If you have stepped into a show flat in the past few years, you may have felt that the unit sizes have shrunk. This is understandable, as our perception of size is relative to what we are used to.
The sizes of the homes where we grew up — whether HDBs or condos — were larger in the 1990s and 2000s. The average size of a new condo was 1,272 sq ft in 1995, 1,286 sq ft in 2005, and 858 sq ft in 2015. In 2024, the average size was 929 sq ft.
However, demographics were vastly different back then. The average household size was four in 1995, decreasing to 3.6 in 2005, 3.4 in 2015, and further shrinking to 3.1 in 2024.
On a per-household-member basis, the average space was 318 sq ft in 1995 and increased to 357 sq ft in 2005. A decade later, it dropped to 252 sq ft in 2015 but rebounded by 19% to 300 sq ft in 2024.
Average size per capita shrank over the last 29 years
Over the last 29 years, the average size of condos (per capita) is smaller by 5.7%. It is commendable, given Singapore’s land constraints. Compared to 2015, the average size in 2024 had increased by 19%.
This would not have happened without the help of the not-so “invisible” hand of the government. In 2008, a slew of condo projects in the Rest of Central Region (RCR) pioneered the introduction of “Mickey Mouse” units in Singapore.
The smallest unit was 24 sq m (258 sq ft), equivalent to two parking spaces. The barriers to entry into property investment were reduced significantly to as low as $375,000.
Many of these projects sold like hotcakes, leading to the proliferation of “Mickey Mouse” units in the following years. There were concerns among the public that the quality of the living environment would be compromised should this persist.
Source: URA Realis, Huttons Data Analytics, downloaded as at Jan 24, 2025
New URA guidelines
The Urban Redevelopment Authority (URA) stepped in by issuing guidelines on the maximum allowable number of dwelling units (DUs) in 2011. Developers are required to use the average size of 70 sq m for projects outside the Central Area to determine the maximum number of DUs. Four areas, namely Telok Kurau, Kovan, Joo Chiat and Jalan Eunos, had a more stringent requirement of 100 sq m. This new ruling took effect in January 2012.
Despite that, the average size of DUs continued to decline over the next few years. Correspondingly, the number of DUs increased, straining infrastructure, particularly in areas with stretched road capacity.
The average size of DUs continued to fall and reached a low of 804 sq ft in 2018. The URA further tightened the guidelines, which took effect in January 2019.
The average DU size for projects outside the Central Area increased by 21.4% to 85 sq m. In addition to the earlier four (Telok Kurau, Kovan, Joo Chiat and Jalan Eunos), more areas are now required to meet the more stringent 100 sq m average DU size. These include Marine Parade, Balestier, Stevens-Chancery, Pasir Panjang, Kovan-How San,
Shelford and Loyang.
It effectively arrested the decline in average DU size outside the Central Area from 2019. The average DU size in 2024 was 935 sq ft, an increase of 18.8% from 2019’s 787 sq ft.
Levelling the playing field
However, the Central Area saw more smaller units being built, which is not in line with URA’s intent to make it an attractive place to live, work, and play. The average DU size fell to its lowest of 725 sq ft in 2020.
This led the URA to extend the guidelines to the Central Area in January 2023. All projects within the Central Area must have at least 20% of their DUs with a net internal area of at least 70 sq m.
The latest guideline change was harmonising the strata area and gross floor area (GFA) definition in June 2023. Areas such as air-conditioning ledges, if exclusive to a unit, will be counted as its strata area.
Thus, many developers have opted to omit the aircon ledges in the DU. Due to this guideline, the size of DUs has decreased by an average of 6%.
Across the different market segments, the RCR saw the most significant increase, 19.5%, in average size to 944 sq ft since 2015. This is probably due to the more stringent control of 100 sq m on the average dwelling unit size, which affects the RCR more.
Sources: URA Realis, Huttons Data Analytics, data downloaded as at Jan 24, 2025
The average DU size in the Outside Central Region (OCR) also improved by 5.8%, reaching 898 sq ft in 2024 compared to 2015. On the other hand, the average DU size in the CCR declined by 11.7% to 1,092 sq ft in 2024 from 1,236 sq ft in 2015.
It may take some time before the guidelines on average DU size in the Central Area are felt. However, it is unlikely that the average DU size will go back to 2015’s level.
After various cooling measures on foreigners, Singaporeans made up around 75% of the buyers in the Core Central Region (CCR). Local buyers prefer compact units. To avoid paying Additional Buyer’s Stamp Duty due to unsold units, developers have had to reconfigure the design and layout of units.
Due to the URA’s intervention, the average size of DUs increased to 929 sq ft in 2024, 8.3% larger than 2015’s 858 sq ft. However, with the harmonisation of the GFA definition, the average size of DUs may trend downwards (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Outlook
Due to the URA’s intervention, the average size of DUs increased to 929 sq ft in 2024, 8.3% larger than 2015’s 858 sq ft. However, with the harmonisation of the GFA definition, the average size of DUs may trend downwards.
While air-conditioning ledges will no longer be included in the saleable strata area, the internal strata area remains largely unchanged from the pre-harmonised projects.
Compared to 10 years ago, smart home features are now the bare minimum provision in condos. Home appliances are increasingly moving to the higher end of the spectrum, and it is common to find Swiss luxury brands in condo units.
With the internal strata area broadly similar and fitted with better provisions in terms of fittings in 2024, buyers are getting better value for their purchases compared to 10 years ago.
Lee Sze Teck is the senior director of data analytics at Huttons Asia (Credit: Huttons Asia)
