In a city of compact living, two rare types of HDB flats stand out for doing something... unusual. And that is going vertical within the unit.

We're talking about maisonette and loft units, both two-storey layouts with high ceilings, staircases, and lots of space. But- how do their prices compare to a standard unit? Let's break down the true cost of these units and whether the comfort and style are worth the premium.

Let's start with Maisonettes, which were introduced in the 1980s. Typically, they span around 1,475 sq ft to 2,616 sq ft.

Source: The Interior Lab

The first floor is usually used for common areas like living room, dining room, kitchen, and balcony. Whereas the second floor is used for bedrooms.

There are three different types of maisonettes: 5-room maisonette, Executive Maisonette (EM), and penthouse maisonette. 5-room maisonettes were the first to be introduced and were only built for a year, between 1983 and 1984.

There is very little difference between the three. But basically, penthouse maisonettes are built on the top floor and have an open terrace design, EMs have balconies, and 5-room maisonettes refers to an older batch with 5 rooms (duh!).

Unfortunately, maisonette units are no longer in production, with the last batch built in 1995. And they were phased out in the early 2000s to make room for the Executive Condos (EC) scheme. But we did manage to find one at 503 Jelapang Road that was completed in 1996, with its lease starting in 1998. This is probably one of the last batches out there. Check out the floor plan:

With that in mind, any maisonette unit you find today is at least 27 years old, which means there are 72 years left on the lease at most. Despite that, they remain highly sought after for their rarity and space.

Next, we have lofts, which are often mistaken for EMs simply because they both have 2-storey layouts. In a way, lofts are the successor of EMs. However, there are a few differences that set them apart.

For one, the bedrooms in maisonettes are always on the upper floor, keeping the living areas entirely separate. Loft units, on the other hand, can have bedrooms on either level, offering more flexibility in layout.

Source: Home & Decor

Furthermore, maisonettes typically have two full-sized levels, while lofts only have a partial second floor, giving you that double-volume ceiling and a lot more natural light. And while maisonettes are no longer in production, lofts, on the other hand, are still being built in newer estates under the 3gen flat type (though in limited numbers).

Source: Skyville@Dawson

Ceiling height matters. For context, the floor-to-ceiling height of most HDB flats are around 2.6 metres. With false ceilings, it can go down to 2.4 metres. Pretty boxed up. Meanwhile, the floor-to-ceiling height of Maisonette units can go anywhere from 4 to 5.5 metres and loft units 3 to 6 metres.

So when you walk into an EM or loft, you can immediately see the difference. The high ceiling opens up the space visually and lets more natural light in, giving you more room to play around with the interior design. Plus, it gives off landed home vibes, perhaps because of the stairs. That's why they are especially popular amongst those who are downgrading from private properties including landed homes.

Alas, it's not all sunshine and no rain. These unique units also come with unique considerations.

1. Accessibility

   Stairs are one of the defining features, but they can be a double-edged sword. For families with elderly parents, toddlers, or mobility issues, stairs can be a safety concern. Ultimately, it depends on you. In the long run, will you think of going up and down the stairs as a chore?

2. Financing

   Even though these are still HDB flats, you might not be eligible for an HDB loan if you have higher income. So depending on your income level, you might need to finance the flat with a bank loan instead, which typically have higher interest rates compared to HDB loans.

3. Renovation and upkeep

   As I've mentioned, any EM you find today is at least 27 years old, which means there's a high chance you need to renovate. Think about old pipes or wiring that need to be renewed. Not to mention outdated interior design. But this mainly affects EMs since lofts are pretty new.

4. Lease decay

   With 72 years left on the lease at most, reselling an EM later on may become a challenge. Although lease decay doesn't affect HDB quite as much as condos, it's still something you should consider, especially if you're buying the unit for investing purposes and not for your own stay. Again, this mainly affects EMs.

5. Layout Practicality

   Some EMs and lofts may have odd-shaped spaces, split-levels, or sunken areas that can be hard to furnish like this EM (pictured below) with the rounded nook. It looks good, for sure. But don't forget to consider whether the layout suits your lifestyle, not just your Instagram feed.

Source: @maisonette.atlas on Instagram

Executive maisonettes are scattered across mature and non-mature towns including Bishan, Choa Chu Kang, Queenstown, Hougang, and Pasir Ris.

Loft units, on the other hand, can be found in newer BTO projects, especially in Punggol and Queenstown. Some examples are SkyTerrace@Dawson, Skyville@Dawson, Punggol Sapphire, and Sin Ming Avenue Loft.

At this point, you might wonder: if supply is so limited, why not just build your own loft or mezzanine? Unfortunately, this type of renovation is illegal.

Although you might be able to get this done in a condo (with the right permits), HDB won't allow you to make such extensions, even if your unit has a high ceiling. Aside from creating unauthorised floor area, these structures can overload the building and compromise its safety.

And don't try to bend the rules, because many homeowners have been caught illegally adding a mezzanine floor to their unit. And they sure paid the price. In the aftermath, owners are required to dismantle the illegal mezzanine and return the flat to its original layout, meaning all the money spent on building the extra floor goes to waste. On top of that, they may face a fine of up to $5,000. Yikes.

Because EMs are no longer in production and lofts are built sparingly, demand has surged over the years. Buyers are drawn by the uniqueness, space, and potential resale value, especially as newer HDBs get smaller.

Just look at these transactions in recent years, like this loft in Punggol that went for nearly $1 million.

Or this EM in Bishan that sold for $1.5 million just last month!

Obviously, these units can fetch quite the amount. But let's take a closer look at the data.

Though they're quite niche, maisonettes saw over 730 resale transactions in 2024 alone, indicating a strong demand. In comparison, loft units are quite rare, with only 10 units sold in the same year, in Queenstown and Punggol. This may be because loft units are still rather new and its supply is even rarer than its predecessor.

Source: PropNex Investment Suite

In terms of transacted prices, both maisonettes and lofts command a premium over 5-rooms, many of which crossed the $1 million threshold.

Source: PropNex Investment Suite

On a psf basis, lofts are the priciest. But again, there's limited data. However, maisonettes and 5-room flats are pretty much neck and neck.

It makes sense that maisonettes have lower psf, especially the bigger units. That's because buyers are already paying more in total. It's the same concept as condos. A 1-bedder condo usually has a higher psf than a 5-bedder. So considering the age and remaining lease of these flats, maisonettes have held up quite well over the years.

Source: PropNex Investment Suite

If we look at their overall growth over the past decade, lofts grew the most with a 132.9% price increase. Though the data is quite volatile due to the low volume. This tells us that loft supply is very limited and they are priced closer to condo than HDB norms.

Meanwhile, 5-room flats grew by 47.7%, outperforming maisonettes (52.6%) slightly. It seems that despite its older age, Maisonettes have held their value well and continue to attract a steady base of buyers who value the layout. So even though they may not appreciate as quickly as newer 5-room flats, they remain a stable, high-value option in the resale market.

Source: PropNex Investment Suite

Two-storey HDBs are proof that not all public housing is built the same. Though they cater to a niche market, the consistent demand for maisonettes shows there's a solid audience who value space, layout, and uniqueness. Lofts, being rarer, have also shown an incredible price growth over the past decade, a sign of desirability and limited supply.

Price-wise, both maisonettes and lofts command premiums over 5-room flats. Lofts tend to be more expensive per square foot, but that's partly due to their newer age and limited supply. Whereas maisonettes and 5-rooms are comparable on a psf basis. But that's only because buyers are already paying a higher overall quantum for maisonettes, just like how 1-bedders in condos usually cost more psf than 5-bedders.

Ultimately, these two-storey flats offer more than just space. They offer a character and lifestyle that stand out in a sea of standard HDBs. If you can manage the costs, they're a solid choice for buyers or downgraders who want a home that feels a bit more like a landed house.

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