As one of the most dynamic and culturally rich destinations in Southeast Asia, Singapore boasts a vibrant real estate market that’s as diverse as the people who call it home. If you’re navigating the island’s varied housing options, whether you’re a soon-to-be Singapore resident, a local looking to make a real estate investment, or an expat up for a home upgrade, understanding the lay of the land is crucial.
From high-rise HDB flats to prestigious Good Class Bungalows, this comprehensive guide will demystify the gamut of housing types in Singapore, helping you make informed decisions that align with your lifestyle, needs, and aspirations.
Public Housing vs. Private Housing in Singapore (Understanding Ownership Options)
The housing landscape in Singapore is distinctly split into two broad categories—public and private housing—a division that not only shapes the city’s skyline but also dictates much of its residential life.
Public Housing (HDB): The Housing & Development Board (HDB) is Singapore’s public housing authority, established on 1 February 1960 to address the nation’s housing crisis. We plan, develop, and transform housing estates, providing commercial, recreational, and social amenities for residents. Initially tasked with replacing unhygienic slums, we built 21,000 flats in under three years and 54,000 by 1965.Today, HDB flats house 80% of Singapore’s resident population, with over 1 million flats completed across 24 towns and 3 estates. Around 90% of these residents own their homes. For over 50 years, HDB has been committed to providing quality and affordable housing for generations of Singaporeans.
Private Housing Primer: Singapore’s private housing complements public housing by offering residents a variety of living options. About one-fifth of the resident population lives in private housing, which includes condominiums with strata management and landed properties. These private developments are strategically located throughout Singapore according to the Master Plan.
Unveiling the World of HDB Flats (A Breakdown of Public Housing Options)
| Flat Type | Availability | Description | Key Features |
| Community Care Apartment | From HDB only | Senior-friendly housing integrated with scalable care services and social activities to support independent aging in the community. | 1 bedroom, 1 bathroom, living/dining/kitchen |
| 2-room | From open market only | Affordable option for lower-income households, seniors, and singles. Seniors can opt for shorter leases to reduce prices. | 1 bedroom, 1 bathroom, living/dining, kitchen, household shelter |
| 2-room Flexi | From HDB or open market | A flexible option available from both HDB and the open market, catering to various needs. | |
| Short-lease 2-room Flexi | From HDB only | Available only from HDB, offering shorter lease options for seniors. | |
| 3-room | From HDB or open market | Compact living space suitable for various needs. | 2 bedrooms (including 1 master with attached bathroom), common bathroom, living/dining, kitchen/utility, household shelter |
| 4-room | From HDB or open market | Ideal for young couples or parents. | 3 bedrooms (including 1 master with attached bathroom), common bathroom, living/dining, kitchen, service yard, household shelter |
| 5-room | From HDB or open market | Suitable for larger households of 5 or more members. | 3 bedrooms (including 1 master with attached bathroom), common bathroom, living/dining, kitchen, service yard, household shelter, suggested study |
| 3Gen | From HDB or open market | Designed for multi-generational families living together, fostering closer family ties with 2 bedrooms having attached bathrooms. | 4 bedrooms (2 with attached bathrooms), common bathroom, living/dining, kitchen, service yard, household shelter |
| Executive | From open market only | Includes additional space for a study or extra living area, with some units featuring a balcony. | 1 master bedroom with attached bathroom, 2 additional bedrooms, common bathroom, living/dining, kitchen |
Exploring the Private Housing Market: Condominiums, Landed Properties & More (A Look at Non-HDB Options)
Condominiums (Condos): A condominium, or “condo,” is a large property complex made up of individually owned units. Each unit is owned separately, while ownership also includes a shared interest in common areas managed by the condominium association.
Landed Properties: Landed property in Singapore refers to private residential homes where the owner holds the title to the land. Due to land scarcity, only the affluent can afford such properties, especially near the city core. These homes are costly, with high maintenance and property taxes, but they are highly desirable for their large layouts, exclusivity, privacy, and amenities like gardens and swimming pools.
The key difference between landed and non-landed housing is land ownership; the land under a landed property belongs to the homeowner. While most landed properties are freehold, some are available with 99- and 999-year leaseholds.
Freehold vs. Leasehold: Understanding Cost and Ownership
Singapore’s property market includes both freehold and leasehold properties, with leaseholds typically being 99 or 999 years. The difference affects long-term costs, resale values, and inheritance planning. Read our guide for more information
Types of Landed Properties in Singapore (For Those Seeking Prestige & Privacy)
Terraced Houses: Terrace houses, also known as townhouses, row houses, or linked houses, are medium-density homes characterized by shared side walls between units. In Singapore, terrace houses are typically built in rows of at least three units, with two corner units at each end.
The intermediate units share side walls with their neighbors, while the corner units usually command higher prices due to their larger land area. Terrace houses are popular among first-time buyers, young families, and investors and are commonly found in older areas like Katong, Kampong Glam, and Geylang.
There are two main types of terrace houses, which are further categorized into three groups:
- Terrace House I (intermediate units)
- Terrace House II (intermediate units)
Semi-Detached Houses
Semi-detached houses, also known as semi-ds or duplexes, consist of pairs of conjoined homes, each with its own land title separated by a common wall. Though built identically, they have different owners and title deeds. Owners can renovate their homes with approval from authorities. These houses must have a minimum plot size of 200 sq. m (approximately 2,160 sq. ft) and are more affordable than other landed properties.
Detached Houses
Detached houses, or bungalows, are standalone homes without shared walls or roofs, offering full independence from neighbors. These properties, associated with the wealthy, allow extensive personalization. To qualify as a detached house, the property must have a plot size of 3. Terrace House II (corner units)at least 400 sq. m (approximately 4,360 sq. ft) and a minimum width of 10m. Typically, they are up to 2 stories high. There are two main types of bungalows in Singapore: regular bungalows and Good Class Bungalows (GCBs).
Good Class Bungalows (GCBs)
GCBs are the pinnacle of luxury housing in Singapore, sought after by affluent locals and foreigners. These standalone homes must exceed 1,400 sq. m (approximately 15,070 sq. ft) and meet specific criteria, including being located in one of the 39 designated GCB areas, not exceeding two stories (excluding attic and basement), and having a minimum plot width of 18.5m and a plot depth of 30m. GCBs can only be sold to Singapore Citizens or long-term Permanent Residents.
Shophouses
Shophouses are unique hybrid buildings combining residential and commercial spaces, typically with a shop on the ground floor and living quarters above. Built between the 1840s and 1960s, these spacious buildings are known for their high ceilings and heritage architecture, protected by the URA. Located in central areas like Chinatown, Amoy Street, Tanjong Pagar, and Telok Ayer, shophouses are now often used as homes or office spaces.
Cluster Houses
Cluster houses, or strata landed housing, are hybrids that group different types of landed properties, such as terrace houses, bungalows, GCBs, and semi-detached houses. They offer condo-like amenities, including swimming pools, gyms, parking areas, playgrounds, and BBQ pits, along with the spaciousness of landed homes. Residents pay monthly maintenance fees. Cluster houses within GCB estates have a 40% site coverage limit, while those outside have a 50% limit.
Summary of Minimum Plot Widths and Sizes
| Property Type | Plot Width (min) | Plot Size (min) | Site Coverage |
| Good Class Bungalow (GCB) | 18.5m | 1,400 sq. m | Max 40% |
| Regular Bungalow | 10m | 400 sq. m | Max 50% |
| Semi-Detached House | 8m | 200 sq. m | No control |
| Back-to-Back Semi-Detached | 10m | 200 sq. m | |
| Terrace House I (Intermediate) | 6m | 150 sq. m | No control |
| Terrace House II (Intermediate) | 6m | 80 sq. m | No control |
| Terrace House II (Corner) | 8m | 80 sq. m | No control |
Understanding the Nuances of 2-Room Flexi Flats (Type 1 vs. Type 2)
2-Room Flexi flats in Singapore are designed to offer flexibility and affordability to various segments of the population, including lower-income households, singles, and seniors. These flats come in two types: Type 1 and Type 2. Type 1 flats are smaller and ideal for singles or seniors who prefer a compact, manageable space, featuring 1 bedroom, 1 bathroom, a combined living/dining area, a kitchen, and a household shelter. Type 2 flats are slightly larger, catering to small families or individuals who need more space, with similar features but a more spacious layout. Both types offer short-lease options ranging from 15 to 45 years, particularly attractive to seniors seeking a more economical and flexible housing solution. These flats are part of vibrant HDB communities, providing access to amenities like parks, healthcare facilities, and shops, thus fostering a supportive and engaging living environment.
Other HDB Flat Types (A Brief Overview)
3-Room Flats
3-room flats offer a compact living space suitable for small families or couples. They include 2 bedrooms (one being a master bedroom with an attached bathroom), a common bathroom, a living/dining area, a kitchen/utility area, and a household shelter.
4-Room Flats
4-room flats are popular among young couples and small families, offering more space with 3 bedrooms (including a master bedroom with an attached bathroom), a common bathroom, a living/dining area, a kitchen, a service yard, and a household shelter.
5-Room Flats
5-room flats cater to larger households, providing ample space with 3 bedrooms (one being a master bedroom with an attached bathroom), a common bathroom, a living/dining area, a kitchen, a service yard, a household shelter, and an optional study area.
3Gen Flats
3Gen flats are designed for multi-generational families, featuring 4 bedrooms (2 with attached bathrooms), a common bathroom, a living/dining area, a kitchen, a service yard, and a household shelter. These flats support extended families living under one roof, fostering closer family ties.
Executive Flats
Executive flats offer additional space, including a study that can be converted into a cozy living room or TV nook. These flats typically feature a master bedroom with an attached bathroom, 2 additional bedrooms, a common bathroom, a living/dining area, and a kitchen. Some units also include a balcony.
Matching Your Needs to the Right Property Type (Choosing Your Ideal Home)
Navigating Singapore’s housing scene isn’t just about what’s available but what suits you best. We provide a holistic approach to finding the right property, covering aspects such as budget, family size, and lifestyle. For instance, young professionals might lean towards centrally located condos with easy access to amenities, while larger families might prefer the space offered by 5-room HDB flats or landed properties.
A Final Look: Resources & Next Steps (Taking Action on Your Housing Journey)
Rounding off your housing exploration, this segment directs you to tangible resources and actionable next steps, whether you’re planning to purchase, rent, or invest in Singapore’s dynamic property market.
Throughout this extensive guide, our aim is to demystify the multifaceted world of housing in Singapore. By understanding the different types of properties available, you’re equipped to make informed decisions that resonate with your personal and financial goals. Whether you’re drawn to the community-centric living of HDB flats or the lavish expanses of a private bungalow, Singapore’s housing market promises diversity and distinction at every turn.