At a glance
- Cheapest street
- Jalan Chempaka Kuning, D16: S$536,000 median (70-year lease)
- Cheapest 99-year estate (normal lease)
- Woodgrove Estate, D25: S$2,420,000
- Cheapest freehold estate
- Macpherson Garden Estate, D13: S$3,159,444
- Cheapest district
- D22 Jurong: S$2,600,000 median
- Cheapest cluster house
- Springhill, D27: S$2,345,000
The cheapest landed homes, by estate
The cheapest landed homes in Singapore are on old 70-year leases in Bedok, selling for well under S$1 million. With a 99-year lease that still has decades to run, the floor is about S$2.4 million, in estates such as Woodgrove in Woodlands and Westville in Jurong. These are medians from URA caveats, Nov 2025 to Oct 2026, for land-titled estates and streets with three or more deals.
| Estate or street | District | Tenure | Types sold | Median price | Land psf |
|---|---|---|---|---|---|
| Jalan Chempaka Kuning | D16 | 70-year | Terrace | S$536,000 | S$229 |
| Siew Lim Park | D16 | 70-year | Semi-D | S$665,000 | S$155 |
| Fuyong Estate | D23 | 99-year (from 1947) | Terrace, semi-D, bungalow | S$800,000 | S$273 |
| Mayfair Park | D21 | 99-year (from 1952) | Semi-D, bungalow | S$1,375,000 | S$374 |
| Woodgrove Estate | D25 | 99-year | Terrace | S$2,420,000 | S$1,226 |
| Westville | D22 | 99-year | Terrace, semi-D | S$2,454,444 | S$1,440 |
| Villa Verde | D23 | 99-year | Terrace | S$2,480,000 | S$1,394 |
| Loyang Villas | D17 | 99-year | Terrace | S$2,550,000 | S$1,301 |
| Lakeside Grove | D22 | 99-year | Terrace, semi-D | S$2,621,500 | S$1,526 |
| Westwood Park | D22 | 99-year | Terrace | S$2,690,000 | S$1,450 |
| Park Villas | D19 | 99-year | Terrace | S$2,790,000 | S$1,716 |
| The Riverina | D18 | 99-year | Terrace, semi-D | S$2,800,000 | S$1,574 |
| Kew Vale | D16 | 99-year | Terrace, semi-D | S$3,010,000 | S$1,445 |
| Burgundy Hill | D23 | 99-year | Semi-D | S$3,044,000 | S$1,322 |
| Eastwood Green | D16 | 99-year | Terrace | S$3,150,000 | S$1,603 |
| Macpherson Garden Estate | D13 | Freehold | Terrace | S$3,159,444 | S$2,882 |
| Wak Hassan Drive | D27 | 99-year | Terrace, semi-D, bungalow | S$3,200,000 | S$1,297 |
| Kew Terrace | D16 | 99-year | Semi-D | S$3,230,000 | S$1,348 |
| Bartley Villas | D19 | 99-year | Semi-D | S$3,300,000 | S$1,370 |
| Kew Heights | D16 | 99-year | Semi-D, bungalow | S$3,300,000 | S$1,298 |
Look at the land psf column. The first four rows sell for S$155 to S$374 per square foot of land, a fraction of the S$1,200 to S$1,700 paid in the 99-year estates below them. That gap is the price of a short lease. Each link opens the deals for that estate on our landed price checker.
The cheapest landed districts
Outside the short-lease pockets, the outer districts are cheapest. Medians below are for land-titled homes, URA caveats Nov 2025 to Oct 2026.
| District | Median | Cheapest type median | Deals |
|---|---|---|---|
| D22 Jurong, Boon Lay | S$2,600,000 | Terrace S$2,580,000 | 28 |
| D18 Tampines, Pasir Ris | S$2,820,000 | Terrace S$2,650,000 | 19 |
| D23 Bukit Batok, Bukit Panjang | S$3,280,000 | Terrace S$2,650,000 | 57 |
| D25 Kranji, Woodlands | S$3,444,444 | Terrace S$2,500,000 | 14 |
| D27 Yishun, Sembawang | S$3,819,000 | Terrace S$3,300,000 | 40 |
| D17 Loyang, Changi | S$4,164,000 | Terrace S$2,675,000 | 54 |
Compare that with the national terrace median of S$4,670,000. These districts are further from the city, and many of their cheapest estates, such as Westville, Villa Verde and Woodgrove, are 99-year leasehold. Land in D25 changed hands at a median of S$1,284 psf, against S$2,568 psf in Bukit Timah (D10).
Why 70-year leases are so cheap
The 70-year homes in Bedok are a leftover from the 1960s. The Straits Times counted 144 terraces and semi-Ds on Jalan Chempaka Puteh, Jalan Chempaka Kuning and Bedok Road on 70-year leases that began in 1964 and run out in August 2034. EdgeProp lists Siew Lim Park, off Upper Bedok Road, as 70 years from August 1964 too, which would also end in 2034; ask your lawyer to confirm the date on the title.
When a lease ends, the land goes back to the State with no payout. So a S$536,000 house on Jalan Chempaka Kuning buys roughly eight years of use, which works out to about S$67,000 a year before any upkeep. Buyers have to pay in cash, because banks won’t lend against such a short lease. CPF is also out: CPF can’t be used at all when less than 20 years of lease remain.
Some buyers still come out ahead. The Straits Times found that of 38 homes there that changed hands at least twice since 1995, 27 sold at a profit. A cheap house with a few years left can make sense if you want a large home near the East Coast for a fixed period and have the cash. It makes no sense as a home to pass on.
Old 99-year leases: Fuyong and Mayfair Park
Fuyong Estate in D23 and Mayfair Park in D21 carry 99-year leases that started much earlier than most. Stacked Homes lists Fuyong’s lease from March 1947 and Mayfair Park’s from March 1952, so they end around 2046 and 2051. In October 2026 that leaves about 19 years at Fuyong, below CPF’s 20-year line, and about 24 years at Mayfair Park, where CPF use is pro-rated by how far the lease covers the youngest buyer towards age 95. Read our 99-year lease guide for how lease decay works.
Cluster houses: the cheaper route to landed living
If you want a house with a normal lease for under S$3 million, cluster houses are the main option. The cheapest projects in our data were Springhill in D27 at S$2,345,000 for about 2,906 sqft, The Shaughnessy at S$2,490,000 and The Woods in D22 at S$2,650,000. You share the land and pay maintenance, but you get a pool and security. Our cluster house guide lists more.
Cheapest freehold landed property
Freehold costs more. Among land-titled estates with three or more deals, the cheapest freehold option was Macpherson Garden Estate in D13, with a median of S$3,159,444 for terraces at S$2,882 psf of land. Freehold cluster houses come in at similar prices: Mimosa Park in D28 at S$3,100,000 and Marlene Ville in D19 at S$3,190,000.
What to check before you buy a cheap landed house
- Lease start and end date. Get it from the title, not the listing. A lease with under 20 years left rules out CPF, and banks may lend less or nothing.
- Land area and plot shape. Low land psf can mean an odd plot or a road reserve line taking part of the land.
- Condition. Older houses often need major work. Budget for repairs or a rebuild, and check whether a rebuild is worth it on the lease left.
- Stamp duty. Buyer’s Stamp Duty on a S$2.42 million terrace is S$90,600. Our stamp duty calculator does any price.
- Bank valuation. If the bank values the house below your offer, you pay the difference in cash. Get a valuation first.
For the bigger picture on types, tenure and financing, start with our landed property guide.
This page is general information, checked on 15 October 2026. Prices are medians from URA caveats and move as new deals are lodged.
Common questions
What is the cheapest landed property in Singapore?
On price alone, the 70-year leasehold terraces on Jalan Chempaka Kuning in Bedok, with a median of S$536,000 in URA caveats from Nov 2025 to Oct 2026. Their leases started in 1964 and end in August 2034, so you are buying about eight years of use, and banks won't lend on them.
What is the cheapest freehold landed property in Singapore?
Among estates with three or more deals from Nov 2025 to Oct 2026, Macpherson Garden Estate in D13 had the lowest median at S$3,159,444 for terraces. Freehold cluster houses such as Mimosa Park (S$3.1 million) and Marlene Ville (S$3.19 million) cost about the same, but come with strata title and maintenance fees.
Can I use CPF to buy a short-lease landed house?
Only if at least 20 years of lease remain. Below that, CPF can't be used. Between 20 years and a lease that covers the youngest buyer to age 95, CPF use is pro-rated. Fuyong Estate's lease, which started in 1947, has under 20 years left in 2026.
Which district has the cheapest landed homes?
D22 (Jurong, Boon Lay) had the lowest median at S$2.6 million, followed by D18 (Tampines, Pasir Ris) at S$2.82 million and D23 (Bukit Batok, Bukit Panjang) at S$3.28 million, from URA caveats Nov 2025 to Oct 2026.
Is a cluster house cheaper than a terrace?
Usually. The cheapest cluster projects in our data sold for S$2.3 million to S$3.2 million, against a national terrace median of S$4.67 million. You give up your own land title and pay monthly maintenance, but you get shared facilities.
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Sources
Facts on this page were checked against these sources on 15 October 2026.
- The Straits Times via cos.sg: Transactions mostly profitable for Chempaka landed homes despite leases running out (27 May 2024)
- Stacked Homes: Touring Jalan Chempaka Kuning and Bedok Walk
- Stacked Homes: Where to find the cheapest landed estates in Singapore (Fuyong Estate, Mayfair Park lease dates)
- EdgeProp: Siew Lim Park (tenure listing)
- CPF: Using CPF when the lease doesn't cover the youngest buyer to age 95
- SLA: Foreign ownership of property (cluster houses are restricted property)
- MOF: Buyer's Stamp Duty rates for higher-value properties
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