Before the Housing and Development Board (HDB) was created and put in charge of constructing affordable public housing for Singaporeans, this responsibility fell to the Singapore Improvement Trust (SIT). The SIT was dissolved in 1960, but their footprints still remain, in the form of SIT flats which still stand today.
So, what are SIT flats, and where can you find them? Let’s dive into the history of SIT flats to find out more about HDB’s predecessor, and how they shaped Singapore’s public housing landscape.
What was the SIT?
The Singapore Improvement Trust (SIT) was a colonial-era government organisation that was established in 1927, as part of a scheme to improve the state of public health on the island, and bring down mortality rates. It was charged to create a general improvement plan, demolish unsanitary buildings, enact improvement schemes and provide housing for those who were displaced due to said schemes━though they didn’t have the authority to undertake large-scale construction of affordable public housing.
Old map of Tiong Bahru estate.
Image credit: Housing Map
This changed in 1930, when an amendment to the Singapore Improvement Ordinance declared that the SIT could build “as the Board may think fit”, as long as the governor approved. In 1932, the first SIT houses were built at Lorong Limau; what’s now known as Singapore’s first public housing estate in Tiong Bahru was completed by 1941━then came a halt when war broke out.
Aerial view of Queenstown New Town, Princess Margaret Estate, which is now known as Dawson.
Image credit: Housing Map
The SIT came back into action when the 1947 Housing Committee tasked it with a building programme to alleviate the need for public housing after the war. By 1956, the SIT had completed its first satellite town━Queenstown━and a master plan for Singapore’s development.
However, the SIT was severely overwhelmed: they only managed to construct 23,000 flats over a span of 32 years, with only 8.8% of Singapore’s population housed in these flats by 1959.
Eventually, the SIT was dissolved in 1960, and its responsibilities transferred to the Planning Department under the new government; the public housing programme was taken over by the newly established Housing Development Board, or HDB as we know it today.
What are SIT flats?
Princess Elizabeth Park Estate, built in 1951-1952.
Image credit: James Tan
Key features of SIT flats:
- Low-rise blocks, typically 2-storey terraced houses or 3- to 4-storey walk-up flats.
- Built only 10-15m apart, close to neighbours in the opposite block (denser than current HDB estates).
- 3-room flats were the most common flat type; some 2-room and 4-room units exist.
- Simple architectural design with simple and efficient square layouts.
- Spacious units by modern BTO standards (3-room SIT flats are about 85sqm while 3-room HDB flats are about 65sqm).
3-room SIT flat floor plan.
Image credit: Teoalida
Besides blocks of flats, the SIT was also the organisation responsible for the HDB terrace houses, which as a rare commodity today are desirable in spite of their lease decay.
Unlike the modern-day BTO ballots, SIT flats were assigned using a points system, which considered factors such as the size of the family, and overcrowding.
Where can you find SIT flats today?
Most SIT flats have been demolished to make way for more homes or commercial buildings, but a select handful have been conserved for their heritage value. After all, SIT flats and their policies laid the groundwork for the urban planning which HDB oversees today, and these pre-independence flats are a big part of our history.
Today, you can still find SIT flats and terraced houses in some central areas of Singapore:
- Tiong Bahru Road: built between 1936-1939, about 700 3- to 5-room SIT flats remain
- Kampong Silat Estate: Blocks 18, 19, 22, 23, and 24 have been conserved, of the original 31 constructed between 1949-1952
- Jalan Bahagia: 28 blocks of flats & 200 terrace houses
- Stirling Road: 13 blocks of flats & 85 terrace houses terraced houses
Some of these, such as the SIT flats on Tiong Bahru Road, have been earmarked as conservation buildings, with the Urban Redevelopment Authority (URA) setting out clear instructions on what alterations can be made to these blocks, and how it may be done.
20 blocks of SIT homes in Tiong Bahru have been conserved.
Image adapted from: URA
Across the road are the Tiong Bahru post-war flats which were built between 1948 and 1951. They are now considered HDB flats with a 99-year leasehold that starts from 1973, with 47 years left on their lease.
Should you buy an SIT flat?
Image credit: Wikicommons
SIT flats and conservation buildings like black-and-white SLA apartments and landed homes remain popular with homebuyers because of their distinctive old-world charm. They’re located in very mature and established estates, so amenities, facilities and accessibility are all pretty much guaranteed. If you are thinking of purchasing an SIT flat, there are a few things to consider:
Financing the flat
If you are a young couple buying your first HDB home, the lease on the SIT flat is likely to end before you’re 95. This means the amount of CPF OA savings and grant monies you can get will be prorated. So you’ll have to ensure you have enough cash on hand to cover the down payment.
If you’re buying an SIT flat that has been privatised, do check with the bank on how much you can loan, since banks usually have stricter guidelines on financing old properties. Aside from giving you a smaller loan, it may also come with a shorter loan tenure, which will affect your monthly installment sums.
Whereas foreigners cannot buy HDB flats, SIT houses are fair game if they have become privatised homes. However, you’ll be subject to a 60% Additional Buyer’s Stamp Duty (ABSD) tax.
Budgeting for renovation
Unless you are buying a flat that’s been recently gutted and renovated, you’ll have to set aside a larger budget for renovation. SIT flats, being half a century old at the very least, would require extensive reno and updating works, including the replacement of old plumping and electrical wirings.
You should also factor in that many SIT flats are walk-up units with no lifts. Be prepared to pay extra to movers and contractors if you’ve bought a unit on a higher floor.
Depreciation of SIT flats
As with all HDB flats, SIT properties will suffer from the value depreciation that comes with lease decay. If you do choose to eventually sell the flat, it’s likely that you will be making a loss. Still, there is a chance that your home may be selected for Selective En bloc Redevelopment Scheme (SERS). After all, the first SERS exercise saw the redevelopment of SIT flats built along Tiong Bahru Road and Boon Tiong Road.
However, there is no guarantee that your estate will be selected for SERS, and the government will still eventually take back the land when the 99 years are up. So, if you are likely to outlive your flat, you’ll have to prepare a contingency plan for when that happens.
SIT flats in Singapore
While SIT flats are no longer the standard for public housing in Singapore, they are a reminder of how far we’ve come in terms of urban planning.
If you want to live in an SIT flat for the short term, you can consider renting one. The trade-off for living in a well-located, built-up neighbourhood that has lots of character is an older home, which may require more maintenance. But compared to other newer, private homes of a similar size, these flats are priced a lot more affordably━which is why they were built in the first place.
For more reads:
- What no one tells you about living in a PPHS flat
- Secondhand furniture shops in JB
- July 2025 BTO launch
Cover image adapted from:
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