Answer
HDB Maisonette Resale Value in 2026
The biggest HDB flats ever built — 150–170 sqm duplex units, premium pricing, but a ticking lease clock.
Answer: Executive Maisonettes (EMs) transact at $800,000–$1,200,000 in 2026. They offer 150–170 sqm of space across 2 storeys — bigger than most 3-bedroom condos. But most were built 1986–1995, leaving only 60–70 years of lease. Below 60 years, bank LTV drops and CPF gets pro-rated. EIP/SPR quotas can shrink the buyer pool by 70–80%, discounting prices 5–15%. Buy for the space, not for appreciation.
Maisonette Prices by Location (2026)
Executive Maisonettes, recent transactions
| Estate | Price Range | Remaining Lease | Notes |
|---|---|---|---|
| Bishan / Toa Payoh | $1,050,000–$1,300,000 | 62–68 yrs | Highest demand, MRT access |
| Ang Mo Kio / Hougang | $950,000–$1,100,000 | 60–66 yrs | Mature estate premium |
| Tampines / Pasir Ris | $880,000–$1,050,000 | 62–68 yrs | East-side demand |
| Jurong / Clementi | $850,000–$1,000,000 | 60–65 yrs | Jurong Lake District upside |
| Woodlands / Sembawang | $780,000–$920,000 | 62–68 yrs | Most affordable EMs |
Based on HDB resale transactions in late 2025 and early 2026. Actual prices depend on floor, condition, and renovations.
Maisonette vs Condo at $1,000,000
| Factor | Executive Maisonette | Condo ($1M) |
|---|---|---|
| Size | 150–170 sqm | 70–90 sqm |
| Layout | 2-storey, 3–4 bedrooms | Single floor, 2–3 bedrooms |
| Remaining lease | 60–70 years | 90–99 years (or freehold) |
| Facilities | None (HDB common areas) | Pool, gym, security, parking |
| Rental flexibility | Room rental only (HDB rules) | Whole-unit rental allowed |
| PSF | $500–$700/sqft | $1,000–$1,400/sqft |
| Appreciation potential | Limited (lease decay) | Better (longer lease) |
Lease Decay Timeline for Maisonettes
Most maisonettes were built between 1986 and 1995. Here's what happens as the lease runs down.
| Year | Remaining Lease | Financing Impact |
|---|---|---|
| 2026 (now) | 60–70 yrs | Still financeable, CPF mostly OK |
| 2036 | 50–60 yrs | LTV drops, CPF pro-rated for young buyers |
| 2046 | 40–50 yrs | Max LTV 45–55%, short tenure, shrinking buyer pool |
| 2056 | 30–40 yrs | Most banks decline, cash buyers only |
| 2066+ | <30 yrs | No bank loan, no CPF below 20 yrs |
If you buy a maisonette in 2026 with 65 years left and plan to sell after 20 years (2046), the next buyer faces a 45-year lease — severely restricted financing.
EIP & SPR Quota Impact
The Ethnic Integration Policy limits racial proportions per block and neighbourhood. Maisonette blocks in mature estates often hit Chinese quota limits, restricting the buyer pool to minorities only.
| Quota Status | Eligible Buyers | Price Impact |
|---|---|---|
| No quota hit | All ethnicities | Market price |
| Chinese quota hit | Malay + Indian only | −5% to −15% |
| SPR quota hit | SC only (no PRs) | −3% to −8% |
| Both quotas hit | Minority SC only | −10% to −20% |
Check EIP/SPR status on the HDB Resale Portal before making an offer. This is the most common reason maisonettes sit on the market longer.
See what you can afford after selling your maisonette
Plug in your maisonette price, CPF usage, and loan balance to see your upgrade options — including the CPF accrued interest you'll need to refund.
FAQ
What is an HDB maisonette?
An HDB maisonette is a 2-storey HDB flat built between the late 1980s and mid-1990s. They range from 150-170 sqm (about 1,600-1,800 sqft) and come in Executive Maisonette (EM) and DBSS variants. HDB stopped building maisonettes after 1995, making them a finite supply. They're the largest HDB flat type ever built — bigger than most 3-bedroom condos.
How much does an HDB maisonette cost in 2026?
Executive Maisonettes (EMs) transact between $800K and $1.2M depending on location and remaining lease. Mature estates like Bishan, Toa Payoh, and Ang Mo Kio command $1M+. Non-mature estates like Jurong and Woodlands are $800K-$950K. The highest recorded EM transactions have crossed $1.3M in Queenstown and Toa Payoh.
Is the lease decay a real problem for maisonettes?
Yes. Most maisonettes were built 1986-1995, meaning they have 60-70 years of lease remaining in 2026. At 60 years, bank LTV starts dropping and CPF usage gets pro-rated for younger buyers. A 30-year-old buying a maisonette with 62 years left only gets 62/65 = 95% CPF usage. Below 50 years, financing becomes very difficult. The clock is ticking.
How does EIP affect maisonette resale prices?
The Ethnic Integration Policy (EIP) caps racial proportions per block. If a block hits its Chinese quota (87% neighbourhood, 84% block), only minority buyers can purchase — shrinking the buyer pool by 70-80%. This can discount prices by 5-15%. SPR quota (5% block, 8% neighbourhood) similarly restricts PR buyers. Always check EIP/SPR status on HDB's website before making an offer.
Should I buy an HDB maisonette as an investment?
Maisonettes are lifestyle purchases, not investments. The lease decay means they're depreciating assets — a maisonette with 65 years left will have 40 years left when you sell after 25 years, severely limiting the next buyer's financing. You're paying $800K-$1.2M for a flat that will eventually return to zero. Buy one if you want the space and plan to live there long-term. Don't buy one expecting capital appreciation.
How does a maisonette compare to a condo at the same price?
At $1M, an EM gives you 150-170 sqm (1,600-1,800 sqft) on a 60-70 year lease with no facilities. A $1M condo gives you 70-90 sqm (750-970 sqft) on a 99-year lease (or freehold) with pool, gym, and security. The maisonette wins on space by 2x. The condo wins on lease, facilities, and appreciation potential. After MOP, the condo can also be rented out fully without HDB restrictions.
Related
- Lease Decay in Singapore — how remaining lease kills value
- HDB Ethnic Integration Policy (EIP) — quota limits and price impact
- HDB 5-Room Resale Price 2026
- HDB Upgrading to Condo Guide
- HDB Sale Proceeds Calculator
Last updated Feb 2026. Prices based on HDB resale transaction data. Lease remaining is approximate based on build year. EIP quotas change as transactions occur. This is general information, not financial advice.