Bishan Executive Maisonette Sells for Record S$1.55M Despite 62-Year Remaining Lease

8 October 2026 · PropertySpy Research

A 1,572 sq ft HDB Executive Maisonette in Bishan has sold for a record S$1.55 million (S$986 psf), showing that families still prize two-storey space near top schools despite lease decay.

Key Takeaways

•Sub-S$1,000 PSF Space Value: At S$1.55 million for 1,572 sq ft (S$986 psf), buyers secured duplex living space at less than half the PSF cost of nearby Bishan condos.

•Discontinued Typology: HDB ceased building Executive Maisonettes in 1995, creating permanent scarcity for two-storey public housing formats.

•62-Year Lease Reality: While young enough to qualify for full CPF usage and bank LTV today, the next buyer in 10 years will face ~52 years of remaining lease.

A 1,572 sq ft HDB Executive Maisonette in Bishan has changed hands for a record S$1.55 million (S$986 psf), even with approximately 62 years remaining on its 99-year lease. The sale underscores the enduring premium that multi-generational families place on large-format homes within Bishan's sought-after school and MRT catchment.

HDB stopped constructing two-storey Executive Maisonettes three decades ago, leaving a fixed pool of these spacious duplex flats across mature estates like Bishan, Serangoon, Queenstown, and Bedok. To replicate 1,572 sq ft of internal space in a newer Bishan condominium such as Sky Vue or JadeScape, a buyer would easily need to commit S$3.4 million to S$3.8 million.

"At S$986 psf in Bishan, buyers are paying for irreplaceable 1,572 sq ft duplex space—but with 62 years left on the lease, this is a lifestyle home, not a 15-year capital growth play." — PropertySpy Market Note

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That lease clock is the critical factor every buyer must weigh. Under CPF rules, as long as the remaining lease covers the youngest buyer to age 95, full CPF usage and standard loan-to-value limits apply today. However, if the buyer plans to exit in 10 to 12 years when the remaining lease dips toward 50 years, the pool of eligible next-generation buyers shrinks considerably.

Weighing Large Older HDB Flats Against Newer RCR Condos

If your family prioritizes raw square footage and school proximity for a 15-to-20-year stay, an Executive Maisonette delivers unmatched space per dollar. If your goal is capital preservation and easy upgrading in 5 to 8 years, a younger leasehold condo offers far stronger exit liquidity. Speak with PropertySpy to run the lease-decay numbers for your household.

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