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When you hear "2-room flexi floor plan," it might sound like just another real estate buzzword. But if you're looking at apartments in Singapore, or even considering similar designs in other cities, this layout is one of the most practical options for singles, couples, or small families on a budget. Unlike traditional 2BHK apartments with fixed walls, a 2-room flexi floor plan gives you control over how you use the space - and that makes all the difference.
What exactly is a 2-room flexi floor plan?
A 2-room flexi floor plan is a type of apartment design, originally developed by Singapore’s Housing & Development Board (HDB), that includes two main areas: a living area and a bedroom. The key difference from a standard 2BHK? The second bedroom isn’t fixed. Instead, it’s built as an open space that you can turn into a bedroom, a home office, a storage room, or even a small nursery - depending on your needs.
The layout typically includes a combined living-dining area, a kitchen, a bathroom, and one designated bedroom. The second room, often called the "flexi room," is separated from the main living space by a removable partition or wall. Some units come with pre-installed sliding doors or foldable partitions, while others are completely open, letting you decide later how to divide it.
This design was created to give buyers more flexibility. A young professional might use it as a home office. A couple expecting a child can turn it into a nursery. An elderly parent moving in? It becomes a private bedroom. You’re not stuck with a layout that doesn’t fit your life anymore.
Why do people choose a 2-room flexi over a standard 2BHK?
Standard 2BHK apartments have two fixed bedrooms - one for parents, one for kids or guests. But not everyone needs two full bedrooms. In fact, nearly 40% of HDB 2-room flexi buyers in 2024 were singles or couples without children, according to Singapore’s Ministry of National Development. These buyers don’t want to pay for unused space.
Flexi plans are usually 10-15% cheaper than standard 2BHK units of the same size. That’s because the total square footage is smaller - often between 40 and 50 square meters - and the design reduces construction costs by eliminating a fixed wall and extra plumbing. The savings show up in the purchase price, monthly mortgage, and even property taxes.
They’re also easier to rent out. Tenants looking for a studio with an optional extra room are increasingly drawn to flexi layouts. A 2-room flexi can function as a studio for one person, or as a 1-bedroom for a couple with a home office - making it attractive to a wider pool of renters.
How does the layout work in practice?
Imagine walking into a 2-room flexi apartment. The front door opens into a compact living area with space for a sofa, a small dining table, and a TV unit. To your left is the kitchen - usually open-plan with a counter that doubles as a breakfast bar. Straight ahead is the bathroom, and to the right is the fixed bedroom, about 10-12 square meters, perfect for a double bed and a wardrobe.
Now, the flexi room. It’s right next to the living area, often 8-10 square meters. In one unit, a buyer installed a foldable wall with a sliding door. In another, they used a bookshelf as a divider. One family turned it into a playroom with a fold-out bed for weekend guests. Another turned it into a quiet workspace with a standing desk and noise-canceling headphones.
The flexibility isn’t just about furniture. Many flexi units come with pre-wired electrical outlets and lighting in the flexi zone, so you can easily add a desk lamp or charge devices. Some even have extra ventilation ducts, making it easier to convert the space into a bedroom without feeling stuffy.
Who is this floor plan best for?
Not everyone benefits from a flexi layout. It works best for people who:
- Live alone or as a couple without kids
- Work from home and need a quiet room
- Plan to have children in the next few years and want to delay the expense of a larger unit
- Are on a tight budget but still want ownership
- Want to rent out part of the unit later (e.g., a roommate or tenant in the flexi room)
It’s less ideal if you regularly host overnight guests, have mobility issues (navigating partitions can be tricky), or need a dedicated dining area. If you’re used to having separate rooms for everything, the open layout might feel too cramped.
What are the downsides?
Flexibility comes with trade-offs. The biggest complaint? Noise. Without a solid wall between the living area and the flexi room, sounds travel easily. A TV at night can wake someone working in the flexi zone. A doorbell or door slam carries through the whole unit.
Storage is another issue. With fewer walls, there’s less space for built-in cabinets. Many buyers end up buying freestanding wardrobes or shelving units, which can make the space feel cluttered if not organized well.
Resale value can be unpredictable. While demand is rising, some buyers still prefer traditional layouts. If you plan to sell in 5-10 years, you might have a smaller pool of interested buyers - especially if your unit doesn’t have good natural light or ventilation in the flexi zone.
How does it compare to a studio or 1BHK?
It’s easy to confuse a 2-room flexi with a studio apartment. But there’s a key difference: a studio is one open room with no separate bedroom. A 2-room flexi has one fixed bedroom - that’s non-negotiable. The flexi room is the only variable.
Compared to a 1BHK (one bedroom, one living area), the 2-room flexi gives you more room to grow. A 1BHK is often 30-40 square meters. A 2-room flexi is usually 40-50 square meters. That extra space makes it feel less like a shoebox and more like a real home.
And unlike studios, which are often rented out to students or short-term tenants, 2-room flexi units are designed for ownership. You can use CPF (Central Provident Fund) to buy one in Singapore. You can get a mortgage. You can live in it for decades.
What should you look for when buying one?
If you’re considering a 2-room flexi floor plan, here’s what to check:
- Location and orientation - Does the flexi room get natural light? North-facing units in Singapore get less sun, which can make the space feel gloomy.
- Partition options - Does the unit come with pre-installed sliding doors or just bare walls? You’ll need to install your own divider if not, which adds cost.
- Electrical and plumbing - Are there outlets and lighting in the flexi zone? Is there access to water if you plan to turn it into a bathroom later?
- Building age - Older HDBs might have thinner walls and less insulation. Newer builds (post-2020) often have better soundproofing.
- Resale restrictions - In Singapore, you must occupy the unit for at least 5 years before selling. Make sure you’re okay with that.
Is it worth it?
Yes - if your life matches the design. If you’re single, working remotely, or planning for a future child, a 2-room flexi floor plan gives you more control than any other compact housing option. It’s not about having the biggest apartment. It’s about having the right space for your life right now - and the freedom to change it later.
It’s not perfect. But for people who value adaptability over tradition, it’s one of the smartest housing choices on the market today.
Can I convert the flexi room into a bathroom?
Technically, yes - but it’s complicated. Most 2-room flexi units don’t have plumbing in the flexi zone, so adding a bathroom would require major renovation, including rerouting pipes and getting approval from the housing authority. In Singapore, HDB allows this only under strict conditions and usually requires professional contractors. Most owners avoid it due to cost and complexity.
Is a 2-room flexi floor plan only available in Singapore?
The term "2-room flexi" was coined by Singapore’s HDB and is most common there. However, similar designs - called "flex rooms," "multi-functional spaces," or "convertible bedrooms" - are appearing in compact housing projects in cities like London, Tokyo, and Sydney. These aren’t called "2-room flexi," but they serve the same purpose: giving you a flexible space within a small apartment.
Can I rent out the flexi room to a tenant?
In Singapore, you can rent out the entire unit, but not just the flexi room. The law requires you to rent the whole apartment as one unit - you can’t legally sublet one room in an HDB flat unless you’re living there too. In other countries, rules vary. Always check local tenancy laws before renting out any part of your property.
How much does a 2-room flexi apartment cost?
In Singapore, prices for new 2-room flexi flats range from SGD $150,000 to SGD $250,000, depending on location and age. Resale units in mature estates like Tampines or Jurong West can cost up to SGD $300,000. Outside Singapore, similar compact layouts in cities like London start around £180,000, but they’re not called "flexi" - they’re marketed as studio or one-bedroom apartments with an extra nook.
Do I need a permit to build a wall in the flexi room?
In Singapore, you can install non-load-bearing partitions like sliding doors or stud walls without approval, as long as you don’t alter plumbing, electrical, or structural elements. But if you’re planning to add a permanent wall, you’ll need HDB approval. Always check with your housing authority before making structural changes.
