Landed Property Singapore: Prices, Types and Rules (2026)

Hand holding house keys over model houses — A landed home means owning the house and the plot under it. Photo: Jakub Żerdzicki on Unsplash

At a glance

Median landed price: S$5,500,000 (land-titled, Nov 2025 to Oct 2026, 2,382 caveats)
By type: Terrace S$4.67m, semi-D S$6.4m, detached S$11.88m
Cheapest districts: D22 Jurong S$2.6m, D18 Tampines and Pasir Ris S$2.82m
Who can buy freely: Singapore citizens; PRs and foreigners need SLA approval
Max bank loan: 75% of price for a first loan, subject to the 55% TDSR

What counts as landed property in Singapore

A landed home is a house that sits on its own plot of land: a terrace, a semi-detached house (semi-D) or a detached house, which Singaporeans call a bungalow. The largest bungalows in 39 designated areas are Good Class Bungalows (GCBs). Cluster houses and townhouses also look landed, but you own them under a strata title with shared land, more like a condo.

URA sets a minimum plot size for each type, which is a good guide to what you get for the money:

Type	URA minimum plot	Minimum width	Median price, Nov 2025 to Oct 2026
Intermediate terrace	150 sqm (about 1,615 sqft)	6 m	S$4,670,000 (all terraces)
Corner terrace	200 sqm (about 2,153 sqft)	8 m	Included above
Semi-detached	200 sqm (about 2,153 sqft)	8 m	S$6,400,000
Detached (bungalow)	400 sqm (about 4,306 sqft)	10 m	S$11,880,000
Good Class Bungalow	1,400 sqm (about 15,070 sqft)	18.5 m	Too few caveats to give a median

Prices are medians of land-titled caveats lodged with URA, Nov 2025 to Oct 2026. Older estates often have plots well above these minimums, which is why two terraces on the same street can differ by a million dollars. Our terrace vs semi-D vs bungalow guide covers each type in more depth.

Landed property prices by district

The district matters more than the house type. A terrace in Bukit Timah (D10) costs more than a bungalow in Woodlands (D25). These are medians from URA caveats, Nov 2025 to Oct 2026, for land-titled homes in districts with 14 or more deals.

District	Median	Terrace	Semi-D	Detached	Deals
D5 Pasir Panjang, Clementi	S$5,125,000	S$4,608,000	S$7,280,000	S$21,000,000	52
D10 Bukit Timah, Holland	S$10,100,000	S$6,590,000	S$9,280,000	S$18,000,000	140
D11 Newton, Novena, Thomson	S$11,050,000	S$6,500,000	S$10,200,000	S$18,500,000	140
D13 Macpherson, Potong Pasir	S$5,300,000	S$4,275,000	S$6,400,000	S$10,680,000	115
D14 Geylang, Eunos	S$5,500,000	S$4,735,000	S$5,700,000	S$9,800,000	132
D15 Katong, Joo Chiat	S$6,167,207	S$5,000,000	S$7,784,444	S$13,536,000	386
D16 Bedok, Upper East Coast	S$5,000,000	S$4,400,000	S$5,680,000	S$5,500,000	211
D17 Loyang, Changi	S$4,164,000	S$2,675,000	S$5,050,000	S$6,450,000	54
D18 Tampines, Pasir Ris	S$2,820,000	S$2,650,000	S$2,930,000	S$5,300,000	19
D19 Serangoon Gardens, Hougang	S$5,338,888	S$4,729,000	S$6,300,000	S$9,000,000	438
D20 Bishan, Ang Mo Kio	S$5,262,500	S$4,818,000	S$6,680,000	S$10,550,000	150
D21 Upper Bukit Timah	S$6,660,000	S$5,300,000	S$6,724,000	S$11,180,000	100
D22 Jurong, Boon Lay	S$2,600,000	S$2,580,000	S$3,080,000	n/a	28
D23 Bukit Batok, Bukit Panjang	S$3,280,000	S$2,650,000	S$4,325,000	S$6,500,000	57
D25 Kranji, Woodlands	S$3,444,444	S$2,500,000	S$5,088,800	S$4,500,000	14
D26 Upper Thomson	S$4,930,000	S$4,550,000	S$5,400,000	n/a	66
D27 Yishun, Sembawang	S$3,819,000	S$3,300,000	S$4,600,000	S$5,575,000	40
D28 Seletar, Yio Chu Kang	S$4,750,000	S$4,322,000	S$5,544,444	S$6,689,000	196

D19 (Serangoon Gardens, Hougang, Sengkang) and D15 (Katong, Joo Chiat) traded most. Small samples swing a lot: D16’s detached median sits below its semi-D median because only a few bungalows sold. For any street, open our landed price checker, which has 604 estate and street pages built from 12,441 caveats since October 2021.

Land title vs strata title

With a land title you own the plot. You can rebuild within URA’s rules, you pay no maintenance fee, and every square foot of garden is yours. With a strata title, as in a cluster house, you own your unit and a share of the common land, and a management corporation (MCST) runs the estate and charges monthly fees. URA describes strata landed housing as strata-titled houses on a common site with shared facilities and a single vehicle entrance.

Strata landed homes cost less. The cheapest cluster houses in our data, such as Springhill in Yishun at S$2,345,000, sell for about half the national terrace median. See our cluster house guide.

Tenure: freehold, 999-year and leasehold

Landed homes come as freehold, 999-year leasehold (treated much like freehold), 99-year leasehold and, in a few old Bedok estates, 70-year leasehold. Many newer estates in Jurong, Woodlands and Tampines are 99-year leasehold, which helps explain their lower prices. A short remaining lease limits your CPF use and your bank loan, so check the lease start date on the title before you view. Our 99-year lease guide explains what happens at expiry, and our cheapest landed property guide covers the 70-year estates.

For freehold landed property, the lowest median among estates with three or more deals in our data was Macpherson Garden Estate in D13 at S$3,159,444 for terraces.

Who can buy landed property

Singapore citizens can buy landed homes without approval. Everyone else counts as a “foreign person” under the Residential Property Act, including PRs. They need approval from SLA’s Land Dealings Approval Unit to buy a terrace, semi-D, bungalow, vacant residential land or a strata landed house outside an approved condominium development. SLA considers factors such as being a PR for at least five years and making an exceptional economic contribution. Details are in can a PR buy landed property.

HDB owners can buy after the flat’s minimum occupation period ends. During the MOP, HDB bars the owner, spouse and occupiers from acquiring private residential property. See can HDB owners buy private property.

Financing: LTV, TDSR and ABSD

A bank can lend up to 75% of the price if you have no other housing loan, your tenure is 30 years or less and the loan ends by age 65. At least 5% must be in cash. Longer tenures cut the limit to 55%, with 10% cash. MAS caps tenure for private homes at 35 years. See our LTV guide.

The Total Debt Servicing Ratio caps all your monthly debt repayments at 55% of gross monthly income, tested at an interest rate of at least 4%. On the S$4.67 million median terrace, a 75% loan of S$3,502,500 over 30 years works out to about S$16,721 a month at 4%, so you would need roughly S$30,400 a month in income with no other debts. Read what is TDSR or run your own numbers in our mortgage calculator.

ABSD rates since 27 April 2023:

Buyer	1st property	2nd property	3rd and later
Singapore citizen	0%	20%	30%
Permanent resident	5%	30%	35%
Foreigner	60%	60%	60%

Our ABSD guide covers the refund for couples who sell their first home within six months.

What a landed home costs on top of the price

Buyer’s Stamp Duty runs from 1% to 6% by tier. On the S$4.67 million median terrace it comes to S$219,800, payable within 14 days of signing the option or contract. Use our stamp duty calculator for any price. On top of that come legal fees and a valuation fee.

Landed homes also cost more to keep. There is no MCST to fix the roof, so repairs and repainting are yours. Many buyers of older houses spend heavily on additions and alterations, or a full rebuild, which needs planning approval. Property tax is based on the annual value; our property tax calculator estimates it.

How to buy a landed home, step by step

Get an in-principle approval for a loan from a bank, so you know your budget under TDSR.
Check recent caveats for the estate and house type on our price checker. Landed prices vary much more from house to house than condo prices.
View the house, and check the land area, tenure, any road reserve line on the plot and the storey control for the area in URA’s Master Plan.
Get an independent valuation. If the bank values the house below your price, you pay the gap in cash.
Take the option to purchase, and have your lawyer run title and planning searches.
Exercise the option, pay stamp duty, and complete on the date in the contract.

How to pick a landed estate

Start with the number of deals. Estates that trade often, such as Serangoon Garden Estate with 85 caveats in 12 months, Opera Estate in D15 with 44 and Seletar Hills Estate with 33, give you a clear market price and an easier exit.

Then check the rebuild rules. URA’s Master Plan sets each landed housing area at a 2-storey or 3-storey height control, and you get whichever is lower of that and the general control. A 3-storey area lets you build more floor area on the same plot, so it can justify a higher land price.

Last, think about the commute. A house a few minutes from an MRT station, such as those near Upper Thomson on the Thomson-East Coast Line in D26, is easier to rent out or sell than one that needs a car for every trip.

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

How much is a landed house in Singapore?

In URA caveats from November 2025 to October 2026, the median land-titled landed home sold for S$5.5 million. Terraces had a median of S$4.67 million, semi-detached houses S$6.4 million and detached houses S$11.88 million. Short-lease homes in D16 and D23 sold for under S$1 million, while bungalows in District 10 and 11 had medians of S$18 million or more.

What is the cheapest way to own landed property in Singapore?

Look at 99-year leasehold terraces in the outer districts, such as Jurong (D22), Tampines and Pasir Ris (D18) and Woodlands (D25), or at cluster houses, which start at around S$2.3 million in our data. Very old 70-year leases are cheaper still, but banks won't lend on them. Our cheapest landed property guide lists the estates.

Can HDB owners buy landed property?

Yes, once the flat's minimum occupation period is over. During the MOP, HDB does not allow the owner, spouse or occupiers to acquire private residential property. A citizen who keeps the flat pays 20% ABSD on the landed home, because it counts as a second property.

Can a PR buy landed property in Singapore?

Only with approval from the Land Dealings Approval Unit at SLA. SLA looks at factors such as being a PR for at least five years and making an exceptional economic contribution. Approved buyers can own one landed home for their own occupation. Condos and strata landed units in approved condominium developments need no approval.

Is freehold landed property worth more than leasehold?

Usually, because the land doesn't run down to the State at the end of a lease. In our data the cheapest freehold estate, Macpherson Garden Estate, had a median of S$3.16 million, more than many 99-year terraces further out. Compare the same street and house type on our price checker before paying a freehold premium.

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Sources

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