With so many HDB flats breaking the $1 million dollar threshold, we normally don’t bat an eyelid when we see 6-figure asking prices. But when you spot a 2,013sqft loft-style maisonette in mature Sin Ming Avenue going for a jaw-dropping $1.9 million, you can’t help but stop and stare.
And as any good buyer or cynic will tell you: price doesn’t always equal value. So let’s put on our tinfoil hats and dissect whether or not this HDB unit commands its $1.9M price tag.
Unique Sin Ming Avenue executive maisonette with loft
Touts 2,013sqft of living space, larger than a jumbo flat
An average 5-room HDB flat typically ranges from 1,184sqft to 1,400sqft, with older resale flats being on the larger side due to older layouts like jumbo flats and point-blocks. On the other hand, executive maisonettes (EMs), which are duplex-style HDB units, are significantly larger, ranging from 1,500sqft to 1,700sqft, with some of the larger ones going up to 2,300sqft.
The listing for this unit claims to have 187sqm or living space, which translates to 2,013sqft, which is enormous by HDB flat standards.
Image credit: PropertyGuru
Rare loft-style layout with gable roof
Although listed as an executive maisonette, this flat is actually a top-floor penthouse unit with a loft-style layout. It features a staircase leading up to an open-concept loft area, which has been repurposed as a second living space by the current owners.
One standout feature here is the flat’s sloped roof, a rarity for HDB flats, and only seen in a handful of HDB blocks, like the ones in Potong Pasir. This means double-volume ceilings, a prominent gable roof design, and a whole lot of potential for homebuyers looking for a unique diamond in the rough.
Image credit: PropertyGuru
It’s worth noting here that the home sports fairly new furnishings, and had undergone renovation just 5 years ago. Which equates to some savings if you’re not too fussy and looking for a home that’s in move-in condition.
Being a top-floor penthouse unit, you’re also getting direct lift access, ensuring privacy and minimal neighbour noise. With double-volume ceilings, spacious living areas, and a flexible upstairs space, it’s perfect for those seeking lifestyle, exclusivity, and room to entertain.
Great location & connectivity
Image credit: Google Maps
Location-wise, the flat isn’t hiding: it sits in a mature Sin Ming/Bishan pocket that’s conveniently placed between Bright Hill and Upper Thomson MRT stations, short walks to either side, depending on how much you enjoy brisk strolls.
You’re also a stone’s throw from Upper Thomson’s café, dining belt and local shops, which is a plus if you like to eat your way through weekends.
How does it compare to other homes on the market?
Executive Maisonettes (EMs) in Bishan
For the purpose of this comparison, we looked at two executive maisonettes currently on the market in the neighbourhood of Bishan. A 1,571sqft EM at 231 Bishan Street 23, and a 1,582sqft EM at 261 Bishan Street 22.
Image credit: Property Guru, Property Guru
That’s savings of $600–800K compared to the Sin Ming loft, yet you’re still getting a generously sized family home in a prime location. Yes, you lose the loft layout, but you also avoid hefty renovation bills and pay significantly less per square foot.
Jumbo flats that match up in size
If we throw jumbo flats or older 5-room flats, they can hold their own in terms of price per square foot. Take the slightly older 434 Ang Mo Kio Avenue 10 for example. This 1,722sqft jumbo flat features 5 bedrooms and 3 bathrooms and is selling for around $1.25M.
Then there’s 304 Shunfu Road, a 1,422sqft 5-room resale flat listed at $1.1M.
Again, no loft and high ceilings, but far cheaper than $1.9M and equally big.
Image credit: Property Guru, Property Guru
$1.9M Sin Ming Avenue penthouse HDB flat
In the last 24 months, we’ve seen an unprecedented number of HDB flats selling over the $1M mark, with some of them touting unique features like lofts, spacious floorplans or sea views. But just because they’re rare doesn’t always mean they’re worth the high price tag.
However, at $1.9M, you’re paying a very steep premium for a resale flat like this, and the move might not make sense from an investment standpoint. Features like a unique layout or a prime location may seem appealing, but they don’t always guarantee long-term value. You might be better off weighing the pros and cons of getting a smaller condo with a longer lease that’ll make more financial sense.
On the flip side, if a total overhaul is in the cards, then you’re probably better off buying a condo for a cheaper executive maisonette in an equally coveted area for the same investment.
At the end of the day, there are many reasons why people choose to pay a premium for their homes. And if a purchase at this price point does materialise, it’ll definitely be a record that’s hard to break.
For more property news, check out some of these:
- 3-room Bidadari Park Drive HDB sells for $900k
- HDB owners to receive 15% property tax rebate, private homes to get 10% in
Cover image adapted from: PropertyGuru
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