The HDB Flat Layout Guide: What’s Available on Today’s Market?

HDB has come a long way since its inception in 1960, shaping the everyday lives of generations of Singaporeans. Today, public housing remains the backbone of our residential landscape, with 8 in 10 Singaporeans living in HDB flats.

With smaller households and hybrid working becoming the norm, choosing the right flat has never mattered more. Not sure where to start? This simple guide will help you choose a home that fits your lifestyle and long-term goals.

HDB Flat Types Explained: Which One is Right for You?

Table 1: HDB Flat Type and Sizes (sqm) In a Pipeline

Based on the 2025 BTO Launch 

*Based on flats sold between 2015 and 2025 (Includes: DBSS, Improved, Model A, Premium Apartment Standard and Simplified) (Excludes: HDB Terrace)

Studio Apartment (SA) vs 2-Room Flat: What is the Difference? (SA 36 – 45 sqm |2-room 34 – 67 sqm)

Photo 1: SA and 2-Room HDB Floor Plan Comparison

Studio Apartments (SA) and 2-room flats have been phased out of BTO projects and are now available only in the resale market. 

SA units feature a single open-plan layout, with the living, sleeping, and kitchen areas sharing the same space. The bathroom is the only enclosed room in these units.

2-Room flats, on the other hand, come with a separate, enclosed bedroom that provides greater privacy.

Given their compact floor plates and entry-level prices, these options are well suited to Singles and Seniors.

The 2-Room Flexi Scheme: A new generation of homes suited for Seniors and Singles (40 – 48 sqm) 

Introduced in 2015, the 2-Room Flexi flat replaced the studio apartment and 2-room flat schemes. These units closely resemble standard 2-room flats, with a fully enclosed bedroom and bathroom, and open-plan dining and living areas.

The “Flexi” concept refers to a versatile lease structure that allows eligible elderly aged 55 years and above to opt for a shorter lease term (15-45 years in 5-year increments, with the minimum lease covering occupancy up to age 95). This enables homeowners to right-size, unlocking funds for retirement.

2-room Flexi flats are the sole BTO option for singles aged 35 and over and are popular among this demographic, who prefer living independently. Furthermore, changes to the BTO classification system in October 2024 made applications for these flats open islandwide, making them even more popular among singles, who can now apply for these flats in previously restricted mature estates.

3-Room Flats: Compact but Practical (65 – 70 sqm)

Photo 3: 3-Room BTO Floor Plan

3-Room flats offer practicality with a compact, efficient layout. They feature 2 bedrooms, including a master bedroom with an en-suite bathroom, alongside a living and dining area, a kitchen, and a shared bathroom.

Well-suited for young couples purchasing their first home, or small families with one child, the compact yet practical offers two bedrooms and two bathrooms at an affordable entry price. Purchasing a 3-room flat could offer greater cash flexibility to buy other items, such as furniture or a car, until the owner decides it's time to upgrade.

Furthermore, singles with more cash could consider buying a 3-room flat rather than a 2-room flat on the resale market, enjoying perks such as a master bedroom with an en-suite bathroom and more living space. They may even opt to rent out a room to a tenant, which could help pay the mortgage.

4-Room Flats: More Than Just a ‘Standard Home’ (89 – 94 sqm | 70 – 135)

Photo 4: 4-room BTO Floor Plan Comparison

In Singapore, the average household size is about 3.09 persons (according to SingStat), typically comprising 2 parents and one child. A 4-room flat naturally fits this profile, offering 3 bedrooms that comfortably accommodate this family structure, leaving room for another child or an elderly family member to stay.

With shrinking household sizes in Singapore, homeowners have come up with creative ways to utilise the extra room and floor space offered by 4-room flat layouts. Examples include carving out a room for a walk-in wardrobe or dedicating a room to a study/office, as work-from-home (WFH) arrangements have become more commonplace since the COVID-19 pandemic.

4-room flats are offered across virtually all estates and BTO projects islandwide, with affordable options between $300k and $400k in up-and-coming estates, all the way to projects in prime locations upwards of $600k. 

Additionally, with fewer 5-room flats being launched, especially in prime locations, newer resale 4-room HDBs in these locations have seen a steady increase in demand and transaction prices. This has transformed 4-room HDBs from a “standard home” into a valuable investment asset.

5-Room Flats: When Living Space Becomes a Priority (109 – 124 sqm* 110 – 114 sqm)

Photo 5: 5-Room BTO Floor Plan Comparison

The first thing that stands out about 5-room flats is that they have the same number of bedrooms as their smaller 4-room flat counterparts.

Instead, the extra square footage goes into the common areas, providing them with a larger, more spacious living space. For households that require more space or need more than just bedrooms, the 5-room flat offers greater comfort, space and versatility. A quick look at 5-room flat renovations on property portals and social media shows that designers take more liberties with 5-room flats, designing enhanced living and dining spaces that make them perfect for hosting, hobby spaces, or larger families.

However, as the average household size in Singapore decreases, 5-room flats are less prominent in BTO launches. Since the reclassification of BTO flats into Standard, Plus, and Prime categories, new 5-room flats have been offered only in Standard projects.

As BTO flat prices are based on existing resale transactions, we are unlikely to see 5-room flats offered in Plus or Prime locations, given the high resale prices of 5-room flats in centrally located, mature estates. 

3rd Gen HDB Flats: Big and Generational  (124 – 195 sqm | 115 – 120 sqm)

Photo 6: 3 GEN BTO Floor Plan

3Gen flats are essentially enhanced 5-room flats, featuring an additional master bedroom and designed for 3 generations of families living together. Yet despite its limited supply, it remains one of the least popular flat types.

This is largely due to its eligibility rules. 3Gen flats can be purchased and resold only to multi-generational families, significantly narrowing the buyer pool and reducing resale liquidity, especially given that young couples and buyers make up a sizable portion of the market who prefer to live independently rather than continue living with their parents.

Executive Flats: The Discontinued Luxury Flats

The Executive Apartment (EA) and Executive Maisonette (EM) were phased out in 1995 because they no longer met the evolving lifestyle of higher-income families. They were subsequently replaced by the Executive Condominium (EC) Scheme, which offers a step-up housing option with condominium-style facilities at a more accessible price point. 

Executive Apartment (EA): Upsized 5-Room Flat (124 – 195 sqm)

Photo 7: EA HDB Floor Plan 

In terms of layout, EAs are similar to a 5-room flat, typically featuring 3 bedrooms, including a master bedroom with an en-suite bathroom, a kitchen, and a living and dining area.

The key difference lies in size: approximately 25% larger, averaging around 150 sqm, compared with about 110 sqm for a typical 5-room flat. The additional space could take the form of a dedicated study area, a larger foyer, or even a balcony.

Most EAs are located in mature estates with established amenities, good schools, strong transport links, and a wide range of dining options. Thus, they remain a compelling choice for buyers who prioritise space, particularly right-sizers from private condominiums or landed homes, who are accustomed to larger living areas without compromising on convenience. However, due to their scarcity and size, they often transact at premium prices on the resale market.

Executive Maisonette: The HDB with a Staircase (138 – 243 sqm)

Photo 8: EM HDB Floor Plan

The Executive Maisonette (EMs), colloquially known as Maisonettes, are among the most distinctive HDB housing models, largely because of their two-storey layout. No new EMs have been built since 1995; they are highly sought after in the resale market.

The lower level typically features the living and dining areas, the kitchen, a balcony or utility area, and a shared bathroom, while the upper level features 3 bedrooms, including a master bedroom with an en-suite bathroom, and, in many cases, an open corridor or family spaces. 

This design makes EMs particularly appealing to multi-generational families or homeowners who want to separate social and resting spaces. The dual-level design also creates a “landed-home” feel without leaving the HDB housing landscape.

In Singapore’s ageing society, practicality comes under the spotlight. Stair usage is a key consideration, and one of the reasons HDB eventually stopped building such flats, particularly for households with elderly parents or family members with mobility issues. 

Adjoined flat: The Jumbo Flat (144 – 190 sqm)

Photo 9: Adjoined Flat Floor Plan 

Adjoined flats, more commonly known as “Jumbo Flats”, are among the rarest and largest HDB homes available today. Introduced in the late 1980s to address an oversupply of unsold flats, they were created by combining 3-room or 4-room units into a single, significantly larger home. 

Today, these larger flats are predominantly found in non-mature estates such as Woodlands, Yishun and Jurong. The combined layout offers 4 to 5 bedrooms, including two master bedrooms with en-suite bathrooms, and a substantially larger living area. This layout is ideal for larger households or homeowners who value generous space more than proximity to the city centre.

Conclusion

Ultimately, the type of homes you choose is just a framework; what truly matters are the memories you create within those walls. The key is to distinguish between your wants and needs. For example, an additional bedroom for a growing family or a dedicated work-from-home space may be a need, while a walk-in wardrobe or a larger living area may be a want.

At the same time, it is important to consider the remaining lease term of the flat you chose. While older flats may offer larger spaces, a shorter lease can affect resale potential, loan and grant eligibility, and long-term value, depending on location. 

Above all, avoid overstretching your budget in pursuit of extra space. A home should provide comfort, not financial strain. If you are unsure which type of HDB flat to purchase, reach out to one of our ERA Trusted Advisers today for expert insights and informed decision-making.