If you’ve visited a show flat recently, you may have noticed that the sizes of units seem to be getting smaller. This is not surprising, as our perception of size is shaped by our past experiences. In the 1990s and 2000s, the average size of HDB flats and condos was larger compared to today. In 1995, the average size of a new condo was 1,272 sq ft, which increased to 1,286 sq ft in 2005, before dropping to 858 sq ft in 2015. By 2024, the average size had increased to 929 sq ft. This can be attributed to the changing demographics of Singapore, with average household sizes decreasing from four in 1995 to 3.1 in 2024.
On a per-household-member basis, the average space in condos was 318 sq ft in 1995, and it increased to 357 sq ft in 2005. However, it dropped to 252 sq ft in 2015 before rebounding by 19% to 300 sq ft in 2024. This means that over the last 29 years, the average size of condos (per capita) has decreased by 5.7%, a commendable achievement considering Singapore’s limited land space.
The government’s role in controlling unit sizes cannot be ignored. In 2008, several condo projects in the Rest of Central Region (RCR) introduced “Mickey Mouse” units, with the smallest unit measuring 24 sq m (258 sq ft), equivalent to two parking spaces. With prices as low as $375,000, the barriers to property investment were significantly reduced, and these projects were quick to sell. This resulted in an increase in the number of “Mickey Mouse” units in subsequent years, leading to concerns about the quality of living environments.
To address this issue, the Urban Redevelopment Authority (URA) introduced guidelines in 2011, imposing a maximum allowable number of dwelling units (DUs) based on an average size of 70 sq m for projects outside the Central Area. Four areas, namely Telok Kurau, Kovan, Joo Chiat, and Jalan Eunos, had a more stringent requirement of 100 sq m. This took effect in January 2012 and was further tightened in January 2019. As a result, the average size of DUs outside the Central Area increased by 21.4% to 85 sq m.
However, the average size of DUs continued to fall, reaching a low of 804 sq ft in 2018, which led the URA to extend the guidelines to the Central Area in January 2023. This resulted in an increase in the average size of DUs in the RCR by 19.5% to 944 sq ft since 2015, as well as an increase of 5.8% to 898 sq ft in the Outside Central Region (OCR). In contrast, the average size of DUs in the CCR declined by 11.7% to 1,092 sq ft in 2024 from 1,236 sq ft in 2015.
In June 2023, the URA further harmonized the strata area and gross floor area (GFA) definition. As a result, air-conditioning ledges, if exclusive to a unit, were counted as its strata area. This led to a decrease in the average size of DUs by 6%. Despite this, buyers are still getting better value for their purchase, with smart home features and high-end appliances becoming the norm in condos today.
In conclusion, while the average size of DUs increased to 929 sq ft in 2024, an increase of 8.3% from 2015’s 858 sq ft, the harmonization of the GFA definition may result in a downward trend in the average size of DUs in the future. However, with better fittings and provisions, buyers are getting better value for their purchase compared to 10 years ago.
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