Cluster House in Singapore: Prices, Pros and Cons (2026)

Hand holding house keys over model houses — A cluster house gives you a house, and a share of the land under the whole estate. Photo: Jakub Żerdzicki on Unsplash

At a glance

What it is: Strata-titled terraces, semi-Ds or bungalows on a shared site with common facilities
Cheapest project: Springhill, D27: S$2,345,000 median
Typical strata area: About 2,400 to 4,000 sqft in the cheapest projects
Running costs: Monthly maintenance to the MCST, often higher than in a big condo
Foreign buyers: Need SLA approval unless the unit is in an approved condominium development

What a cluster house is

A cluster house is a landed-style home on a strata title. URA calls it strata landed housing: strata-titled terraces, semi-detached houses or bungalows on one shared development site, with communal facilities and a single vehicle entrance. From the street it looks like a row of terraces or semi-Ds inside a gated estate. On paper it works like a condo: you own your house plus a share of the common land, and a management corporation (MCST) runs the estate.

Cluster houses sit inside landed housing estates, including Good Class Bungalow areas. URA’s 2014 guidelines cap the number of houses in a project by site area and set aside at least 45% of the site as communal open space.

Strata landed vs land-titled landed

The title is the main difference, and it drives everything else.

	Cluster house (strata landed)	Terrace, semi-D or bungalow (land title)
What you own	Your house plus a share of the common land	Your own plot
Facilities	Shared pool, gym, playground, guardhouse in many projects	None unless you build them
Monthly fees	Yes, to the MCST	None
Rebuilding	Needs the MCST and other owners; no solo rebuild	Your decision, within URA rules
Foreign buyers	SLA approval needed unless in an approved condominium development	SLA approval needed
Cheapest median, Nov 2025 to Oct 2026	S$2,345,000 (Springhill)	S$536,000 (70-year lease) or S$2,420,000 (Woodgrove, 99-year)
National median	Not computed	Terrace S$4,670,000

The strata structure also means a cluster estate can be sold en bloc like a condo if enough owners agree. Our en bloc guide explains the consent rules.

Cluster house prices: the cheapest projects

These are the cheapest cluster house projects with three or more deals in URA caveats, Nov 2025 to Oct 2026. Each name links to its page on our landed price checker, which covers 78 cluster projects in all.

Project	District	Tenure	Median price	Median strata area	Price per sqft of strata area
Springhill	D27	99-year	S$2,345,000	2,906 sqft	about S$807
The Shaughnessy	D27	99-year	S$2,490,000	3,305 sqft	about S$753
The Woods	D22	99-year	S$2,650,000	4,004 sqft	about S$662
Summer Gardens	D16	99-year	S$2,729,000	3,025 sqft	about S$902
D’Manor	D16	99-year	S$2,850,000	2,723 sqft	about S$1,047
Cabana	D28	103-year	S$2,874,888	2,939 sqft	about S$978
Kent Ridge Hill Residences	D5	99-year	S$3,068,000	1,830 sqft	about S$1,677
Horizon Green	D20	99-year	S$3,094,000	3,197 sqft	about S$968
Mimosa Park	D28	Freehold	S$3,100,000	3,046 sqft	about S$1,018
Binjai Crest	D21	99-year	S$3,155,000	3,369 sqft	about S$936
Marlene Ville	D19	Freehold	S$3,190,000	2,433 sqft	about S$1,311
Woodhaven	D25	99-year	S$3,190,000	3,358 sqft	about S$950

The per-square-foot figure is our own division of the median price by the median strata area, so treat it as a rough guide. It is based on the house’s strata area, so you can’t compare it directly with the land psf quoted for terraces. Mimosa Park and Marlene Ville are the freehold picks at around S$3.1 million to S$3.2 million.

How cluster houses compare with terraces

In most districts a cluster house costs well below a land-titled terrace nearby. In D16, Summer Gardens’ S$2,729,000 median compares with S$4,400,000 for the district’s terraces. In D28, Cabana at S$2,874,888 sits against S$4,322,000. In D21, Binjai Crest at S$3,155,000 is about S$2.1 million below the district terrace median of S$5,300,000.

The gap shrinks in the outer west and north. In D22, The Woods’ S$2,650,000 median is slightly above the district terrace median of S$2,580,000, and in D25 Woodhaven’s S$3,190,000 is above Woodlands’ S$2,500,000 terrace median. There, a 99-year land-titled terrace in an estate such as Woodgrove or Westville can cost the same or less, so compare both before you choose. Our cheapest landed property guide lists those estates.

The pros of a cluster house

You get a house with a garden and your own front door for far less than a land-titled home in the same area. Most projects come with a pool, gym and guardhouse, shared among fewer households than in a big condo. The MCST looks after the common areas, external upkeep and security, which suits owners who travel or don’t want to manage contractors. Some projects have basement car parks.

Freehold cluster houses also give you freehold landed-style living at around S$3.1 million, roughly the price of the cheapest freehold land-titled estate in our data.

The cons of a cluster house

Maintenance fees are the main cost. The MCST’s bills are split among fewer owners than in a large condo, so monthly fees tend to be higher, and 99.co and Stacked Homes both note this. Ask for the latest MCST accounts and sinking fund balance before you buy.

You don’t own a plot. You can’t knock down and rebuild on your own, and changes to the exterior usually need MCST approval and must stay within URA’s envelope for your housing type. Prices have also tended to lag land-titled homes: Stacked Homes’ 2020 analysis put cluster houses at about S$725 psf, against about S$1,399 psf for landed homes.

What to check before you buy

Start with the MCST. Ask for the latest accounts, the monthly maintenance charge for your unit, the sinking fund balance and the minutes of recent general meetings, which show whether big repairs or disputes are coming. A small estate with an ageing pool and a thin sinking fund can mean a special levy.

Check the tenure and remaining lease, since most of the cheapest projects are 99-year leasehold. Check the strata area against the house you are viewing, because a roof terrace or basement can make the strata area larger than the usable space suggests. Finally, look up recent deals in the same project on our price checker and get a valuation before you make an offer.

Who can buy a cluster house

Singapore citizens can buy freely. For PRs and foreigners, SLA lists strata landed houses outside an approved condominium development, such as cluster houses and townhouses, as restricted property needing approval from the Land Dealings Approval Unit. SLA’s LDAU Circular 1 of 2012 says developers must make such sales conditional on the buyer getting approval within 3 months of the option date. Only strata landed units inside an approved condominium development can be bought without approval. Our PR landed property guide covers the criteria.

Financing follows the usual private property rules: up to 75% loan for a first housing loan within tenure and age limits, and the 55% TDSR. On the S$2,345,000 Springhill median, Buyer’s Stamp Duty is S$86,850; check yours with our stamp duty calculator. For land-titled options and the full buying process, see our landed property guide.

This page is general information, checked on 15 October 2026. Prices are medians from URA caveats and change as new deals are lodged.

Common questions

What is a cluster house in Singapore?

It is a strata landed house: a terrace, semi-detached house or bungalow on a shared development site, with communal facilities and a single vehicle entrance. You own your house plus a share of the common land, and a management corporation (MCST) runs the estate, much like a condo.

How much is a cluster house in Singapore?

In URA caveats from Nov 2025 to Oct 2026, the cheapest cluster projects with three or more deals had medians from S$2,345,000 (Springhill, D27) to S$3,190,000 (Marlene Ville and Woodhaven). Newer or more central projects cost more. Our landed price checker has pages for 78 cluster projects.

Can foreigners buy a cluster house in Singapore?

Usually only with approval. SLA treats strata landed houses outside an approved condominium development, which covers most cluster houses, as restricted property. Strata landed units inside an approved condominium development can be bought without approval. Check the specific project with SLA before you sign.

Is a cluster house a good investment compared with a terrace?

It is cheaper to enter, and you get facilities and security. But you share the land with every other owner, you pay monthly maintenance, and you can't rebuild on your own. A land-titled terrace keeps its land value fully for you. Compare the same district on our price checker before deciding.

Can I use CPF and a bank loan for a cluster house?

Yes, on the same rules as other private homes. Banks lend up to 75% for a first housing loan within the tenure and age limits, subject to the 55% TDSR, and CPF use depends on the remaining lease.

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Sources

Facts on this page were checked against these sources on 15 October 2026.