This guide explains the key differences between major multigenerational housing options, from space and privacy to budget and future flexibility.

A rare Multi-Generation flat in Bishan offers a useful reference point for families considering multigenerational living.

According to online media reports published on 24 July 2026, a Multi-Generation (MG) HDB flat in Bishan was listed for sale and attracted considerable buyer interest. Beyond Bishan’s status as a popular mature estate, the unit stands out for its separate entrances, kitchens, and living areas: a main unit paired with an independent studio unit.
This layout allows multigenerational families to enjoy both close proximity and meaningful privacy. MG flats have always been limited in supply. There are only around 495 such flats islandwide, with just 93 in Bishan. After HDB stopped building this flat type in late 1987, it became exceptionally rare, particularly in the resale market.
For some families, multigenerational living remains a practical arrangement. Adult children may wish to live close to their parents for daily support; grandparents may help care for young grandchildren; and shared living can ease certain household expenses. At the same time, most families want to retain a reasonable degree of privacy and independence.
Finding the right balance between living together and having separate personal space is therefore a central consideration for many large families when buying a home.

What Is a Multi-Generation (MG) Flat?

A Multi-Generation (MG) flat is a specialised HDB flat type designed for multigenerational households. A standard MG flat consists of two adjacent yet self-contained living spaces.
Compared with a typical five-room flat, it generally includes:
• Main unit, usually a 3-room or 4-room flat: Intended for the married child, spouse, and children. It includes a living room, kitchen, master bedroom, and secondary bedrooms.
• Independent studio unit: Intended for elderly parents. It typically includes a separate bedroom, compact living area, small kitchen, and bathroom.
• Connecting arrangement: The two units have separate front doors but share a common foyer. They are usually connected internally by an interconnecting door, allowing family members to support one another conveniently.
The defining feature of the MG flat is its genuine dual-key layout. Its main difference from the newer 3Gen flat is the level of privacy. Earlier MG flats provided truly separate living areas, while the newer 3Gen flats introduced from 2013 use a single-key layout, requiring family members to share the living room and kitchen.
Because only a small number were built, authentic MG flats are now among the rarest HDB resale options.

Other Housing Options for Larger Families

While MG flats are one option, buyers looking for larger homes may also consider several other housing types.

Jumbo Flats

Most Jumbo Flats were created by HDB in the 1990s to address an oversupply of flats. They were formed by combining two adjacent smaller flats, such as two 3-room flats or a 3-room and a 4-room flat.
Key characteristics：
• Typically around 147 to over 170 square metres, or approximately 1,582 to 1,830 square feet.
• Some exceptionally large units can reach around 200 square metres.
• Usually offer 4 to 6 bedrooms and 2 to 3 bathrooms.
• Provide significant flexibility for renovation and space planning.
Pros
• Very generous living space.
• More bedrooms than most standard HDB flats.
• Flexible layouts for large or multigenerational households.
• Suitable for families with substantial space requirements.
Cons
• Limited supply in the resale market.
• Generally older flats.
• Bathroom numbers may still be insufficient for very large households.
• Some layouts have long corridors or irregular circulation.
• Renovation costs can be relatively high.
Best suited for: Families of five or more who place a high priority on floor area and bedroom capacity.

Executive Apartments (EA)

An Executive Apartment, or EA, is an older large-format HDB flat. Unlike a Jumbo Flat, it was built as one original large unit rather than formed by merging two flats. Although no longer built, EAs remain available in resale markets, especially in mature estates.
Compared with many current five-room flats, EAs generally offer more internal space. They are commonly around 130 to 160 square metres and typically include three bedrooms, two bathrooms, and an additional study, storeroom, or multipurpose area.
Pros
• Spacious living, dining, and family areas.
• Often offers better value per square foot than five-room flats.
• Generally squarish layouts with good renovation potential.
• Relatively more available in established estates than Jumbo Flats.
Cons
• Usually older units.
• Some require major upgrades to electrical systems, plumbing, kitchens, and bathrooms.
• Two bathrooms may be inadequate for households with many occupants.
Best suited for: Families seeking more space and better value while working within a limited budget.

Executive Maisonettes (EM)

An Executive Maisonette, or EM, is a duplex-style HDB flat. It commonly has three bedrooms, with some layouts including a study or family area that can potentially be adapted into a fourth room, as well as two to three bathrooms.
Most EMs are approximately 145 to 170 square metres, with a small number being larger. Their internal staircase divides the home into two levels, naturally separating communal areas from private sleeping spaces.
Pros
• Clear separation between public and private areas.
• Spacious interiors and a strong sense of scale.
• Flexible space planning: studies, family areas, or lower-level spaces may be adapted to household needs, subject to HDB renovation rules.
• Some units offer larger service yards, more storage, or more generous kitchen space.
Cons
• Internal stairs may not be suitable for elderly family members or people with mobility constraints.
• Older age profile and potentially substantial renovation costs.
• Limited supply.
• A narrower pool of future buyers due to the duplex layout and older lease profile.
Best suited for: Families who enjoy duplex living, prefer stronger separation between living and sleeping zones, and are comfortable with an older flat.

3Gen Flats

The 3Gen Flat is a newer HDB flat type designed specifically for three-generation households. It is generally a single-level unit of around 115 to 130 square metres and is found mainly in selected BTO projects and the resale market.
A typical 3Gen flat includes:
• Four bedrooms
• Three bathrooms
• A layout designed around contemporary multigenerational living needs.
Pros
• Generally newer than EA, EM, and Jumbo Flats.
• More modern layouts and building specifications.
• Purpose-built for multigenerational households.
• Four bedrooms and three bathrooms provide practical day-to-day functionality.
Cons
• Usually smaller than the larger HDB flat types discussed above.
• Limited supply.
• Buyers must meet HDB eligibility requirements for multigenerational families.
• Fewer resale choices than standard HDB flat types。
Best suited for: Eligible families who prefer a newer home, can accept a somewhat smaller footprint, and need a practical four-bedroom, three-bathroom layout.

Dual-Key Condo

Buyers with a larger budget may consider a dual-key private condominium.
A dual-key condo remains one strata-titled property, but its interior is divided into two relatively independent living spaces. It usually has one main entrance that leads to separate entrances for the main unit and the subsidiary unit. The main unit functions as a complete home, while the subsidiary unit typically has its own bathroom and, in many cases, an open-concept kitchenette.
This arrangement lets family members live close together while maintaining a higher degree of independence.
Pros
• Separate entrances enhance privacy and independence.
• Convenient for caring for elderly parents while retaining separate living areas.
• Greater flexibility if family arrangements change; the subsidiary area may offer more rental flexibility, subject to applicable rules.
• Fewer purchase and resale restrictions than HDB flats.
• Access to condominium facilities such as pools, gyms, security, and shared amenities, depending on the development.
Cons
• Higher purchase budget.
• Higher monthly maintenance fees.
• More compact internal space than large-format HDB flats at a similar overall budget.
• It is still one title and cannot be sold as two separate homes.
Best suited for: Financially comfortable families that value privacy, flexibility, and condominium facilities while wanting to live close to parents or adult children.

Which Housing Type Fits Your Family?

No single housing type works for every household. The best option depends on family size, privacy needs, budget, mobility requirements, and long-term plans.

Key Factors for Large Families to Consider

• Remaining Lease

Many large HDB flat types are older, and their remaining lease may affect loan tenure, CPF usage, future resale demand, and long-term ownership planning. Evaluate the relationship between price and remaining lease, not just the size of the flat.

• Renovation Budget

Many large-format HDB flats were built decades ago. Electrical wiring, plumbing, waterproofing, kitchens, bathrooms, windows, and air-conditioning systems may require upgrading. Include renovation expenditure in the overall purchase budget to avoid underestimating the true cost of ownership.

• Daily convenience

For households living with elderly family members, assess lift accessibility, barrier-free facilities, and proximity to MRT stations, wet markets, supermarkets, clinics, parks, and other daily amenities. A convenient environment can be more valuable than an additional few dozen square metres.

• Future Family Plans

Homeownership is a long-term decision. Consider possible changes over the next several years: whether parents may require more care, whether children will need separate rooms as they grow older, and whether household members may later change their living arrangements. Early planning can reduce the need for another move in the future.

Conclusion

For families planning to live across generations, buying a home is about more than floor area. Space planning, daily convenience, financial sustainability, and the ability for family members to maintain comfortable personal boundaries all matter.
Whether it is a rare MG flat, a spacious Executive Apartment, a Jumbo Flat, a duplex-style Executive Maisonette, a newer 3Gen flat, or a more private Dual-Key Condo, each option serves a different type of household.
The ideal home is not necessarily the largest one. It is the one that continues to support the family’s changing lifestyle through different stages of life.

Housebell, the leading Internet plus real estate platform in Singapore, boasts a vast collection of verified property listings and cutting-edge high-tech features such as VR house viewing and 3D models of real estate projects, making your rental/purchase journey more transparent, convenient, and efficient.