Each decade in Singapore our flats and condos appear to get smaller. House is at a premium; and for giant households, it is likely to be troublesome to spend over $ 1.6 million to get into a big three-bedroom apartment.

And whereas we have mentioned government maisonettes earlier than, million greenback flats aren’t a part of everybody’s funds both. So right here is one other uncommon however fascinating kind of HDB residence to think about: the manager residence (EA):

What’s an government residence (EA)?

The EA got here into being in 1984. Though they didn’t have two flooring like their Govt Maisonette (EM) counterparts, they had been nonetheless among the many bigger flats constructed by HDB. On the time, they ranged from 141 to 156 m².

(Observe that, opposite to a preferred false impression, government flats weren’t the predecessor of MEs. In actual fact, the primary MEs had been inbuilt 1983, a yr earlier than the primary EAs).

Govt flats have sure options that you’ll not discover in lots of different flats. The primary ones are the balconies and classrooms (which could be simply reconfigured for different functions).

Whereas we’re used to flats getting smaller over time, government flats unusually acquired larger within the late Nineties.

The bigger EAs had been constructed throughout this era, some reaching as much as 221 m². Many of those bigger items are positioned in Woodlands or Yishun (see under). Between ME and SD, social housing – earlier than the yr 2000 – noticed a few of the largest flats ever constructed.

After this level, nonetheless, the HDB seems to have reversed course and began decreasing the dimensions of the items. The EA items weren’t spared: when the final EA items had been inbuilt 2005, their dimensions various between solely 125 and 130 m².

As such, older EA items – constructed earlier than 2000 – are sometimes most well-liked regardless of their extra superior lease decline.

How a lot does an EE unit price and in what areas is it discovered?


The next is abbreviated for brevity; for the total checklist, please contact us at good [email protected]stackedhomes.com.

Metropolis HDB Variety of SDs discovered Unit sizes age vary Value vary of the final transactions
Ang Mo KiB 5 1,550 – 1,679 sq. ft 24 years $ 790,000 – $ 860,000
Bedok 34 1,518 to 1,701 sq. ft 24 – 36 years outdated $ 600,000 – $ 818,000
Bishan 13 1,518 – 1,625 sq. ft 28 – 34 years outdated $ 740,000 – $ 922,500
Bukit batok 34 1,496 to 1,615 sq. ft 22-36 years $ 495,000 – $ 805,000
Bukit Panjang 67 1,335 to 1,625 sq. ft 17 – 33 years outdated $ 430,000 – $ 800,000
Bukit timah 1 1,528 – 1,528 sq. ft 31 years $ 765,000
Choa Chu Kang 91 1345 to 1636 sq. ft 17 – 31 years outdated $ 445,500 – $ 668,800
Clementi 2 1,550 – 1,658 sq. ft 35 years $ 740,000 – $ 860,000
Geylang 5 1,550 – 1,722 sq. ft 33 – 35 years $ 640,000 – $ 895,000
Hougang 44 1,464 – 1,561 sq. ft 21 – 36 years outdated $ 520,000 – $ 830,000
Jurong East 17 1507 to 1744 sq. ft 22 – 35 years outdated $ 560,000 – $ 820,000
Jurong West 93 1345 to 1658 sq. ft 18 – 32 years outdated $ 400,000 – $ 680,000
Kallang / Whampoa 5 1,518 to 1,572 sq. ft 26 – 34 years outdated $ 800,000 – $ 860,000
Pasir Ris 132 1,528 – 1,668 sq. ft 24-28 years $ 518,000 – $ 785,000
Punggol 18 1378 to 1399 sq. ft 16-17 years outdated $ 500,000 – $ 585,000
Queenstown 4 1,561 – 1,668 sq. ft 25-27 years $ 890,000 – $ 1,078,000
Sembawang 54 1345 to 1518 sq. ft 18-22 years outdated $ 428,888 – $ 577,000
Sengkang 68 1345 to 1539 sq. ft 17-22 years outdated $ 450,000 – $ 668,000
Serangoon 23 1507 to 1615 sq. ft 22 – 35 years outdated $ 600,000 – $ 900,000
Tampines 92 1,475 – 1,776 sq. ft 23 – 36 years outdated $ 568,000 – $ 857,000
Toa Payoh 9 1,550 to 1,604 sq. ft 27 – 34 years outdated $ 740,000 – $ 1,025,000
Wooded lands 150 1399 to 2067 sq. ft 19 – 35 years outdated $ 458,000 – $ 835,000
Yishun 53 1,518 to 1,948 sq. ft 28 – 34 years outdated $ 505,000 – $ 780,000

Is it price shopping for an government residence at present?

Whether or not it is price shopping for an EA relies on your objectives for the property. The primary concerns are:

  • Proprietor occupancy in opposition to funding
  • Another demotion / retirement choice
  • Funding concerns
  • EA in opposition to EM for giant households

1. Proprietor occupancy and funding

The primary consideration is whether or not you’re shopping for solely a home or whether or not you need an funding asset. EAs are an excellent different for the primary, and particularly a nasty thought for the second.

At present apartment costs (about $ 1,341 lb / ft2), a typical EA-sized personal non-land home would fetch about $ 2 million; effectively exterior the worth vary of most Singaporeans. As such, SDs stands out as the most life like means for giant households to get enough dwelling area.

Nevertheless, government flats are usually not nice as funding property. By way of asset development (for instance, in case you plan to promote and transfer to a apartment later), lease degradation is usually a problem. Most EAs are already between 25 and 30 years outdated; your subsequent purchaser is unlikely to give you a considerable quantity, given the restricted time remaining.

As such, these desiring to improve can be higher off contemplating a brand new 5-room residence. Observe {that a} 5-room residence on resale had a mean quantum of round $ 537,247 throughout the island, on the finish of 2020.

Nevertheless, you usually tend to see positive aspects in a brand new 5-room residence than in an EA that’s already rising at 30; particularly in case you plan to remain within the unit for one more decade.

2. One other demotion / retirement choice


If you happen to already personal personal property, you could be contemplating a resale residence for retirement. Proceeds from the sale of a personal home are more likely to cowl the total price of the everyday residence.

Nevertheless, some retirees might have change into accustomed to a sure area; particularly if you’re downgrading from bigger apartment items or perhaps a indifferent home.

In these instances, you would possibly need to attempt to get an EA as a substitute of getting a 5-room residence for resale. As we talked about in level 1, the worth distinction between the 2 is usually justifiable for actual residence consumers.

3. Funding concerns

The superior age of most EAs might restrict the funding out there. Observe that, for the usage of the CPF, the least remaining a part of the residence should be not less than 20 years outdated, and should final till the youngest purchaser turns 95 years outdated. In any other case, the quantity of CPF you should use will likely be restricted.

The utmost quantity which you could borrow for the residence can even be decreased, if the lease won’t final till you’re not less than 95 years outdated. This is applicable to each financial institution loans and HDB.

4.SD versus EM for giant households

A standard query is whether or not SD or ME are higher for giant households. Primarily based on the worth per sq. foot, the 2 are pretty comparable; however when it comes to total quantum, an EM could be as much as twice the worth (see our earlier article for reference).

Plus, are you able to pay the Money Over Valuation (COV)? VOC costs are now not printed by HDB; nonetheless, it needs to be famous that MEs are extensively thought-about to be extra prestigious (the “HDB penthouses”), rarer, and usually tend to current a excessive VOC. This might imply a a lot bigger money expense.

Bear in mind, it is finally the quantum that decides affordability – not the psf value.

Other than the worth, there are just a few different life concerns:

  • Do you might have kids or aged dad and mom? MEs have extra space as a result of they’re two-story items; however these additionally enhance the danger of falling and are impractical if members of your loved ones require wheelchairs, walkers, and so on.
  • What do you consider the balconies? Some consumers love these; others discover it a waste of cash (you pay for the sq. footage, even in case you by no means sit on the balcony). Balconies are additionally costly and will require extra work to take care of – this might not be a function of EAs you want.
  • MEs might supply extra retrofit choices, as a result of two-story structure, and easily have extra space. Nevertheless, these similar elements can enhance the quantity of upkeep required for MEs.

Lastly, a bonus to think about is that the majority government flats are positioned within the extra developed elements of their neighborhood.


Even the latest government flats are normally not less than 17 years outdated. Which means that, even if you’re in an immature neighborhood like Sembawang, there’s a good likelihood that your EA is in one of many extra built-up areas; you usually tend to have hawking facilities, markets, malls, and so on. already within the area.

This is a bonus that the SDs share with the older varieties of flats such because the ME; and for some consumers, it should make up for the inconvenience of age.

This text first appeared in Stacked homes.

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