While most Singaporeans are familiar with buying an HDB flat or condominium, fewer have experience purchasing landed property. Landed homes make up less than 5% of Singapore’s residential housing stock, making them both scarce and expensive.
For those fortunate enough to be considering one, or who are simply curious about the process, here is a complete guide to buying landed property in Singapore.
Read Also: Step-By-Step Guide To Upgrading From An HDB Flat To A Private Property
Types of Landed Property Available in Singapore
There are three main types of landed property in Singapore: terrace houses, semi-detached houses and bungalows.
Source: URA
A terrace house has its own land title and forms part of a row of at least three houses, with adjoining units sharing common walls. Corner terrace houses are often more sought after because they typically sit on larger plots and have additional open frontage.
A semi-detached house is one of a pair of houses, each with its own land title, that share a common wall. The two homes are usually joined side by side, although they can also be joined back-to-back.
A bungalow, also known as a detached house, has its own land title and does not share a wall with another property.
Terrace houses, semi-detached houses and bungalows may also be strata-titled. Strata landed homes are commonly found in cluster housing or condominium developments and may include shared facilities and maintenance fees.
While a Good Class Bungalow (GCB) is technically a bungalow, it is generally treated as a separate category. A GCB must be located within one of Singapore’s 39 gazetted GCB Areas and generally sit on at least 1,400 sq m of land, or about 15,070 sq ft. Development is also subject to stricter planning controls, including a two-storey height limit and requirements governing site coverage and greenery.
Read Also: 4 Reasons Why A Good Class Bungalow (Assuming You Can Afford It) Is A Great Investment
How Much Does It Cost To Buy A Landed Property In Singapore?
Landed properties are among the most expensive residential properties in Singapore, but there is no single price that accurately represents the entire market.
The purchase price varies significantly depending on whether the property is a terrace house, a semi-detached house, or a bungalow. Other important factors include:
- Location
- Land area and plot shape
- Freehold or leasehold tenure
- Remaining lease
- Building age and condition
- Road width and accessibility
- Planning restrictions
- Redevelopment or subdivision potential
In an article written by DollarsAndSense in early 2026, we estimated the median prices based on tenure and property types, and sorted them by regions.
| Region | Tenure | Detached | Semi-Detached | Terrace |
| Core Central Region (CCR) | Freehold / 999-Year | $18,366,000 | $9,349,000 | $6,800,000 |
| Leasehold (99-Year) | $12,875,000 | $4,375,000 | Nil | |
| Rest of Central Region (RCR) | Freehold / 999-Year | $12,475,000 | $6,800,000 | $4,444,400 |
| Leasehold (99-Year) | $3,330,000 | $940,000 | $2,850,000 | |
| Outside Central Region (OCR) | Freehold / 999-Year | $9,184,444 | $5,628,800 | $4,320,000 |
| Leasehold (99-Year) | $4,688,888 | $3,200,000 | $2,688,888 |
Leasehold landed properties generally transacted for less, although the discount depends heavily on the remaining lease, plot characteristics and redevelopment potential.
Buyers should therefore rely on recent transactions involving properties with comparable land size, tenure, location, condition, and planning constraints rather than relying on a national average alone.
Read Also: Price Guide To Landed Properties In Singapore
Foreigners & Permanent Residents Need Approval To Buy Landed Property
Landed residential property is a restricted property type under the Residential Property Act.
A “foreign person” generally refers to anyone who is not a Singapore Citizen, Singapore company, Singapore limited liability partnership or Singapore society. This means Singapore Permanent Residents and foreigners must obtain approval from the Controller of Residential Property before buying most landed residential properties.
Restricted properties include vacant residential land, terrace houses, semi-detached houses, bungalows, landed homes at Sentosa Cove and strata landed homes that are not within an approved condominium development. While foreign persons are allowed to purchase landed property in Sentosa Cove, they must still obtain approval from SLA prior to purchase.
You Can Use CPF & A Bank Loan
Like buyers of private condominiums, eligible landed-property buyers may use CPF Ordinary Account savings and take a bank loan to finance their purchase.
The amount of CPF that can be used depends on factors including the remaining lease term, the age of the youngest owner using CPF, the property’s valuation, and whether the buyer is taking a housing loan.
Generally, the remaining lease should cover the youngest buyer, allowing CPF savings to be used until age 95, subject to the applicable withdrawal limits. Where the lease does not last until age 95, CPF usage may be prorated. CPF savings cannot be used where the remaining lease and buyers’ ages do not meet the minimum requirements.
For bank loans, the usual loan-to-value limits for private residential property apply.
A buyer with no outstanding housing loan may generally borrow up to 75% of the lower of the purchase price or valuation, subject to the loan tenure and the borrower’s age. At least 5% of the purchase price must be paid in cash where the maximum 75% LTV limit applies. Lower LTV limits apply to buyers with one or more outstanding housing loans.
Borrowers are also subject to the Total Debt Servicing Ratio. Their total monthly debt obligations, including the proposed mortgage, generally cannot exceed 55% of their gross monthly income.
Because landed homes require larger loans and down payments, buyers should obtain in-principle approval from a bank before committing to a purchase.
They should also set aside funds for renovation, rebuilding, property tax, insurance, pest control, landscaping and ongoing repairs. Unlike condominium owners, landed homeowners are directly responsible for maintaining the building, roof, exterior walls, drainage and surrounding land.
Buyer’s Stamp Duty And Additional Buyer’s Stamp Duty Apply
Landed-property buyers pay Buyer’s Stamp Duty on the higher of the purchase price or market value.
For residential properties purchased on or after 15 February 2023, the marginal BSD rates are:
| Portion Of Property Value | BSD Rate |
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1.5 million | 5% |
| Remaining amount | 6% |
For example, BSD on a $5 million landed home would be $239,600.
Additional Buyer’s Stamp Duty may also apply depending on the buyer’s nationality and number of residential properties owned.
For residential properties purchased on or after 27 April 2023:
| Buyer Profile | First Property | Second Property | Third And Subsequent |
| Singapore Citizen | 0% | 20% | 30% |
| Singapore Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
Entities generally pay 65% ABSD. The applicable rate is calculated on the higher of the purchase price or market value. For joint purchases involving buyers of different profiles, the highest applicable rate generally applies to the entire property.
Eligible married couples may qualify for ABSD remission or a refund when replacing their matrimonial home, subject to IRAS conditions and deadlines.
Seller’s Stamp Duty May Apply If You Sell Within Four Years
Buyers should also consider Seller’s Stamp Duty if they may sell the property shortly after purchasing it.
For residential properties acquired on or after 4 July 2025, the SSD holding period is four years. The applicable rates are:
| Holding Period | SSD Rate |
| Up to 1 year | 16% |
| More than 1 year and up to 2 years | 12% |
| More than 2 years and up to 3 years | 8% |
| More than 3 years and up to 4 years | 4% |
| More than 4 years | No SSD |
SSD is charged on the higher of the property’s selling price or market value. Properties purchased between 11 March 2017 and 3 July 2025 remain subject to the previous three-year holding period and rates of 12%, 8% and 4%.
Title Searches Are Important Before Buying Landed Property
Buying landed property means acquiring not only a building but also an interest in the underlying land.
The land may be affected by easements, restrictive covenants, rights of way, drainage reserves or other legal interests. For example, an easement may grant a neighbouring property access through part of the land, potentially limiting where the owner can build.
The title should also be checked for mortgages, caveats, encumbrances and restrictions. Buyers should confirm that physical structures such as boundary walls, extensions and driveways fall within the property’s legal boundaries and do not encroach onto neighbouring or State land.
A conveyancing lawyer will ordinarily conduct the relevant title searches and advise the buyer on any issues. However, buyers intending to rebuild, subdivide or substantially alter the home should also consult an architect or qualified professional before exercising the Option to Purchase.
Check The Property’s Planning And Redevelopment Potential
Not every landed plot can be redeveloped in the same way.
URA’s planning rules may regulate the property type, maximum number of storeys, building height, setbacks, site coverage and minimum plot dimensions. Additional controls may apply within Designated Landed Housing Areas, Good Class Bungalow Areas, conservation areas and locations governed by street block plans.
For example, landed houses outside Designated Landed Housing Areas and areas governed by street block plans are generally subject to a three-storey height control. However, the exact development potential of a plot depends on its location and the prevailing planning guidelines.
Buyers should not assume that an existing terrace house can automatically be rebuilt as a semi-detached house, or that a large plot can necessarily be subdivided. Approval will depend on factors including plot size, frontage, adjoining developments and the applicable planning controls.
A property’s redevelopment potential can significantly impact its value, so it should be assessed before committing to a purchase rather than after completion.
Building Condition Matters More For Older Landed Homes
Many landed properties are older resale homes. Buyers should therefore consider obtaining a professional building inspection before completing the purchase.
Potential issues include roof leaks, water seepage, termites, structural cracks, ageing electrical wiring, corroded pipes, drainage problems and unauthorised alterations.
A house may appear cheaper because it requires extensive renovation or rebuilding. Depending on the property’s size and condition, these works can add a substantial amount to the true acquisition cost.
Buyers should also verify whether past additions and alterations received the necessary approvals. Existing unauthorised works could become the new owner’s responsibility to rectify.
Lodging A Caveat Protects The Buyer’s Interest
A caveat is a legal document lodged with SLA to register a purchaser’s interest in a property. It is usually lodged after the Option to Purchase has been exercised or the Sale and Purchase Agreement has been signed.
Although lodging a caveat is not compulsory, it is generally advisable because it gives public notice of the buyer’s interest. It may also help determine priority where competing claims are made against the same property.
The buyer’s lawyer will typically lodge the caveat as part of the conveyancing process.
Because caveats are not mandatory, some landed-property transactions may not appear in publicly available transaction records. Buyers reviewing URA caveat data should therefore treat it as a useful market reference rather than a complete record of every sale.
Buying A Landed Home Requires More Due Diligence
Apart from affordability, landed property buyers must examine the legal boundaries, title restrictions, planning rules, building condition, and redevelopment potential of the property.
The purchase price is only one part of the cost. Buyers must also budget for BSD, any applicable ABSD, legal fees, valuation fees, renovation or rebuilding costs and higher ongoing maintenance expenses.
Given the sums involved, buyers should appoint an experienced conveyancing lawyer and engage the relevant technical professionals before exercising the Option to Purchase.
Read Also: How Much Does It Cost To Build A Landed Property In Singapore
