Landed properties, which account for just around 4.8% of the total residential housing stock, are highly sought after as a premium housing option in land-scarce Singapore. These properties are typically classified into three groups: terrace houses, semi-detached houses, and detached houses (also known as bungalows).
While we have previously calculated the salary you need to earn to afford a landed property in Singapore, in this article we go more in-depth on the price levels of these homes across the different districts.
According to URA records, there were a total of 1,202 landed transactions in 2023. From these records, we calculated the median price for landed properties, as well as the highest and lowest transactions, and sorted them by district.
| Location | Median | Highest | Lowest |
| District 2 – Chinatown, Tanjong Pagar | $4,100,000 | $4,200,000 | $4,000,000 |
| District 3 – Queenstown, Outram, Tiong Bahru | $8,300,000 | $8,400,000 | $8,250,000 |
| District 4 – Harbourfront, Telok Blangah | $18,500,000 | $36,500,000 | $13,660,000 |
| District 5 – Buona Vista, West Coast, Clementi | $5,410,000 | $8,000,000 | $3,100,000 |
| District 8 – Farrer Park, Serangoon Road | $4,250,000 | $4,500,000 | $2,980,000 |
| District 9 – Orchard, River Valley | $8,800,000 | $24,000,000 | $3,500,000 |
| District 10 – Tanglin, Bukit Timah, Holland | $8,434,000 | $32,800,000 | $3,500,000 |
| District 11 – Newton, Novena, Watten | $10,715,000 | $61,080,000 | $4,320,000 |
| District 12 – Balestier, Toa Payoh | $1,325,000 | $4,250,000 | $1,250,000 |
| District 13 – MacPherson, Potong Pasir | $3,586,000 | $20,300,000 | $2,028,000 |
| District 14 – Eunos, Geylang, Paya Lebar | $4,510,000 | $11,800,000 | $3,080,000 |
| District 15 – East Coast, Marine Parade | $5,300,000 | $55,500,000 | $1,990,000 |
| District 16 – Bedok, Upper East Coast Road | $3,795,000 | $16,300,000 | $505,000 |
| District 17 – Changi Village | $2,328,000 | $5,975,000 | $1,870,000 |
| District 18 – Pasir Ris, Tampines | $3,040,000 | $6,600,000 | $2,150,000 |
| District 19 – Hougang, Punggol, Sengkang | $3,900,000 | $15,500,000 | $988,888 |
| District 20 – Ang Mo Kio, Bishan, Thomson | $4,100,000 | $10,668,000 | $2,280,000 |
| District 21 – Bukit Timah | $5,825,000 | $28,300,000 | $1,350,000 |
| District 22 – Boon Lay, Jurong | $2,200,000 | $7,000,000 | $1,950,000 |
| District 23 – Bukit Batok | $3,445,000 | $11,200,000 | $1,080,000 |
| District 25 – Woodlands | $2,700,000 | $4,300,000 | $2,050,000 |
| District 26 – Mandai, Upper Thomson | $4,002,500 | $7,070,000 | $3,280,000 |
| District 27 – Sembawang, Yishun | $3,300,000 | $8,250,000 | $2,200,000 |
| District 28 – Seletar, Yio Chu Kang | $4,150,000 | $7,300,000 | $2,360,000 |
This gives us a median price of $4,340,400 for a landed property with an area size of around 2,434 sq ft, or $1,778 per square foot (psf) on land. However, this may not be an accurate reflection of the landed property prices as they do not account for the different landed property types and tenures.
Hence, we have further broken down 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 | $18,000,000 | $9,094,400 | $5,750,000 |
| Leasehold (99-Year) | $15,945,000 | $4,160,000 | Nil | |
| Rest of Central Region (RCR) | Freehold / 999-Year | $10,515,000 | $6,050,000 | $3,950,000 |
| Leasehold (99-Year) | $1,325 ,000 | $3,100,000 | Nil | |
| Outside Central Region (OCR) | Freehold / 999-Year | $7,765,000 | $5,100,000 | $3,844,000 |
| Leasehold (99-Year) | $4,000,000 | $2,990,000 | $2,400,000 |
According to the table above, the price difference between freehold and 99-year leasehold properties is clearly distinguishable, and in some cases, by as much as two times. The exception to this is the leasehold detached houses in the RCR, where the properties were based on transactions carried out at the Beng Wan Road Estate, which has a remaining lease of 24 years.
The location of the properties is another factor that influences price determination. Unsurprisingly, properties in the CCR are as much as 1.5–4 times more expensive than similar property types in the OCR. On this note, there were no transactions in 2023 for leasehold terrace houses in CCR and RCR.
Read Also: Complete Guide To Buying Landed Property In Singapore
Top 3 Most Expensive Landed Estates
Based on the table above, the following are the top 3 most expensive landed estates in Singapore:
| District | Median Price |
| District 4 – Harbourfront, Telok Blangah | $18,500,000 |
| District 11 – Newton, Novena, Watten | $10,715,000 |
| District 9 – Orchard, River Valley | $8,800,000 |
The top three most expensive landed estates in Singapore are located in districts 4, 11, and 9, all within the Core Central Region (CCR). Median prices in these estates range from $8.8 million to $18.5 million.
While most landed properties in these districts have freehold or 999-year lease tenures, the exceptions are those at Sentosa Island in district 4. Despite having 99-year leases, these properties command similarly high premiums because they are eligible for purchase by foreign buyers, a privilege typically restricted to Singapore citizens.
The most expensive landed transaction among these estates in 2023 was a freehold Good Class Bungalow (GCB) spanning 32,149 sq ft in Dyson Road/Chancery Hill Road in district 11, which sold for $61 million. In contrast, the cheapest landed property in these estates was a freehold terrace house on Niven Road in prime district 9, which sold for $3,500,000.
Top 3 Cheapest Landed Estates
Based on the table above, the following are the top 3 cheapest landed estates in Singapore:
| District | Median Price |
| District 12 – Balestier, Toa Payoh | $1,325,000 |
| District 22 – Boon Lay, Jurong | $2,200,000 |
| District 17 – Changi Village | $2,328,000 |
At the other end of the spectrum, the top three cheapest landed estates in Singapore are located in districts 12, 22, and 17. With the exception of district 12 in the RCR, it is not uncommon to find the cheapest landed properties within the OCR. Median prices in these estates range from $1,325,000 to $2,328,000.
While some of the properties in these estates have freehold status, many are 99-year lease terrace houses, particularly in the Loyang Estate in Pasir Ris and the Westwood Estate in Boon Lay.
The most expensive landed transaction among these estates in 2023 was a freehold detached house in Yunnan Walk, which sold for $7 million. In contrast, the cheapest landed property in these districts was a detached house on Beng Wan Road with a remaining lease of 24 years, which sold for $1.25 million.
However, that is not the overall cheapest landed property transaction. That record is held by a 99-year lease terrace house in Jalan Chempaka Kuning in district 16, which sold for $505,000. The landed houses in this estate have a 70-year lease beginning from 1964, leaving them with just 10 years of lease remaining.
Read Also: Is It Better To Buy Or Rent A Private Property In 2024?
Market Outlook For Landed Properties
Over the last two consecutive quarters, landed properties have outperformed non-landed private residential properties. According to the URA flash private residential property price index, prices for landed properties rose by 4.6% in 4Q2023 and by another 3.4% in the latest 1Q2024. In comparison, non-landed private property prices saw their slowest quarterly gain since 3Q2021.
This indicates strong demand for landed properties amid the lack of new supply, even as the overall market shows signs of stability. Nevertheless, external factors, such as elevated interest rates, the risk of an economic recession, or further property cooling measures, may have an impact on future demand and prices of landed homes.
As such, it’s always important to stay prudent when investing in property. If you need additional assistance in finding the best rates to finance your property purchase, having a good, trusted broker like our friends at Redbrick could not only give us a piece of mind but also allow us to enjoy unparalleled service.
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