–2.6m effective (after AC trunking, false ceiling)
Doors & walls	Often removed or replaced with glass	Standard solid doors reduce sight lines

Furniture Tricks to Watch For

Developers hire ID firms to make small spaces feel large. These are the most common tricks:

→Queen beds labelled as king — a showflat "master bedroom" may have a queen bed (153cm) with space to walk around, but a real king bed (183cm) won't fit the same way

→No bedside tables — or wall-mounted floating shelves instead of normal furniture with depth

→2-seater sofa where you'd want a 3-seater — makes the living room look more spacious than it'll be

→Dining table for 2 in a "family" unit — your 4–6 seater dining set will eat into the living space

→Mirrors on walls — creates an illusion of double the space, especially in bedrooms and bathrooms

→No wardrobe in bedroom — or a shallow built-in that won't fit hangers normally

Ceiling Height — The Hidden Difference

Measurement	Showflat	Actual Unit
Slab-to-slab height	2.7–2.85m	2.7–2.85m (same)
AC trunking/false ceiling	Often hidden or minimal	–15 to –25cm
Effective living height	2.7–2.85m	2.4–2.6m (in AC areas)
Lighting	Recessed, warm, designed	Basic ceiling points only

Ask the developer for the slab-to-slab height and whether AC trunking will run through the living or bedroom areas. Some newer projects offer higher ceilings (3.0–3.15m) as a selling point.

Finishes — What's Included vs What's Showflat-Only

The S&P (Sale and Purchase) agreement lists exactly what you get. Everything else in the showflat is decoration.

Item	Showflat (Typical)	S&P Specs (Typical)
Flooring (living)	Marble / engineered timber	Homogeneous tiles or porcelain
Flooring (bedroom)	Engineered timber	Vinyl strip or laminate
Kitchen countertop	Natural stone / quartz	Compressed quartz or engineered stone
Kitchen appliances	Premium brand (Miele, Bosch)	May be different brand — check S&P
Bathroom fittings	Designer taps, rain shower	Basic range from listed brand
Wardrobe	Custom walk-in, soft-close	Standard built-in (if any)
Lights & fans	Designer pendants, recessed spots	Ceiling points only (you buy your own)

Always ask for the S&P specification sheet at the showflat. Some developers display a copy at the actual unit — compare line by line.

Showflat Visit Checklist

1. Bring a laser measuring tape

Measure every room. Compare bedroom widths, living room length, kitchen depth, and corridor widths against the floor plan. If a bedroom is listed as 3.2m x 2.8m, verify it.

2. Visit the actual unit (bare unit)

If available, this shows you the raw space without furniture illusions. Check wall finishes, flooring, bathroom tiles, and kitchen fittings — this is what you're actually buying.

3. Get the S&P specification sheet

This is the legally binding list of included finishes. Any premium item you see in the showflat that isn't on this list is NOT included. Pay special attention to flooring, appliance brands, and sanitary ware.

4. Check the ceiling for AC trunking

Ask where the AC trunking will run. Some layouts route trunking through the living room, dropping effective ceiling height. Corner units or units near the AC ledge may have more trunking.

5. Test your furniture mentally

Can your existing king bed fit with side tables? Will your 3-seater sofa + coffee table leave walking space? Will a 4-seater dining table block the kitchen entry? If in doubt, sketch it out on the floor plan.

6. Ask about the facing and view

The showflat doesn't show you the actual facing, neighbouring buildings, or afternoon sun exposure. Ask for the site plan and check which direction your shortlisted stack faces.

Found a unit you like at the showflat?

Run the numbers before you sign. Check your stamp duty, monthly mortgage, and total cash needed.

Stamp Duty Calculator Affordability Calculator

FAQ

Is the showflat the same size as the actual unit?

Not always. Display units in showflats sometimes have slightly different dimensions from the actual unit. The show unit may use thinner walls or exclude certain structural elements. Always compare the showflat layout against the official floor plan with exact sqft measurements. Bring a laser tape and verify bedroom, living room, and kitchen dimensions yourself.

Why does the showflat look so much bigger than the floor plan suggests?

Developers use several tricks: undersized or wall-mounted furniture that would not work in real life, mirrors on walls to create depth illusions, glass partitions instead of solid walls, no doors on bedrooms, and strategic lighting. The actual unit with normal-sized furniture will feel noticeably smaller.

What finishes in the showflat are actually included?

Check the S&P (Sale and Purchase) agreement specifications, not the showflat. Common differences: showflat may have upgraded flooring, designer light fixtures, premium appliances, and custom cabinetry that are NOT included. The contract specs might list basic laminate flooring, builder-grade lights, and standard fittings instead.

Should I look at the display unit or the actual unit?

Both. The display unit shows the developer's vision with furniture and finishes (which may not be included). The actual unit (also called bare unit or show unit without furnishing) shows the raw space, actual wall positions, and included finishes. If only the display unit is available, bring your own measuring tape and compare everything to the floor plan.

What is the ceiling height in the actual unit vs showflat?

Most new launch condos have a ceiling height of 2.7m to 2.85m. The showflat may feel taller because of recessed lighting, light paint colours, and no ceiling-mounted AC units. In the actual unit, factor in the AC trunking (drops ceiling by 15-25cm in parts), false ceilings for wiring, and ceiling fans. Effective living height may be 2.4-2.6m in some areas.

Can I request to see the actual unit during the showflat visit?

Yes, and you should always ask. Most developers set up both a display unit (furnished, styled) and an actual unit (bare, contract specs). If only the display unit is available, ask for the contract specification sheet and compare it against what you see. Some smaller launches may only have a display unit.

New Launch Condo Showflat Guide — full showflat visit walkthrough
New Launch Buying Process — from showflat to keys
New Condo Defect Inspection — what to check at handover
Progressive Payment Scheme — how you pay for new launches
Condo Size Guide (sqft) — typical sizes by bedroom count

Last updated Feb 2026. Showflat practices described are based on common developer practices in Singapore. Specifications vary by developer and project. Always refer to the S&P agreement for binding terms. This is general information, not property advice.