As larger HDB flat types grow in demand among families seeking spacious homes, two layouts often come up for comparison: the Executive Apartment (EA) and the Executive Maisonette (EM). While both offer generous living spaces that exceed the size of most modern flats, their layouts, availability, and lifestyle suitability can differ significantly. Here’s a detailed comparison to help buyers understand which option may be a better fit. 1. Overview of Each Flat Type Executive Apartment (EA) Introduced in the 1980s and 1990s, Executive Apartments are large single-storey units designed to offer more living and entertainment space. Many come with a study area or an additional room that enhances flexibility. Executive Maisonette (EM) Executive Maisonettes are two-storey HDB units also built during the same era. With separate living and sleeping areas across two levels, they offer a landed-home feel while retaining the convenience of HDB living. 2. Size and Layout Executive Apartment Size: Typically 140–150 sqm, though some exceed this. Layout: Single level, making the space easier to navigate. Features: Large living and dining area Often includes a study or extra living space Wide, open layout suitable for families that prefer everything on one floor Executive Maisonette Size: Generally 140–160+ sqm, making it one of the largest HDB types. Layout: Two levels (living and kitchen on lower floor, bedrooms on upper floor). Features: Staircase separating public and private spaces Generous living area Larger bedrooms compared to many modern flats Gives the feeling of living in a landed property Summary: EMs are usually slightly larger, while EAs offer spaciousness without stairs. 3. Lifestyle Considerations Executive Apartment Best for: Families with young children or elderly members who prefer a stair-free home Owners who want a large, open living layout for hosting Those who prefer convenience and accessibility in a single-floor setup Executive Maisonette Best for: Bigger households that need clear separation between living and sleeping zones Families wanting more privacy across floors Homeowners who enjoy the landed-style experience with added vertical space 4. Renovation and Customisation Potential EA Renovations are generally more cost-efficient since everything is on one floor. Great potential for open-concept designs. Popular for modern minimalist or Scandinavian layouts due to large open spaces. EM Renovations can cost more due to double-floor work and staircase upgrades. Offers unique renovation possibilities like loft-like features or open staircases. Ideal for families wanting a more distinctive home layout. 5. Availability and Market Pricing Both EA and EM units are no longer built, making them increasingly rare and sought after on the resale market. EA More common than EMs but still not widely available Prices tend to range slightly lower than EMs in the same area EM Produced in smaller numbers, making them significantly rarer Usually commands a premium due to size, scarcity, and unique layout High demand among buyers wanting two-storey living within HDB estates 6. Who Should Choose What? Choose an Executive Apartment if you want: A large layout without stairs Elder-friendly living A more cost-efficient renovation A spacious single-storey home Choose an Executive Maisonette if you want: A landed-feel with two levels Clear separation of living and bedroom areas One of the biggest HDB flat types available A rare property with strong resale appeal 6. What are some locations with EA or EM? Click here to carry out property research to find out the various locations in Singapore with flat type as executive apartment or maisonette. Lorong Ah Soo and Bedok Reservoir Road are some places with very old EM below 60 years lease.  Conclusion Both Executive Apartments and Executive Maisonettes stand out for their generous size—something increasingly hard to find in today’s HDB offerings. Buyers who prefer accessibility and open layouts may gravitate toward EAs, while those craving vertical separation and landed-style living often see EMs as the ideal choice. Ultimately, the right fit depends on family needs, lifestyle preferences, and renovation plans.

A 5 room HDB flat at 641 Choa Chu Kang Street 64 was just sold for a record high price of $815,000 ($616 psf). The lease of this 123 sqm premium apartment started in 1998, leaving it with a remaining lease of 71 years. This 1,324-sq ft flat is located on a high floor, between 16th to 18th storey range. The recent HDB transaction surpassed the previous record high for 5 room flats in Choa Chu Kang. In April 2025, a 5 room at 817C Keat Hong Link was sold for $810,000 ($672 psf). That flat measures 1,206 sq ft and is located on the 16th to 18th storeys. However, the flat at Block 817C has a longer lease of 91 years, as its lease started in 2017. These two transactions surpassed last year’s record high of $779,000 ($646 psf), which was set by a HDB flat that is located at 817A Keat Hong Link. That unit was sold in December 2024. The flat measures 1,206 sq ft. It is located on the 22nd to 24th storeys and it has a remaining lease of 91 years. You can check all the resale transactions (and more) for 5 room flats in Choa Chu Kang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including West View Primary School, Kranji Primary School, De La Salle School, Bukit Panjang Government High School, West Spring Secondary School and Unity Secondary School. Nearby MRT stations include Yew Tee, Choa Chu Kang and South View. Grocery shopping can be done in places like FairPrice Finest, Giant Supermarket and Sheng Siong Supermarket. You can also check nearby condominiums or landed housing.

An executive Maisonette HDB flat at 310 Canberra Rd was just sold for a record-high of $880,000 ($576 psf). The lease of the 142 sqm flat started in 1998, leaving it with a remaining lease of 72 years. This EM flat is equivalent to 1,528-sq ft and it located on the 4th to 6th storey range. The recent transaction surpassed the previous record high for executive flats in Sembawang. In April 2025, an executive apartment at 303 Canberra Rd was sold for $870,000 ($577 psf). That EA flat measures 1,507 sq ft and is located on the 10th to 12th storeys. Both HDB flats started their lease in 1998. These two transactions surpassed last year’s record high of $850,000 ($560 psf), which was set by a flat that is located at 310 Canberra Rd. That unit was sold in March 2024. The flat measures 1,518 sq ft. It is located on the 4th to 6th storeys and it has a remaining lease of 73 years. You can check all the resale transactions (and more) for executive flats in Sembawang using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Wellington Primary School, Yishun Primary School, WellingtonSchoolBackGate, Ahmad Ibrahim Secondary School, Yishun Town Secondary School and Spectra Secondary School. Nearby MRT stations include Sembawang, Canberra Station (NS12) and Yishun. Grocery shopping can be done in places like Fortune Supermarket, Sheng Siong Supermarket and Prime Supermarket.

A 4 room HDB flat at 414 Serangoon Ctrl was just sold for a record-high of $965,000 ($793 psf). This 113 sqm flat has a lease started in 1989, leaving it with a remaining lease of 62 years. The flat has a floor area equivalent to 1,216-sq ft and it is located on the 7th to 9th storey range. The recent transaction surpassed the previous record high for 4 room flats in Serangoon. In February 2025, a 4 room at 407 Serangoon Ave 1 was sold for $938,000 ($771 psf). That flat also measures 1,216 sq ft and is located on the 13th to 15th storeys. Both flats started their lease in 1989. However, the HDB flat at Block 407 has a longer lease of 63 years, as its lease started in 1989. These two transactions surpassed last year’s record high of $899,000 ($811 psf), which was set by a flat that is located at 426 Serangoon Ave 1. That unit was sold in December 2024. The flat measures 1,109 sq ft. It is located on the 10th to 12th storeys and it has a remaining lease of 63 years. You can check all the resale transactions (and more) for 4 room flats in Serangoon using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Yangzheng Primary School, Paya Lebar Methodist Girls' School (Primary), Maris Stella High School (Primary), St Andrew's Secondary School, Peicai Secondary School and Paya Lebar Methodist Girls' Secondary School. Nearby MRT stations include Serangoon, Lorong Chuan and Bartley. Grocery shopping can be done in places like FairPrice Xtra NEX, Cold Storage and Giant Express.

A 3 room HDB flat at 364B Upp Serangoon Rd was just sold for a record-high of $640,000 ($887 psf). The lease of this 67 sqm flat started in 2018, leaving it with a remaining lease of 91 years. Its floor area is equivalent to 721-sq ft. The flat is located on the 10th to 12th storey range. The recent resale transaction surpassed the previous record high for 3 room flats in Hougang. In June 2025, a 3 room at 475C Upp Serangoon Cres was sold for $625,000 ($867 psf). That flat also measures 721 sq ft and is located on the 16th to 18th storeys. However, the flat at Block 475C has a shorter lease of 88 years, as its lease started in 2014. These two HDB transactions surpassed last year’s record high of $590,000 ($818 psf), which was set by a flat that is located at 365B Upp Serangoon Rd. That unit was sold in September 2024. The flat measures 721 sq ft. It is located on the 7th to 9th storeys and it has a remaining lease of 92 years. You can check all the resale transactions (and more) for 3 room flats in Hougang using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Hougang Primary School, Seng Kang Primary School, North Spring Primary School, Paya Lebar Methodist Girls' Secondary School, Sengkang Secondary School and North Vista Secondary School. Nearby MRT stations include Hougang, Buangkok and Kovan. Grocery shopping can be done in places like Giant Supermarket, FairPrice Kang Kar Mall and Sheng Siong Supermarket.

A 2 room HDB flat at 510 Ang Mo Kio Ave 8 was just sold for a record-high of $380,000 ($802 psf). The lease of the 474-sq ft flat started in 1980, leaving it with a remaining lease of 53 years. The flat is located on the 7th to 9th storey range. The recent resale transaction surpassed the previous record high for 2 room HDB flats in Ang Mo Kio. In October 2025, a 2 room at 170 Ang Mo Kio Ave 4 was sold for $360,000 ($743 psf). That flat measures 484 sq ft and is located on the 4th to 6th storeys. However, the flat at Block 170 has a longer lease of 59 years, as its lease started in 1986. These two transactions surpassed 2023's record high of $331,888 ($701 psf), which was set by a flat that is located at 510 Ang Mo Kio Ave 8. That unit was sold in February 2023. The flat measures 474 sq ft. It is located on the 7th to 9th storeys and it has a remaining lease of 56 years. You can check all the HDB transactions (and more) for 2 room flats in Ang Mo Kio using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Teck Ghee Primary School, The Grange Institution · International Primary & Preschool, Ang Mo Kio Primary School, Peicai Secondary School, Mayflower Secondary School and CHIJ Secondary School. Nearby subway stations include Ang Mo Kio, Yio Chu Kang and Lentor. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Xtra AMK Hub and Giant Express.

An executive HDB flat at 135 Bishan Street 12 was just sold for a record-high of $1.6 million ($912 psf). The lease of the 1,755-sq ft flat started in 1987, leaving it with a remaining lease of 60 years. The flat is located on the 22nd to 24th storey range. The recent transaction surpassed the previous record high for executive flats in Bishan. In July 2025, an executive maisonette (EM) at 194 Bishan Street 13 was sold for $1.59 million ($905 psf). That flat also measures 1,755 sq ft and is located on the 22nd to 24th storeys. Both flats started their lease in 1987. These two transactions surpassed last year’s record high of $1.5 million ($810 psf), which was set by a flat that is located at 286 Bishan Street 24. That unit was sold in May 2024. The flat measures 1,851 sq ft. It is located on the 22nd to 24th storeys and it has a remaining lease of 67 years. You can check all the resale transactions (and more) for executive flats in Bishan using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Marymount Convent School, St. Gabriel's Primary School, Kuo Chuan Presbyterian Primary School, CHIJ Secondary School, St Andrew's Secondary School and Balestier Hill Secondary School. Nearby subway stations include Braddell, Bishan and Toa Payoh. Shopping can be done in places like Sheng Siong Supermarket, Prime Supermarket Toa Payoh and FairPrice Bishan.

A 4 room HDB flat at 347A Yishun Ave 11 was just sold for a record-high of $819,000 ($827 psf). The lease of the 990-sq ft flat started in 2013, leaving it with a remaining lease of 87 years. The flat is located on the 13th to 15th storey range. The recent transaction surpassed the previous record high for 4 room flats in Yishun. In April 2025, a 4 room at 348A Yishun Ave 11 was sold for $818,888 ($827 psf). That flat also measures 990 sq ft and is located on the 16th to 18th storeys. Both flats started their lease in 2013. These two transactions surpassed last year’s record high of $800,000 ($808 psf), which was set by a flat that is located at 348A Yishun Ave 11. That unit was sold in October 2024. The flat measures 990 sq ft. It is located on the 16th to 18th storeys and it has a remaining lease of 88 years. You can check all the transactions (and more) for 4 room flats in Yishun using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Yishun Primary School, Ahmad Ibrahim Primary School, Naval Base Primary School, Ahmad Ibrahim Secondary School, Orchid Park Secondary School and Yishun Town Secondary School. Nearby subway stations include Yishun, Khatib and Canberra Station (NS12). Shopping can be done in places like Sheng Siong Supermarket, FairPrice Yishun Ring Rd and Giant Express.

A 4 room HDB flat at 273A Bishan Street 24 was just sold for a record-high of $1.25 million ($1,222 psf). The lease of the 1,023-sq ft flat started in 2011, leaving it with a remaining lease of 84 years. The flat is located on the 37th to 39th storey range. The recent resale transaction surpassed the previous record high for 4 room flats in Bishan. In April 2025, a 4 room at 503 Bishan Street 11 was sold for $1.23 million ($1,011 psf). That flat measures 1,216 sq ft and is located on the 4th to 6th storeys. However, the flat at Block 503 has a shorter lease of 63 years, as its lease started in 1989. These two transactions surpassed 2023's record high of $1.09 million ($830 psf), which was set by a flat that is located at 291 Bishan Street 24. That unit was sold in June 2023. The flat measures 1,313 sq ft. It is located on the 28th to 30th storeys and it has a remaining lease of 74 years. You can check all the transactions (and more) for 4 room resale flats in Bishan using our research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Marymount Convent School, St. Gabriel's Primary School, Kuo Chuan Presbyterian Primary School, Raffles Institution, CHIJ Secondary School and Mayflower Secondary School. Nearby subway stations include Bishan, Marymount and Upper Thomson. Shopping can be done in places like FairPrice Bishan, Sheng Siong Bishan and Ang Mo Supermarket.