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In this article, we explain current housing prices in Singapore in 2026, using residential property only.
We cover both HDB resale flats and private homes, because this is the real market most buyers see in Singapore.
We constantly update this blog post, so the figures stay as close as possible to the latest available data.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Singapore.
Insights
- The average housing price in Singapore in 2026 is much higher than the median price, because private condos and landed homes pull the average up.
- A realistic median housing price in Singapore in 2026 is about S$790,000, which is around US$616,000 or €530,000.
- A realistic average housing price in Singapore in 2026 is about S$1.38 million, which is around US$1.08 million or €925,000.
- Singapore is not one simple housing market, because HDB resale flats and private homes behave like two different price worlds.
- Entry-level ownership in Singapore in 2026 usually starts around S$380,000 to S$620,000, mainly for older or suburban HDB resale flats.
- Luxury homes in Singapore in 2026 often start around S$3.5 million, especially in Orchard, Tanglin, River Valley, Marina Bay, and Sentosa.
- The median price per sqm in Singapore in 2026 is about S$9,200, while the blended average is closer to S$15,600 per sqm.
- HDB resale prices cooled slightly in early 2026, while private residential prices still rose modestly.
- For a first-home Singapore citizen, buying costs are usually several points above the purchase price before renovation is included.
- Foreign buyers need a separate Singapore property budget, because Additional Buyer’s Stamp Duty can change the total cost a lot.
What is the average housing price in Singapore in 2026?
The median housing price in Singapore in 2026 is more useful than the average price, because the average is pulled up by expensive private condos, landed houses, and luxury homes.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Singapore in 2026 is about S$790,000, which is about US$616,000 or €530,000. The estimated average housing price in Singapore in 2026 is about S$1.38 million, which is about US$1.08 million or €925,000.
For about 80% of residential property goods in Singapore in 2026, a realistic price range is roughly S$430,000 to S$2.8 million, or about US$335,000 to US$2.18 million.
A realistic entry range in Singapore in 2026 is about S$380,000 to S$620,000, or US$296,000 to US$484,000, or €255,000 to €416,000, which usually means an existing 3-room or small 4-room HDB resale flat in Woodlands, Yishun, Jurong West, or Sembawang.
A realistic luxury range in Singapore in 2026 is about S$3.5 million to S$9 million+, or US$2.73 million to US$7.02 million+, or €2.35 million to €6.04 million+, which usually means a prime 3-bedroom condo in Orchard, Tanglin, River Valley, Marina Bay, or Sentosa.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Singapore.
Are Singapore property listing prices close to the actual sale price in 2026?
In Singapore in 2026, we estimate that actual sale prices are usually about 3% to 6% lower than serious asking prices.
This gap is smaller for common HDB flats and mass-market condos, because buyers can compare recent HDB resale data and URA caveats before making an offer. The gap is usually wider for older private condos, high-end homes, and listings that start too far above recent nearby transactions.
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What is the price per sq m or per sq ft for properties in Singapore in 2026?
As of 2026, the median housing price per sqm in Singapore is about S$9,200, or US$7,200, or €6,200, which is about S$855 per sqft, or US$667 per sqft, or €573 per sqft. The average housing price per sqm in Singapore is about S$15,600, or US$12,200, or €10,500, which is about S$1,450 per sqft, or US$1,131 per sqft, or €972 per sqft.
The highest price per sqm in Singapore in 2026 is usually found in small prime private condos, while the lowest price per sqm is usually found in older HDB flats and larger suburban units, because location, lease length, and buyer eligibility matter a lot.
The highest price per sqm in Singapore in 2026 is usually in Orchard, River Valley, Marina Bay, Tanglin, and Sentosa, with many private homes around S$25,000 to S$45,000+ per sqm. The lowest price per sqm is usually in Woodlands, Yishun, Jurong West, Choa Chu Kang, Sembawang, and parts of Pasir Ris, with many HDB resale homes around S$5,500 to S$11,500 per sqm.
How have property prices evolved in Singapore?
Compared with one year ago, Singapore housing prices in 2026 are roughly 3% higher in nominal terms. Private homes did most of the lifting, while HDB resale prices cooled slightly in early 2026.
Compared with two years ago, Singapore housing prices in 2026 are roughly 7% to 10% higher overall. The increase came from tight private supply, strong demand for well-located homes, and the delayed effect of post-2020 construction shortages.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Singapore.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Singapore.
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How do prices vary by housing type in Singapore in 2026?
In Singapore in 2026, HDB resale flats likely represent about 50% to 55% of residential resale activity, private condos and apartments about 35% to 40%, executive condos about 3% to 5%, landed houses about 3% to 5%, and luxury prime condos about 2% to 3%.
An HDB 3-room resale flat in Singapore costs around S$430,000, or US$335,000, or €288,000, while an HDB 4-room resale flat is closer to S$640,000, or US$499,000, or €429,000. A mass-market condo is closer to S$1.45 million, or US$1.13 million, or €972,000, while a city-fringe condo is often around S$2.1 million, and a prime condo can easily reach S$3.8 million or more. Landed houses in Singapore are scarce, so a broad average is around S$5.8 million, or US$4.52 million, or €3.89 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Singapore in 2026?
In Singapore in 2026, a new private condo usually costs about 18% to 28% more than a comparable resale private home, with 22% as a practical central estimate.
This premium exists because new private homes offer fresh facilities, longer remaining lease life, modern layouts, staged payments, and limited nearby new supply.
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How do property prices vary by neighborhood in Singapore in 2026?
River Valley and Robertson Quay mainly have private condos and serviced-style apartments, with many homes around S$1.6 million to S$5.5 million, or US$1.2 million to US$4.3 million, or €1.1 million to €3.7 million. Prices are high because the area is central, close to Orchard and the CBD, and popular with expatriate professionals.
Tanglin, Holland, and Bukit Timah have condos, landed homes, and larger family apartments, with many homes around S$2.2 million to S$9 million+, or US$1.7 million to US$7 million+, or €1.5 million to €6 million+. Prices are high because the area has greenery, international schools, larger homes, and strong family demand.
East Coast and Katong have condos, landed houses, and some older walk-up apartments, with many homes around S$1.2 million to S$4 million, or US$936,000 to US$3.1 million, or €804,000 to €2.7 million. Prices are supported by lifestyle, food, beach access, and a strong family-friendly image.
You will find a much more detailed analysis by areas in our property pack about Singapore. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Singapore | Buyer profile | Average price range | Average range per sqm | Average range per sqft |
|---|---|---|---|---|
| Woodlands | Entry / value | S$380k to S$1.2m US$296k to US$936k |
S$5.5k to S$13k US$4.3k to US$10.1k |
S$510 to S$1,210 US$398 to US$944 |
| Yishun | Entry / family | S$400k to S$1.3m US$312k to US$1.0m |
S$5.8k to S$14k US$4.5k to US$10.9k |
S$540 to S$1,300 US$421 to US$1,014 |
| Jurong West | West-side value | S$390k to S$1.4m US$304k to US$1.1m |
S$5.7k to S$15k US$4.4k to US$11.7k |
S$530 to S$1,390 US$413 to US$1,084 |
| Tampines | Family / commute | S$550k to S$1.8m US$429k to US$1.4m |
S$7k to S$19k US$5.5k to US$14.8k |
S$650 to S$1,765 US$507 to US$1,377 |
| Bishan | Family / central HDB premium | S$750k to S$2.2m US$585k to US$1.7m |
S$8.5k to S$24k US$6.6k to US$18.7k |
S$790 to S$2,230 US$616 to US$1,739 |
| Toa Payoh | Mature / central | S$750k to S$2.4m US$585k to US$1.9m |
S$8.5k to S$25k US$6.6k to US$19.5k |
S$790 to S$2,323 US$616 to US$1,812 |
| Queenstown | Popular / central-fringe | S$850k to S$2.8m US$663k to US$2.2m |
S$9.5k to S$28k US$7.4k to US$21.8k |
S$883 to S$2,601 US$689 to US$2,029 |
| Paya Lebar / Geylang | Commute / city-fringe | S$900k to S$2.6m US$702k to US$2.0m |
S$14k to S$27k US$10.9k to US$21.1k |
S$1,300 to S$2,508 US$1,014 to US$1,956 |
| East Coast / Katong | Lifestyle / expat | S$1.2m to S$4.0m US$936k to US$3.1m |
S$16k to S$31k US$12.5k to US$24.2k |
S$1,486 to S$2,880 US$1,159 to US$2,246 |
| River Valley | Expat / central | S$1.6m to S$5.5m US$1.2m to US$4.3m |
S$24k to S$38k US$18.7k to US$29.6k |
S$2,230 to S$3,531 US$1,739 to US$2,754 |
| Orchard / Tanglin | Prime / luxury | S$2.2m to S$9.0m US$1.7m to US$7.0m |
S$28k to S$45k+ US$21.8k to US$35.1k+ |
S$2,601 to S$4,181+ US$2,029 to US$3,261+ |
| Sentosa Cove | Luxury / waterfront | S$2.5m to S$12m+ US$2.0m to US$9.4m+ |
S$20k to S$40k+ US$15.6k to US$31.2k+ |
S$1,858 to S$3,716+ US$1,449 to US$2,898+ |
How much more do you pay for properties in Singapore when you include renovation work, taxes, and fees?
In Singapore in 2026, the total extra cost is usually about 4% to 8% for an HDB resale flat, 6% to 12% for a private resale condo, and 12% to 25%+ for an older private home needing major renovation.
With a budget of about US$200,000, or around S$256,000, there is almost no normal full-purchase market in Singapore in 2026. If an eligible buyer uses this as a partial budget or down payment, buyer costs can still add tens of thousands of Singapore dollars once stamp duty, legal fees, and basic move-in costs are included.
For a property bought around US$500,000, or about S$641,000, a realistic example is a 4-room HDB resale flat in a suburban or mature town. Extra costs often add about S$45,000 to S$75,000, so the all-in cost can reach about S$686,000 to S$716,000.
For a property bought around US$1,000,000, or about S$1.28 million, a realistic example is a premium HDB resale flat, an executive condo resale, or a small private condo. Extra costs often add about S$100,000 to S$190,000, so the all-in cost can reach about S$1.38 million to S$1.47 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Singapore.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Singapore
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Buyer Stamp Duty | Tax | Usually around 3% to 6% of the property price. On a S$1 million to S$4 million home, this can mean about S$30,000 to S$240,000, or about US$23,000 to US$187,000. The exact amount depends on the price band. |
| Additional Buyer’s Stamp Duty | Tax | This can be S$0 for many Singapore citizen first-home buyers, but much higher for foreigners and second-home buyers. Foreign buyers must calculate this separately before trusting any Singapore property budget. |
| Legal fees | Fees | Often around S$2,000 to S$5,000, or about US$1,600 to US$3,900. The range changes with the lawyer, bank, and complexity of the purchase. |
| Valuation and admin | Fees | Often around S$500 to S$2,000, or about US$390 to US$1,600. This includes small but necessary checks linked to financing and paperwork. |
| Buyer-side agent fee | Fees | Often S$0 for the buyer in many resale cases, because the seller side may pay the commission. This can vary, so buyers should confirm the fee arrangement before making an offer. |
| Light renovation | Renovation | Often around S$25,000 to S$60,000, or about US$20,000 to US$47,000. This usually means painting, minor carpentry, repairs, and basic upgrades. |
| Full apartment renovation | Renovation | Often around S$80,000 to S$200,000, or about US$62,000 to US$156,000. This can apply to older HDB flats and older condos that need kitchen, bathroom, flooring, and built-in work. |
| Landed-house renovation | Renovation | Often around S$300,000 to S$1 million+, or about US$234,000 to US$780,000+. Landed homes can become very expensive if structural work, extensions, or major rebuilding is needed. |
| Furniture and appliances | Move-in cost | Often around S$15,000 to S$80,000, or about US$12,000 to US$62,000. This depends on home size, furniture quality, and whether the home is already partly furnished. |
| Condo maintenance fees | Ongoing cost | Often around S$300 to S$1,500 per month, or about US$234 to US$1,170 per month. Larger condos, prime condos, and projects with more facilities usually cost more. |
We made this infographic to show you how property prices in Singapore compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Singapore in 2026 with different budgets?
With US$100,000, or about S$128,000, there is not really a normal full ownership market in Singapore in 2026, so this budget is more realistic as a cash component for an eligible local buyer than as a purchase price.
With US$200,000, or about S$256,000, there is still almost no normal full-purchase market in Singapore, although it may help as a down payment for an eligible HDB resale buyer.
With US$300,000, or about S$385,000, a buyer may find an existing 3-room HDB resale flat of about 60 to 70 sqm in Woodlands, Yishun, or Jurong West, but the choice will be limited.
With US$500,000, or about S$641,000, a buyer can look at an existing 4-room HDB resale flat of about 85 to 95 sqm in Tampines, Sengkang, or Punggol, or an older 5-room HDB flat in Jurong West or Yishun.
With US$1,000,000, or about S$1.28 million, a buyer can look at a 5-room HDB resale flat of about 105 to 120 sqm in Bishan, Toa Payoh, or Queenstown, or a compact existing condo of about 45 to 65 sqm in Tampines, Pasir Ris, or Sengkang.
With US$2,000,000, or about S$2.56 million, a buyer can look at an existing 3-bedroom mass-market condo of about 95 to 115 sqm in Tampines, Pasir Ris, or Jurong East, a 2-bedroom city-fringe condo of about 70 to 85 sqm in Paya Lebar or Queenstown, or an older larger condo of about 120 to 140 sqm in East Coast or Katong.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Singapore.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Singapore, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source used | Why this source is serious | How we used the source |
|---|---|---|
| URA Private Residential Property Price Index | URA is Singapore’s official planning authority and the official compiler of the private residential price index. | We used this source as the main benchmark for private residential price movement. We used the Q1 2026 update to estimate the direction of private home prices in Singapore. |
| URA Private Residential Property Transactions | This is official transaction data, so it is more useful than asking-price data. | We used this source to understand private residential transaction mix. We also used it to check where private condos and landed homes sit in the wider Singapore housing market. |
| URA Q1 2026 Real Estate Statistics | URA’s quarterly market release gives official context for private residential prices and activity. | We used this source to cross-check the Q1 2026 private residential price change. We treated it as one of the strongest sources for the private market. |
| HDB Q1 2026 Public Housing Data | HDB is Singapore’s official public-housing authority. | We used this source to anchor the HDB resale price index and resale volume. We used it because HDB resale flats are a major part of Singapore’s owner-occupier market. |
| HDB Median Resale Prices by Town and Flat Type | HDB publishes registered resale medians by town and flat type. | We used this source to estimate prices for 3-room, 4-room, 5-room, and executive HDB resale flats. We also used it to compare cheaper and more expensive towns. |
| data.gov.sg HDB Median Resale Prices Dataset | data.gov.sg is Singapore’s official open-data portal. | We used this source as a machine-readable cross-check for HDB town and flat-type medians. We used it to keep the HDB examples tied to registered resale data. |
| SRX / 99.co Singapore Property Index | SRX / 99.co is widely used for Singapore resale market indicators. | We used this source as a supporting check for short-term market momentum. We did not use it as the main benchmark because official data is stronger. |
| SingStat CPI Dataset on data.gov.sg | SingStat is Singapore’s official statistics agency and CPI compiler. | We used this source to inflation-adjust older price comparisons. We used CPI as a broad consumer-price deflator, not as a property-specific index. |
| MAS Exchange-Rate Statistics | MAS publishes official Singapore exchange-rate statistics based on market quotations. | We used this source to check Singapore-dollar conversions into US dollars. We rounded the rates because this article is a housing guide, not a currency note. |
| European Central Bank SGD/EUR Reference Rate | The ECB publishes daily euro reference rates, including EUR/SGD. | We used this source to convert Singapore-dollar housing estimates into euros. We used rounded euro figures to keep the article easy to read. |
| Cushman & Wakefield Q1 2026 Singapore Commentary | Cushman & Wakefield is a major property consultancy with local Singapore market coverage. | We used this source to understand private-market commentary around Q1 2026. We used it only to support official URA data, not to replace it. |
| IRAS Buyer’s Stamp Duty Guidance | IRAS is Singapore’s official tax authority. | We used this source to estimate stamp duty for residential property buyers. We separated taxes from renovation and move-in costs so readers can understand the full budget. |
| IRAS Additional Buyer’s Stamp Duty Guidance | IRAS is the official source for buyer stamp duty and additional buyer stamp duty rules. | We used this source to flag that foreigners and second-home buyers need separate cost calculations. We did not mix those cases into the first-home citizen examples. |
| URA Property Market Information and Maps | URA’s property tools help users check official caveats and market information by area. | We used this source as a way to understand area-level private residential evidence. We combined it with HDB medians for a blended view of neighborhoods. |
| HDB Resale Process Information | HDB explains the official process for selling and buying resale public housing. | We used this source to keep the HDB resale discussion practical for buyers. We also used it to avoid treating HDB like a normal private-property market. |
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