It’s not at all surprising: HDB flats have been shrinking in size in recent decades, and we’re having to make the most of our new but undeniably cosy homes. Yet, some of us need more space. Perhaps we have a larger, multi-generational family or we simply want the luxury of having a spare bedroom.
Because of that, we’ve been toying with the idea of jumbo flats. They’re double the size, but not necessarily double the price━an ideal option if regular HDB floor plans are too cramped for your lifestyle. At these five popular estates in Singapore, you might get lucky in your search for a jumbo flat.
What are jumbo flats & how are they different from HDB flats?
Image adapted from: HDB
Jumbo flats first came about in the late 80s. There wasn’t much demand for 3-room and 4-room flats back then, so HDB decided to create adjoined flats━otherwise known as jumbo flats, with walls knocked down between two adjacent flats. Since it’s roughly the size of 2 HDB flats, jumbo flats have proven popular for multi-generational families over time.
As of now, there are only about 2,900 jumbo flats left in Singapore━most are in Woodlands, with others in a few select other estates.
In recent years, homebuyers have shifted their focus toward larger homes, with jumbo flats and spacious HDB units moving quickly on the resale market—especially as work-from-home arrangements became the norm. Even as we move through 2024 and into 2025, 5-room and larger flats remain highly sought after.
Take for instance the 1,894.5sqft Moh Guan Terrace jumbo HDB flat that sold for $1.5M in May 2023, or this Marine Parade jumbo flat that was sold for $1.38M last June.
Jumbo flats for sale in Singapore
714 Clementi West Street 2 jumbo flat
Image credit: PropertyGuru
Sale price: $888,000
Size: 1,442sqft
Number of years left on the lease: 54
This jumbo flat might need a major facelift to be transformed into your dream home, but at $888,000, you can still splurge on a $150K renovation while keeping the overall cost under a million dollars. It helps that this 1,442sqft jumbo flat is located in Clementi, one of Singapore’s most sought-after neighbourhoods, and sits on a high floor, almost guaranteeing good ventilation and ample sunlight.
It is also close to top schools like NUS High School of Mathematics and Science, Qifa Primary, Clementi Primary, Pei Tong Primary, and Nan Hua Primary—making it a practical choice for families. Everyday conveniences are within reach, with West Coast Plaza, 321 Clementi Mall, Cold Storage, Sheng Siong, and NTUC just a short distance away.
Find out more about this jumbo flat at 714 Clementi West Street 2.
533 Bedok North Street 3 jumbo flat
Image credit: PropertyGuru
Sale price: Starting from $899,000
Size: 1,463sqft
Number of years left on the lease: 53
For those who firmly believe that the East side is the best side, this Bedok jumbo flat will appeal to you. Located a 12-minute walk from Bedok North MRT station, residents have easy access to the wider MRT network via the Downtown Line.
For its price, this 1,463sqft jumbo flat is quite the steal, featuring a modern, newly renovated interior and even a spacious walk-in wardrobe. You’ll certainly be able to move right in after purchase.
Within a short walk of the home, there are supermarkets, wet markets, a hawker centre, and coffee shops, meaning you never have to travel far for groceries or meals. Reputable schools such as Yu Neng Primary, Damai Primary, and Fengshan Primary are within 1km of the property.
On weekends or weekday evenings, family outings can be had at the nearby Bedok Reservoir. Whether you choose to watch the sunset at the pier or stroll around the park, spending time in this accessible green space will surely do wonders for your happiness and mental well-being.
Find out more about this jumbo flat at 533 Bedok North Street 3.
98 Whampoa Drive jumbo flat
Image credit: PropertyGuru
Sale price: Starting from $900,000
Size: 1,399sqft
Number of years left on the lease: 47
If you’re looking for a comfortable, move-in-ready home, this Whampoa jumbo flat ticks all the boxes. Designed with a square layout for efficient space usage, it sits on a high floor, offering panoramic views of the surrounding cityscape.
The location is highly convenient, just a 15-minute walk from Boon Keng MRT station on the North East Line. Hong Wen School and Bendemeer Secondary School are within walking distance, while a variety of eateries, cafes, and shops add to the area’s everyday convenience.
Although the lease term is slightly shorter than other options, this Whampoa jumbo flat offers a prime city-fringe location with easy access to the CBD and a wealth of nearby amenities. It remains a compelling choice for older buyers looking for their forever home.
Find out more about this jumbo flat at 98 Whampoa Drive.
664 Yishun Avenue 4 jumbo flat
Image credit: PropertyGuru
Sale price: $1,050,000
Size: 1,765sqft
Number of years left on the lease: 60
This Yishun jumbo flat offers excellent value with its spacious 1,765sqft layout. Homebuyers will be glad to know that Wisteria Mall is just a few minutes away, while Yishun Mall, though slightly further, is still within walking distance. Northland Primary School and Chung Cheng High School (Yishun) are also conveniently located within 800m of the home. Khatib MRT station on the North-South Line is a 15-minute walk away.
With a longer remaining lease and appealing location in Yishun, this jumbo flat could be the ideal long-term investment for families who want more space without breaking the bank. The only downside? This home is located on the second floor.
Find out more about this jumbo flat at 664 Yishun Avenue 4.
444 Ang Mo Kio Avenue 10 jumbo flat
Image credit: PropertyGuru
Sale price: Starting from $1,000,000
Size: 1,442sqft
Number of years left on the lease: 52
With its schools, parks, and shopping malls, Ang Mo Kio is a neighbourhood that provides everything a multi-generational family could need. This jumbo flat is the perfect base for a family that commutes frequently to the CBD or other parts of Singapore. Strategically located in Cheng San, it is a 13-minute walk or a short bicycle ride from Ang Mo Kio MRT station and bus interchange.
One of the common rooms was hacked and combined with the master bedroom, creating a spacious sleeping area. If you like, you can keep the existing layout and turn it into the walk-in closet of your dreams. Alternatively, a study area or an extended bathroom—complete with a bathtub in the bedroom—is also a possibility.
Either way, this flat’s prime location and generous size make it a solid investment for families who value both convenience and ample living space.
Find out more about this jumbo flat at 444 Ang Mo Kio Avenue 10.
Woodlands: 405 Woodlands Street 41 jumbo flat
Image credit: PropertyGuru
Sale price: $1,190,000
Size: 1,905sqft
Number of years left on the lease: 59
At 1,905sqft, this Woodlands jumbo flat is the largest property on our list. Located in a quiet neighbourhood, it’s an appealing choice for homebodies who enjoy living in the North.
This high-storey flat boasts a well-planned layout with 5 bedrooms and a spacious living room, complete with a balcony overlooking a large green expanse. You could even turn the balcony into an indoor garden, creating a cosy nook to enjoy your morning coffee, unwind, and relax.
The best part? This is a corner unit, with only one other neighbour on the same floor—ideal for those who value privacy and quiet.
Travelling to other parts of Singapore is a breeze, with Marsiling MRT station just a 9-minute walk away. The flat is also near the upcoming RTS railway to Johor Bahru, making cross-border travel more convenient. Daily essentials are within easy reach, with Marsiling Mall, Causeway Point, and several hawker centres all located within 1km of the home.
Find out more about this jumbo flat at 405 Woodlands Street 41.
549 Ang Mo Kio Avenue 10 jumbo flat
Image credit: PropertyGuru
Sale price: $1,250,000
Size: 1,464sqft
Number of years left on the lease: 54
This spacious Ang Mo Kio flat offers 1,464sqft of living space. Located on a high floor, it is north-south facing and enjoys uninterrupted greenery views. Its four well-sized bedrooms are arranged in a practical square layout, ensuring no wasted space.
One of the biggest advantages of this efficient design is its versatility. Whether you prefer an open-concept home or want to reconfigure walls, the layout allows for easy customisation without awkward corners.
With an asking price in the 6-figure range, this is one of the higher-end jumbo flats on the list. However, the premium price reflects the appeal of a spacious home in a well-developed neighbourhood, just a 15-minute walk from Ang Mo Kio MRT station and bus interchange.
Find out more about this jumbo flat at 549 Ang Mo Kio Avenue 10.
11 Holland Drive jumbo flat
Image credit: PropertyGuru
Sale price: $1,268,888
Size: 1,581sqft
Number of years left on the lease: 48
If you’ve been searching for larger HDB flats, you’ll know how rare it is to find one that’s spacious, near an MRT station, and in a city-fringe neighbourhood. This Holland Drive jumbo flat ticks all the right boxes.
It’s just an 8-minute walk from Holland Village MRT station and 15 minutes from Buona Vista MRT station. Nearby, you’ll find The Star Vista, Rochester Mall, and the Holland Village enclave.
Expect to pay a premium for space and location if you choose this home. But that’s the price of being able to brunch at Two Men Bagel House, grab Tai Cheong Bakery’s egg tarts anytime, or enjoy a cheeky Happy Hour pint at one of the many bars and restaurants in the area.
Find out more about this jumbo flat at 11 Holland Drive.
Do I need a jumbo flat?
If a jumbo flat appeals to you because you intend to house your extended family, you might want to ask yourself the following questions:
- How comfortable are you with sharing common spaces with extended family members on a daily basis?
- Does everyone in the household have similar daily routines, or will there be potential lifestyle clashes?
- Are there enough bathrooms and private spaces to accommodate everyone’s needs?
- Will elderly family members require special renovations, such as grab bars or wheelchair-friendly layouts?
And even if you don’t need all that extra space for more family members, you could rent out the spare rooms for some extra passive income. For the more adventurous homeowners, there’s also the option of keeping the original two-unit layout with a dual-key entrance, maximising rental yield while still enjoying privacy.
But before you decide on a dual key condo, here are some important factors to consider:
- Is there strong rental demand in the area, and what are the typical rental rates for similar units?
- Are you prepared for potential vacancy periods where you might not have a tenant?
- Does the dual-key design offer enough space for both units to feel functional and independent?
- How will the split layout affect natural lighting, ventilation, and common areas?
Will the resale value of jumbo flats increase in the future?
It’s true that larger flat types tend to hold their value well. The demand for spacious homes remains strong, with buyers willing to pay a premium for ample living space. The limited supply of jumbo flats also contributes to their enduring demand and price stability. However, you shouldn’t buy a jumbo flat assuming its price will only appreciate in the long term.
But consider this: jumbo flat leases will continue to shorten, and while all that extra space is appealing, even HDB terrace houses saw declining demand over time due to high prices and ever-shortening leases.
For those purchasing a jumbo flat in today’s market, expect to spend close to a million dollars—or even more if you factor in potential renovation costs. If you’re using CPF savings to finance your purchase, be sure to plan ahead so that if you sell your flat later, you don’t risk incurring a loss.
If I own 2 adjoining resale flats, can I join them to make a jumbo flat?
If you’re lucky enough to own 2 adjoining 3-room HDB resale flats, and are wondering if you can have them combined, the answer is yes. You can, but there are terms and conditions to adhere to under the Conversion of Adjoining Flats Scheme.
Here’s what you’ll need to do:
1. Ensure eligibility & a family nucleus
You’re only allowed to combine 2 adjoining flats with 3 rooms or fewer. If you already own one and plan to buy the available unit next door, you’ll be glad to know that you can merge them to create a jumbo flat. Alternatively, you can purchase two adjoining flats at the same time.
You’ll also need to prove that you’re part of a family nucleus, such as a married couple or immediate family members. Do note that singles and joint singles do not meet the eligibility criteria under this scheme.
2. Check EIP and SPR quotas and confirm pairing on HDB website
If you’re buying two adjoining 3-room or smaller HDB flats, you have to meet the Ethnic Integration Policy (EIP) and Singapore Permanent Resident (SPR) quotas if applicable. For those who already own a 3-room or smaller flat and are intending to buy an adjoining 3-room or smaller unit, you do not have to check the quotas.
Then, confirm if the flat pairing is possible by submitting the Enquiry on Combination of Flats under the Conversion Scheme form to the HDB e-Feedback form.
3. Engage a contractor to combine the flats
Once you’ve bought your flat(s), engage a licensed contractor to remove the PUB meters for one of the units. Hire a contractor from the Directory of Renovation Contractors to knock down walls to create an opening between the two units. This opening has to be at least 1m x 2m.
Do note that after converting the 2 units into a jumbo flat, you cannot subdivide the flat again for sale or transfer. You will be subject to a 5-year Minimum Occupation Period (MOP) once the flat purchase is completed.
Other things to note when combining flats to form a jumbo flat
Financing your jumbo flat
For those buying a flat that is next to your current flat, you will need to discharge the current loan if you’re not done servicing your mortgage. Then, you need to take on a new loan.
If you take on an HDB loan, you’ll only receive the amount needed to buy the adjoining flat. Should you go with a bank loan, it will comprise the outstanding house loan amount and the amount needed for the adjoining flat. Either way, make sure you have enough cash on hand to finance your property purchase.
Taking a CPF Housing Grant
If you took a CPF housing grant to finance the purchase of 2 adjoining flats, you will be considered a second-timer. That means you have to pay a resale levy.
For those who already own a flat and are purchasing the adjoining unit with CPF Housing Grants, different rules apply. If your first home is a subsidised flat, you will be considered a second-timer, and are thus subject to a resale levy when you sell your jumbo flat. If your existing home is the second flat you’ve bought at a subsidised rate, you will no longer be able to buy another home from HDB.
Buying a jumbo flat in Singapore
Jumbo flats aren’t a common option in Singapore, but it’s one that makes sense for larger or multi-gen families. With more space comes more flexibility, where you can easily design your family’s dream home. While Woodlands has the greatest number of jumbo flats, popular estates like Ang Mo Kio and Bukit Merah do occasionally have some on the resale market too.
Once you’ve purchased your dream flat, check out the following before you start renovation:
- Top carpentry firms in Singapore
- Common kitchen renovation mistakes
- Things to look out for when choosing your ID or contractor
Cover image adapted from: The Alchemists Design
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