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 are often referred to as Mansionettes due to their large sizes. These units were introduced in the 1980s, typically spanning around 1,475 sq ft to 2,616 sq ft.

Source: The Interior Lab

The first floor is usually used for common areas like the 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 refer 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 205b Compassvale Lane that was completed in 1997, with its lease starting in 1999. 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 26 years old, which means there are 73 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

People appreciate the taller ceiling heights, one of the most defining features of these units. For context, the floor-to-ceiling height of most HDB flats is 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.

But perhaps more than anything, people crave that duplex layout that is traditionally seen in condo penthouses. Executive Maisonettes and lofts offer that penthouse experience and space without burning a hole in your pocket. Back then, they were considered the "atas" HDB, whereas condos were reserved for the truly wealthy. Today, these homes 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 26 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 73 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

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