Are You Thinking Of Buying HDB Executive Maisonette In 2026?

Which HDB Types are considered rare? You are right if you said it is the HDB Masionette popularly known as the "Penthouse of HDB". Some may said it is the DBSS which are build by private developers. How about Jumbo? To start with, not many realized that Jumbo is not named "Jumbo" by HDB in documentation; they are officially created or recognized under the "Conversion of Adjoining Flats Scheme". They are only about 2,900 units with size range 1600 sqft to 2,000 sqft. 

EMs were first built between 1983 to 1984 and ceased production sometime around 1995 to 2000.  They first appeared as 5-room Model A Maisonette before evolving into the Executive Maisonette commonly known today. Interestingly, don't be misled by the term "5 rooms", as there are units with sizes nearly 1800 sqft which many readers know are even larger than the conventional size of 1540 sqft.  Another surprise: very few buyers are unaware that the largest maisonette unit is slightly bigger than 2614 sqft that was built in the late 1980 and early 1990. 

Quick fact: these Mega sized units are extremely rare and potential buyers must be prepared to pay top dollars (for sure barring fire sale, the quantum is not going to be less than $1.6mil given the size)

Most EMs are concentrated in the mature estates, and many are now 30 to 40+ years old. 

Where are the locations that had recorded the highest transacted prices in 2025? 

Let's look at the list of the Maisonettes in various Estates and their updated transacted prices

** Transacted Prices Based on 2025 Only. 

+ Sizes—Inclusive of units transacted from the years 2017 to 2025

++ Approximate Age Included Units Transacted From Year 2017 - 2025

For an updated list of other estates and their respective information like the above, please contact:

How have prices moved the last few years?

• Back in 2021, buyers could still find EMs in the $500k - $700K range..."
• By 2023 - 24, average executive/maisonette prices are mostly in the high $700k to $1m + range

Historic Transaction Averages

Okay… so should I buy an Executive Maisonette in 2026 — or is it already too late?

The chart shows EM average PSF is up 31.13% since 2021. That’s a serious jump — but here’s the trap: it doesn’t mean every maisonette is a winner. In 2026, the gap between a “right buy” and a “regret buy” will be determined less by size and more by location, layout, and renovation reality.

Why EM prices surged (and what may not repeat):
Executive Maisonettes sit in a unique sweet spot — they’re big, rare, and mostly in mature estates. Scarcity is real. But affordability is also real. As prices climb, more buyers will “tap out” and go back to 5-room flats, jumbo conversions, or even older condos. That means the average may rise slower — while the “best” EMs still command a premium.

My 2026 rule of thumb:
If you’re buying an EM mainly as a long-horizon family home, and you choose the unit like a picky investor (not like a desperate upgrader), an EM can still be one of the most satisfying HDB homes to own. If you’re buying mainly because you fear missing out, you’re exactly the buyer who tends to overpay for the wrong unit.

If you're considering purchasing an EM in 2026, I'll be sharing more practical notes and insights on layouts, renovation traps, and what makes certain units easier to resell and whether an EM makes sense for your situation. 

Stress Test for Buyers 

Before you commit to any EM, do this: send me the listing link.

I’ll stress-test it and tell you what you should look for on-site — and whether it’s the kind that tends to hold value or the kind buyers overpay for.