A spacious executive maisonette in Singapore’s Bishan estate has set a new price record after selling for S$1.55 million, highlighting buyers’ continued willingness to pay a premium for rare, large-format HDB flats — even when their remaining leases are significantly shorter than those of newer homes.
The five-room executive maisonette at Block 442 Sin Ming Avenue changed hands in August 2026 for about S$900 per square foot, making it the most expensive HDB flat sold in the Sin Ming Court estate by both total price and price per square foot.
The sale is drawing attention because the property has only around 62 years remaining on its lease. Yet its generous floor area, high-floor position and convenient location appear to have made it an attractive proposition for buyers seeking more space in an established neighbourhood.
A Record-Breaking Sale in Sin Ming
The 1,722 sq ft maisonette occupies the 19th to 21st floors of the block, offering substantially more living space than a typical newer HDB flat.
Its S$1.55 million selling price surpassed the estate’s previous record of S$1.48 million, achieved by a 1,873 sq ft executive maisonette at Block 447 Bright Hill Drive in June 2024.
It also exceeded a previous S$1.4 million sale at Block 453 Sin Ming Avenue in January 2024. The latest transaction’s S$900 psf rate surpassed the estate’s earlier benchmark of S$855 psf.
These figures underline how much buyers may be willing to pay for a combination of size, layout and location — even in an older public housing development.
Why Buyers Are Still Paying a Premium for Older Maisonettes
Executive maisonettes are two-storey HDB flats that were discontinued in 1995. Because no new units of this type are being built, the supply available on the resale market is limited.
Their distinctive layouts provide separate living and sleeping areas across two levels, giving residents a home that can feel more spacious than a conventional flat.
For families who prioritise room to spread out, this design can be a major attraction. Buyers may also find the overall purchase price more manageable than that of a similarly sized private property in the same general area.
Property agent Branden Lee of PropNex Realty, who handled the sale, attributed interest in the unit to its unusual combination of size, high-floor position and views.
However, the small number of executive-flat transactions in the estate means that individual sales can have a substantial impact on local price records.
Location Adds to the Appeal
The property benefits from access to public transport, shopping and schools.
Bright Hill MRT station on the Thomson-East Coast Line has improved connectivity for residents, while Upper Thomson MRT station is also within walking distance. Thomson Plaza provides nearby shopping and dining options.
Families may also value the proximity of Ai Tong School, which is around 166 metres from the block. For eligible applicants, living within the one-kilometre distance band can be relevant to Primary 1 registration priority, although admission is not guaranteed.
These neighbourhood advantages can help explain why some buyers continue to consider older flats despite their shorter leases.
The 62-Year Lease: What Buyers Need to Consider
The property’s remaining lease is an important part of the story. With approximately 62 years left, buyers must consider not only the purchase price but also how long they intend to live in the flat and whether they may want to sell it later.
A shorter remaining lease can affect financing, CPF usage and the pool of future buyers, depending on the buyer’s circumstances and the applicable rules. It also means there is less lease duration remaining than in a newly built flat.
That does not automatically make the maisonette a poor purchase. Buyers weigh different priorities, including space, location, lifestyle and affordability compared with private homes. But the record price should not be taken as proof that every older executive maisonette will command a similar premium.
Seller Moves On After 22 Years
The flat had been home to the Tan family for 22 years. The seller, Ms Tan, said her children had completed their tertiary education and the family felt ready to begin a new chapter.
She cited the neighbourhood’s central location, transport links and convenience as factors that had made the home appealing over the years.
The family is now considering an older condominium with generous space or a cluster house in a quieter neighbourhood. Ms Tan said she hopes to retain the spaciousness and peaceful environment she enjoyed in Sin Ming, while acknowledging that she will miss the convenience and close relationships with neighbours.
Did the Sale Benefit From a Change in HDB Rules?
Singapore removed the 15-month wait-out period for private property owners buying non-subsidised HDB resale flats on July 28, 2026. The previous rule had required affected private property owners to wait 15 months after selling their private homes before purchasing such a flat.
The policy change was followed by increased activity in the resale market, including a record number of million-dollar flat transactions in August.
However, Lee said the deal for the Sin Ming maisonette had been struck before the policy change, even though the transaction was recorded later. This suggests the sale was not simply a result of the revised rule.
Instead, the property’s rare layout, substantial floor area and established location were central to its appeal.
What This Record Sale Says About Singapore’s HDB Market
The S$1.55 million transaction illustrates a growing divide in how buyers assess resale flats. While lease duration remains a significant consideration, some purchasers are prepared to pay more for uncommon layouts and generous living space in well-connected neighbourhoods.
Still, a record sale is only one transaction, not a guarantee of future price growth. Buyers considering similar properties should assess remaining lease years, financing eligibility, renovation needs, resale prospects and their own long-term housing plans.
For the sellers, the deal marks the end of a 22-year chapter. For Singapore’s resale market, it offers another example of how scarcity, space and location can combine to push an older HDB flat to a new price high.
