Are HDB Executive flats still being built?

No. HDB stopped building Executive flats in the 1990s. All Executive flats on the market today are resale units. The fixed supply creates a scarcity premium in popular estates.

Which is bigger -- HDB 5-room or Executive flat?

Executive flats are larger, typically 140–160 sqm versus 110–120 sqm for 5-room flats. Some Executive Maisonettes have additional loft space.

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HDB 5-Room vs Executive Flat 2026: Which Holds Value Better?

By Winfred Quek · CEA R073319H · 8-minute read · Last reviewed May 2026

Quick answer: Executive flats are larger (140–160 sqm vs 110–120 sqm for 5-room) and no longer built creating a scarcity premium of 5–15% per sqm in prime HDB estates. But 5-room flats have a wider buyer pool and faster liquidity. For value retention, Executive flats win in Bishan, Toa Payoh, and Queenstown. For ease of sale, 5-room wins everywhere.

Facts verified: May 2026 · Sources linked below

What Is an Executive Flat?

HDB Executive flats (also called Executive Apartments or Executive Maisonettes) were built from the late 1970s to the mid-1990s. HDB stopped building them after the 1990s in favour of the DBSS (Design, Build and Sell Scheme) and executive condominiums. There will be no new Executive HDB flats ever. The existing stock is finite and ageing.

Types of Executive flats:

Executive Apartment (EA): Single-storey, typically 140–160 sqm. 3 bedrooms plus a utility room/study. Similar layout to a 5-room but larger.
Executive Maisonette (EM): Two-storey flat, typically 145–160 sqm. Living area on lower floor, bedrooms on upper floor. Prized for the distinct layout and sense of space.

Size Comparison

Flat Type	Typical Size (sqm)	Bedrooms	Layout
HDB 5-room	110–120 sqm	3	Single-storey
Executive Apartment	140–155 sqm	3 + study/utility	Single-storey
Executive Maisonette	145–165 sqm	3–4	Two-storey (duplex)

Price Comparison by Estate (2026)

Estate	5-Room Price Range	Executive Flat Price Range	Executive Premium
Bishan (D20)	$900K – $1.15M	$1.05M – $1.35M	~12–18%
Toa Payoh (D12)	$800K – $1.05M	$950K – $1.25M	~15–20%
Queenstown (D3)	$850K – $1.1M	$1.0M – $1.3M	~12–18%
Marine Parade (D15)	$750K – $950K	$900K – $1.15M	~12–15%
Tampines (D18)	$600K – $780K	$720K – $920K	~10–15%
Hougang (D19)	$550K – $720K	$640K – $830K	~10–15%

PSF Comparison: Does Executive Command a True Premium?

On a per-square-foot basis, the picture is more nuanced. In prime estates like Bishan and Toa Payoh, Executive flats often transact at a higher PSF than 5-room flats meaning buyers pay a premium not just for the extra size but for the flat type itself. This reflects the scarcity effect and the prestige associated with the duplex layout of Maisonettes.

In outer estates (Hougang, Jurong West, Woodlands), the PSF premium for Executive flats over 5-room is smaller typically 3–8% because the buyer pool for large, older flats is thinner in less central locations.

Liquidity: 5-Room Wins Decisively

5-room flats have a much larger pool of potential buyers. More buyers can qualify (income, loan, CPF) for a $700,000 5-room flat than for a $900,000+ Executive flat. This translates to:

More viewings per week on PropertyGuru / 99.co
Faster time to offer (typically 2–4 weeks less than equivalent Executive)
Easier to sell at or near asking price without extended negotiation

Executive flats, particularly Maisonettes, also carry a practical disadvantage: they have stairs. Older buyers and buyers with young children often prefer single-storey layouts. This limits demand from older demographics who would otherwise be natural upgraders.

Age of Executive flats: The youngest Executive flats were built in the mid-1990s now 30+ years old. Remaining lease is typically 65–70 years. By 2030–2035, some Executive flats will fall below 60 years remaining lease, triggering CPF proration and loan tenure caps. Factor this into your long-term value assessment. See our lease decay guide.

IRAS Annual Value and Property Tax

IRAS assigns an Annual Value (AV) to each property based on estimated annual rental value. Executive flats have higher AVs than 5-room flats in the same estate due to larger size. Higher AV means higher property tax a recurring cost difference that compounds over time for owners who do not rent out the flat.

Which to Buy: Decision Framework

Your Priority	5-Room	Executive Flat
Largest living space within HDB budget		Strong fit
Fastest resale / highest liquidity	Strong fit
Long-term value in prime estate	Good	Better (scarcity)
Budget under $700K	Yes (outer estates)	Limited choice
No stairs preference (elderly family)	Strong fit	Avoid Maisonette
Investment / rental yield	Good liquidity	Higher rent but slower to let
School catchment in D20 / D12	Good	Same catchment, more space

Best Estates for Executive Flat Value Retention

Not all Executive flats are equal. The strongest value retention is in estates where:

Remaining lease is still 65+ years (built post-1985)
The estate has strong amenity support (MRT, schools, hawker centres)
Buyer demand is driven by school proximity or lifestyle factors that persist

Top estates by these criteria in 2026: Bishan (near Raffles Institution, Catholic High, Bishan MRT), Toa Payoh (central, strong amenities), Queenstown (mature, near Clementi and city), Marine Parade (East Coast lifestyle, good schools).

Outer estates with meaningful Executive flat stock Tampines, Hougang, Pasir Ris show value retention but without the price ceiling support of mature central estates.