HDB executive flat price guide
Executive flats need their own comparison. Their larger floor areas, different models and uneven supply make whole-estate or 5-room medians a poor shortcut.
Published Jul 2026. Data is for research and comparison only.The direct answer
Compare an HDB executive flat with other executive flats before looking at the whole estate. Narrow by flat model, floor area, remaining lease, street and storey range. A 4-room or 5-room estate median can make an executive asking price look unusually high even when the larger flat is trading normally for its segment.
Across resale approvals available from Aug 2025 through Jul 2026, 1,357 executive flats changed hands. The median resale price was $910,000, median PSF was $585 and the typical floor area was 146 square metres. Those national figures are useful orientation, but estate differences are large.
Bishan's median in that window was $1.269 million. Sembawang's was $751,500. Neither number tells you that one flat is automatically better value. Location, supply, lease, model and buyer demand are doing different work in each estate.
Why executive flats need a separate guide
Executive flats sit in a different size and price band from the HDB homes that dominate most estate summaries. The national median floor area in the recent window was 146 square metres, roughly 1,572 square feet. That changes the total price even when PSF is lower than a smaller flat nearby.
Supply is also uneven. Woodlands recorded 164 executive-flat resales in the latest twelve-month window, while Punggol recorded 23. A buyer in Woodlands has a deeper set of recent comparisons. A buyer in a thinner market may need to widen from street to estate while staying within the executive category.
The buyer pool can differ too. Households looking for a maisonette or a 145-square-metre apartment are not always comparing the same alternatives as someone shopping for a standard 4-room flat. The correct benchmark follows the buyer's realistic choices.
Executive is the flat type, not the full description
The resale records place several flat models under the Executive flat type. In the recent window, Executive Apartment was the largest group with 686 transactions. Maisonette followed with 522, while Premium Apartment accounted for 135. Smaller groups included Adjoined Flat and Premium Maisonette.
The model changes the layout and the comparison. Maisonettes spread the home across two levels and may attract buyers who value separation between living and sleeping areas. Executive Apartments usually keep the space on one level. A buyer who strongly prefers one format should not use the other as the main anchor without an adjustment.
Recent medians reflect that difference. Maisonettes recorded a median price of $958,000 and median PSF of $604. Executive Apartments recorded $890,000 and $576 psf. The model is not the only reason for the gap, but it is too important to leave out.
Read the recent national number carefully
The $910,000 latest-twelve-month median is far above the $495,000 median across all executive-flat resales since 1990. That does not mean a typical executive flat simply doubled in value. The all-time figure blends more than three decades of transactions, different lease ages and very different market conditions.
For a current asking-price check, recent transactions should lead. The long history is still useful for understanding supply, model distribution and how the segment has changed. It should not be quoted as today's normal price.
The prior twelve-month window recorded a median of $888,000 and median PSF of $570. The more recent window moved to $910,000 and $585 psf, while transaction count fell from 1,664 to 1,357. That is a useful market observation, not a forecast for the next sale.
Estate can move the price by hundreds of thousands
Bishan led estates with at least 20 recent executive-flat sales, recording 40 transactions and a median price of $1.269 million. Serangoon followed at $1.0575 million, while Bedok reached $1 million. Hougang and Tampines were close behind at $980,000 and $969,000.
At the other end of the same comparison, Jurong West recorded an $800,000 median and Sembawang $751,500. The national $910,000 figure sits between those markets. Applying it directly to either estate would flatten a gap that buyers are clearly paying.
Open the estate page first, then the exact street. An executive flat on Toh Yi Drive, Bishan Street 12 or Woodlands Street 81 belongs to a local market before it belongs to a national average.
Activity tells you how much confidence to place in the median
Woodlands, Pasir Ris and Tampines had the deepest recent executive-flat evidence, with 164, 161 and 148 transactions respectively. Their medians have more support than an estate where only a handful of executive flats sold.
Deep activity does not make the median a valuation for every block. Woodlands recorded a recent median of $920,000 and $560 psf, while Pasir Ris recorded $925,000 and $585 psf. Floor area, model, street and lease still explain why two sales in the same estate can sit far apart.
Thin activity calls for a wider price range. Keep the same flat type, then use nearby streets and similar models. Do not replace a thin local sample with a famous record sale from another estate.
Total price and PSF answer different questions
Executive flats can look attractive on PSF because the floor area is large. A $920,000 home at 147 square metres may show a lower PSF than a compact new flat nearby. The lower PSF does not reduce the downpayment, loan or stamp duty attached to the $920,000 total.
Total price is the household commitment. PSF helps normalize for size. Floor area tells you what the buyer is receiving. Keep all three together when comparing an executive apartment with a maisonette or with a large 5-room flat.
The recent Sengkang executive median was $850,000 with a median area of 131 square metres and median PSF of $595. Jurong West was $800,000 with a 139-square-metre median and $536 psf. The cheaper total and lower PSF in Jurong West come with a different location, lease mix and supply story.
Remaining lease can reverse a simple price comparison
Many executive flats come from earlier building periods, so remaining lease needs to sit beside price. The recent national median remaining lease was about 67 years. Estate medians ranged from about 60 years in Bukit Batok to roughly 77 years in Punggol among the deeper markets.
A lower-priced flat with materially less lease is not automatically better value. A newer executive flat can command more because the buyer is purchasing a longer remaining term and may face different financing or CPF considerations later. Buyers should confirm their own eligibility and financing with HDB, CPF and the lender.
Keep the comparison close in lease commencement year where possible. If two flats differ by ten or fifteen years of remaining lease, explain that difference before treating the price gap as a bargain or premium.
Floor premiums exist, but the national bands are noisy
Recent executive-flat medians generally rise from $900,000 for storeys 1 to 3 to $933,888 for storeys 10 to 12. The PSF medians move from $564 to $595. That suggests a floor effect, but the pattern is not perfectly smooth because different estates, models and lease ages sit inside each band.
The 13-to-15 band recorded a lower median total price than the 10-to-12 band even though it is higher. That is a reminder that national floor bands mix unlike homes. The smaller sample above storey 18 is even more sensitive to a few premium locations.
Use the floor band inside the same street or estate whenever possible. A high-floor premium in Bishan cannot be copied directly onto a lower-priced market in Sembawang. The view, block spacing and local supply are different.
Record sales are context, not the asking-price anchor
The highest executive-flat sale in the recent window was $1.6 million for a 163-square-metre maisonette on Bishan Street 12, approved in Nov 2025. Another Bishan maisonette on Bishan Street 24 sold for $1.58 million in May 2026. These are genuine transactions, but they sit at the top of the segment.
Toh Yi Drive also appears among the highest sales, including a $1.508888 million maisonette in Jun 2026. The unit was on storeys 10 to 12 and measured 150 square metres. That combination is far more specific than saying an executive flat sold above $1.5 million.
A seller can use a record to show what the market has achieved. A buyer should ask whether the subject flat matches the estate, model, floor area, floor band, lease and condition. Most do not match every part.
How buyers should check an executive-flat asking price
Start with the estate's recent executive-flat median, not the estate-wide median. Move to the street and collect recent Executive transactions. Separate maisonettes from apartments, then keep floor area and lease commencement year close.
Calculate both the asking total and asking PSF. Compare them with at least three close sales when available. If the asking price sits above the cluster, list the reasons: higher floor, corner position, layout, renovation, view, proximity to MRT or a longer remaining lease.
Decide how much each reason is worth to your household. A beautiful renovation may save work but still be the wrong style. A staircase may delight one buyer and reduce convenience for another. The transaction range comes first; personal value adjusts it.
How sellers should set the range
Sellers should avoid anchoring on the highest executive sale in the estate unless the flat closely matches it. Start with the same model and street. Buyers who have done their work will notice when a maisonette record is being used to price an ordinary executive apartment.
Condition can support a premium, especially when the home is move-in ready and major work has been done well. Keep the premium separate from the base market range so the asking price has an explanation buyers can follow.
Transaction depth also affects patience. A market such as Woodlands or Pasir Ris produces many comparisons and may expose an ambitious price quickly. A thinner estate can take longer because both buyer and seller have fewer close records.
A practical comparison worksheet
Write down eight items for the subject flat: estate, street, block, model, floor area, storey range, lease commencement year and asking price. Add asking PSF. That single line defines what a close comparable should look like.
For each recent sale, mark which items match and which do not. A same-street executive apartment of similar size and lease may deserve heavy weight even if the floor differs. A maisonette in another estate may be interesting, but it should not lead the valuation.
Finish with a lower bound, a likely range and a ceiling. Then check valuation risk, financing, CPF use, stamp duty and renovation before paying the option fee. The data narrows the price question; the household budget decides whether the purchase works.
The final executive-flat check
An executive flat should feel expensive compared with a smaller HDB flat because the buyer is purchasing much more space. The useful question is whether it looks fairly priced beside other executive homes with a similar model, lease and location.
Use the latest national median only as orientation. Let the estate, street and model set the working range. Let floor, condition and personal fit explain the final adjustment.
When a listing premium survives those checks, it has a reason. When it survives only because an unrelated record sale made the asking price feel normal, the buyer needs a better anchor.
Executive flat prices by estate
Estates with at least 20 executive-flat resale approvals from Aug 2025 through Jul 2026, ranked by median price.
Quick answers
Short answers based on the current data view.
What is the recent median price for an HDB executive flat?
For resale approvals available from Aug 2025 through Jul 2026, the national median was $910,000. Estate, model, lease and storey range can move an individual flat well above or below it.
Is an executive maisonette the same as an executive apartment?
Both can sit under the Executive flat type, but they are different flat models. Maisonettes use two levels, while executive apartments are generally single-level homes. Compare the model separately.
Which estates had the most executive-flat resales recently?
Woodlands, Pasir Ris and Tampines had the deepest activity in the Aug 2025 to Jul 2026 window, with 164, 161 and 148 transactions.
Should I compare an executive flat with a 5-room flat?
A 5-room flat can be a practical alternative, but it should not be the main price anchor. Start with other executive flats, then compare the space and total cost of the 5-room option.
Does a higher storey always justify a higher price?
No. Higher floors can command a premium, but estate, model, lease, floor area, view and transaction mix also affect the result. Use local floor-band evidence where possible.