Authored by the expert who managed and guided the team behind the Singapore Property Pack
Everything you need to know before buying real estate is included in our Singapore Property Pack
Buying property in Singapore is a major decision, and you want to make sure you're not overpaying or walking into a market that's about to drop.
In this article, we break down the latest data on Singapore housing prices in 2026 to help you figure out if now is the right time to buy.
We constantly update this blog post with fresh numbers so you always have the most current picture of the Singapore real estate market.
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.
So, is now a good time?
Rather yes, January 2026 is a decent time to buy property in Singapore if you're focused on quality, location, and holding for the medium to long term.
The strongest signal is that Singapore private home prices are still rising but at the slowest pace in years (just 3.4% in 2025), which means the frenzy has cooled and buyers have more room to negotiate.
Another strong signal is that Singapore's strict ABSD rules and prudent lending policies make a sudden crash very unlikely, so you're buying into a stable, policy-protected market.
On top of that, the government is actively adding supply through the GLS programme (around 9,200 units in the first half of 2026), which reduces the risk of buying at a supply-squeeze peak.
The best strategies in Singapore right now are buying well-located resale condos or HDB flats near MRT stations for owner-occupation or long-term rental income, rather than speculating on quick flips.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Singapore, or should I wait as of 2026?
Do real estate prices look too high in Singapore as of 2026?
As of early 2026, Singapore property prices are high in absolute terms but don't show the classic signs of a speculative bubble because price growth has slowed significantly to just 3.4% for private homes and 2.9% for HDB resale flats in 2025.
One clear signal that prices aren't wildly stretched is that HDB resale price growth went flat quarter-on-quarter in Q4 2025, showing that buyer urgency has cooled and sellers are no longer able to push prices up at will.
Another supporting signal is that private home transaction volumes have moderated, meaning buyers are being more selective rather than chasing every listing, which typically happens when prices are near a ceiling rather than in free-fall territory.
You can also read our latest update regarding the housing prices in Singapore.
Does a property price drop look likely in Singapore as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Singapore over the next 12 months is low because the market is structurally protected by strict ABSD rules and prudent mortgage regulations that prevent speculative bubbles.
A realistic downside-to-upside range for Singapore property prices in 2026 is roughly minus 5% to plus 5%, meaning a mild correction is possible but a crash is very unlikely given current conditions.
The single most important macro factor that could increase the odds of a price drop in Singapore is a sharp rise in unemployment or a major global recession that hits Singapore's export-dependent economy and reduces household income.
However, this scenario looks unlikely in the near term because Singapore's job market remains resilient and the government has historically intervened to support the economy during downturns.
Finally, please note that we cover the price trends for next year in our pack about the property market in Singapore.
Could property prices jump again in Singapore as of 2026?
As of early 2026, the likelihood of a renewed broad-based price surge in Singapore is low to medium because demand dampers like ABSD are still firmly in place and supply is being actively added through the GLS programme.
A plausible upside range for Singapore property prices over the next 12 months is around 3% to 6%, concentrated in specific segments rather than a market-wide jump.
The single biggest demand-side trigger that could push Singapore property prices higher is a sustained drop in interest rates, which would improve affordability and bring more buyers back into the market, especially for private condos.
Please also note that we regularly publish and update real estate price forecasts for Singapore here.
Are we in a buyer or a seller market in Singapore as of 2026?
As of early 2026, Singapore is closer to a balanced-to-seller market because private home prices are still rising (though slowly), which means sellers haven't lost their pricing power entirely.
Singapore doesn't publish a standard months-of-inventory figure like some Western markets, but the combination of moderating transaction volumes and slowing price growth suggests inventory is roughly in balance, giving buyers more negotiation room than during the 2021 to 2023 frenzy years.
While Singapore doesn't track price reductions the same way as US markets, the fact that HDB resale prices went flat quarter-on-quarter in Q4 2025 suggests sellers are becoming more flexible and willing to meet buyer expectations, which is a shift from the peak seller-dominant period.
We have made this infographic to give you a quick and clear snapshot of the property market in Singapore. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Singapore as of 2026?
Are homes overpriced versus rents or versus incomes in Singapore as of 2026?
As of early 2026, Singapore homes look stretched versus incomes, especially private properties, because prices rose faster than household earnings during the post-pandemic years even though growth has now cooled.
The price-to-rent ratio in Singapore for private condos implies gross rental yields of around 2.5% to 3.5%, which is modest compared to many global cities and suggests that buying purely for rental income is expensive relative to what rents can cover.
The price-to-income multiple in Singapore for private housing often exceeds 10 times annual household income for median earners, well above the 5 to 6 times ratio typically considered comfortable, though HDB resale flats remain more affordable for most Singaporean households.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Singapore.
Are home prices above the long-term average in Singapore as of 2026?
As of early 2026, Singapore property prices remain near historic highs according to official URA and HDB indices, but what matters more is that the rate of price growth has slowed significantly compared to the pandemic surge years.
Private home prices in Singapore rose just 3.4% in 2025, which is the slowest annual pace in several years and well below the double-digit gains seen in 2021 and parts of 2022.
In inflation-adjusted terms, Singapore property prices are still elevated versus pre-pandemic levels, but the combination of slowing nominal growth and moderating inflation means real price momentum has essentially stalled, which reduces the risk of buying at an unsustainable peak.
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What local changes could move prices in Singapore as of 2026?
Are big infrastructure projects coming to Singapore as of 2026?
As of early 2026, the biggest infrastructure story likely to move Singapore property prices is the continued development of Jurong Lake District (JLD), which is being positioned as Singapore's second CBD and should lift demand in western neighborhoods like Jurong East, Bukit Batok, and Clementi over time.
The Jurong Lake District development is a long-term project spanning multiple years, with land parcels being released progressively through the GLS programme and commercial/residential components expected to come online gradually through the late 2020s and into the 2030s.
For the latest updates on the local projects, you can read our property market analysis about Singapore here.
Are zoning or building rules changing in Singapore as of 2026?
The most important "rule change" happening in Singapore as of the first half of 2026 isn't a sudden zoning rewrite but rather the government's sustained decision to release high levels of land through the GLS programme, with around 9,200 private housing units planned for the first half of 2026 alone.
As of early 2026, this high supply stance is designed to keep prices stable rather than let them spike, so the net effect on property prices is likely to be a dampening or stabilizing influence rather than a dramatic shift in either direction.
The areas most affected by these land releases in Singapore are typically growth corridors like the Outside Central Region (OCR) and Rest of Central Region (RCR), where new condo launches compete directly with resale properties and can moderate price growth in neighborhoods like Tampines, Punggol, and Queenstown.
Are foreign-buyer or mortgage rules changing in Singapore as of 2026?
As of early 2026, there are no major new foreign-buyer or mortgage rule changes on the immediate horizon in Singapore, but the existing ABSD regime (introduced in April 2023) remains very restrictive, with foreigners paying 60% ABSD on residential purchases, which effectively caps foreign demand.
The most significant foreign-buyer rule already in place is the 60% ABSD rate for non-residents, which is among the highest property taxes in the world and means foreign investors need very strong reasons (like permanent relocation) to justify buying Singapore residential property.
On the mortgage side, Singapore's MAS continues to enforce prudent lending rules including Total Debt Servicing Ratio (TDSR) limits and Loan-to-Value (LTV) caps, and there's no indication these will be loosened significantly in 2026, which keeps leverage controlled and reduces the risk of a debt-driven price spike or crash.
You can also read our latest update about mortgage and interest rates in Singapore.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Singapore as of 2026?
Is the renter pool growing faster than new supply in Singapore as of 2026?
As of early 2026, Singapore's renter demand remains structurally supported by a large non-resident population (over 1.8 million people including work pass holders and dependents), but supply is also being actively added, so the rental market is competitive rather than severely undersupplied.
The clearest signal of renter demand in Singapore is steady household formation and a stable inflow of foreign professionals, though the pace has normalized from the post-COVID surge when many expats returned simultaneously.
On the supply side, the government's high GLS release pace and a visible pipeline of private completions mean that new rental units are entering the market regularly, which keeps landlords from having unlimited pricing power even as demand stays solid.
Are days-on-market for rentals falling in Singapore as of 2026?
As of early 2026, rental days-on-market in Singapore are relatively stable rather than sharply falling, because the extreme tightness of 2022 to 2023 has eased as more completions have come online and tenant urgency has normalized.
Well-located rentals near job clusters like the CBD, one-north (Buona Vista area), and Changi Business Park corridor still lease faster (often within 2 to 4 weeks), while average units in less central locations may take 4 to 8 weeks or longer to find tenants.
One common reason days-on-market can fall in Singapore is seasonal demand spikes, particularly around January and July when new expat arrivals and school relocations peak, creating short windows of intensified competition for quality rentals.
Are vacancies dropping in the best areas of Singapore as of 2026?
As of early 2026, vacancy in Singapore's best rental areas like the CBD fringe (Tanjong Pagar, River Valley), Buona Vista/one-north tech corridor, and East Coast/Katong remains tighter than the island-wide average, though it's not at crisis-level scarcity.
The overall private housing vacancy rate in Singapore sits around 7%, which is moderate, but best-in-class units in prime locations can experience effective vacancy rates closer to 3% to 5% because demand concentrates on walkable, well-connected properties.
A practical sign that Singapore's best rental areas are tightening is when landlords start receiving multiple applications within the first week of listing and can hold firm on asking rents without offering incentives like early move-in or flexible lease terms.
By the way, we've written a blog article detailing what are the current rent levels in Singapore.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Singapore as of 2026?
Is for-sale inventory shrinking in Singapore as of 2026?
As of early 2026, for-sale inventory in Singapore is not shrinking because the government is actively adding future supply through the GLS programme, with around 9,200 private housing units planned for release in the first half of 2026 alone.
Singapore doesn't publish a simple months-of-supply figure like US markets, but the visible pipeline of unsold units from launched projects plus upcoming GLS sites suggests supply is roughly adequate, which is consistent with a balanced market rather than a scarcity-driven one.
Are homes selling faster in Singapore as of 2026?
As of early 2026, homes in Singapore are not selling dramatically faster than before because the market has cooled from its peak, with private price growth slowing to just 0.7% quarter-on-quarter in Q4 2025 and HDB resale prices going flat.
Compared to a year ago, selling times in Singapore appear stable or slightly longer, as buyers have become more selective and less driven by fear of missing out, which gives both sides more time to negotiate rather than rushing into deals.
Are new listings slowing down in Singapore as of 2026?
As of early 2026, we don't have precise year-on-year new listing counts for Singapore, but the combination of stable prices and high planned supply suggests sellers aren't rushing to list because they don't feel urgent pressure to exit before a downturn.
Singapore typically sees more listing activity after Chinese New Year and in the second half of the year when families plan moves around school schedules, so January can appear quieter without signaling a structural slowdown.
The most plausible reason new listings might be slow in Singapore right now is that existing owners are comfortable holding because prices haven't dropped meaningfully and mortgage distress remains rare thanks to prudent LTV and TDSR rules.
Is new construction failing to keep up in Singapore as of 2026?
As of early 2026, new construction in Singapore is not failing to keep up because the government is explicitly sustaining a high level of land supply through the GLS programme, with around 9,200 units planned for release in the first half of 2026.
The trend in Singapore's construction pipeline shows consistent effort to add supply, with URA tracking a substantial number of units under construction and upcoming completions, though there is always a lag between land release and actual unit delivery.
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.
Will it be easy to sell later in Singapore as of 2026?
Is resale liquidity strong enough in Singapore as of 2026?
As of early 2026, resale liquidity in Singapore is generally strong, especially for well-located properties, because the market has deep pools of local and PR buyers who consistently need housing for owner-occupation.
While Singapore doesn't publish a single median days-on-market figure, realistically priced resale HDB flats and mass-market condos near MRT stations typically sell within 4 to 12 weeks, which is healthy liquidity by global standards.
The property characteristic that most improves resale liquidity in Singapore is proximity to MRT stations, as buyers across all segments prioritize walkable transit access, making properties within 5 to 10 minutes of an MRT consistently easier to sell.
Is selling time getting longer in Singapore as of 2026?
As of early 2026, selling time in Singapore is likely somewhat longer than during the peak 2021 to 2023 period because buyers are more cautious and prices have stopped rising quickly, giving both sides more room to negotiate.
A realistic range for selling time in Singapore currently is 4 to 16 weeks depending on property type and pricing, with well-priced HDB flats and mass-market condos at the faster end and niche or overpriced properties taking longer.
One clear reason selling time can lengthen in Singapore is when sellers price above recent comparable transactions, as buyers in this market are well-informed (thanks to transparent URA and HDB data) and will wait rather than overpay.
Is it realistic to exit with profit in Singapore as of 2026?
As of early 2026, the likelihood of exiting with profit in Singapore is medium to high if you hold for a typical period of 5 to 10 years, but short-term flipping is harder because price growth has slowed and transaction costs are significant.
A realistic minimum holding period to exit with profit in Singapore is around 5 years, which gives you time to absorb transaction costs and benefit from gradual price appreciation, though longer holds (7 to 10 years) reduce risk further.
Total round-trip transaction costs in Singapore (buying plus selling) typically run around 5% to 8% of the property value for citizens and PRs, or roughly S$50,000 to S$80,000 on a S$1 million property (about US$37,000 to US$60,000 or EUR 34,000 to EUR 55,000), which is lower than many Western markets but still meaningful.
The clearest factor that increases profit odds in Singapore is buying in locations with durable demand drivers like MRT proximity, good schools, or employment clusters, because these properties hold value better during soft patches and appreciate more reliably over time.
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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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Urban Redevelopment Authority (URA) | Singapore's official land-use planning authority that publishes core market indicators. | We used URA's official price indices and time series to anchor all private residential price and rent analysis. We treated this as our baseline dataset for market direction. |
| Housing & Development Board (HDB) | Singapore's public housing authority and definitive source on resale index and volumes. | We used HDB flash estimates to anchor mass-market residential prices and momentum. We tracked volumes to gauge buyer demand temperature. |
| data.gov.sg | Government open data portal hosting official URA price index datasets. | We used it to access historical price index series for reproducible analysis. We verified long-term trends against this official source. |
| Ministry of Finance (MOF) | Official source for tax-policy changes that shape property demand in Singapore. | We used MOF announcements to understand the policy ceiling on speculative demand. We referenced ABSD changes to explain why crashes are unlikely. |
| Inland Revenue Authority of Singapore (IRAS) | Regulator that administers stamp duties with definitive rate schedules. | We used IRAS to translate policy into real buyer costs. We calculated transaction cost impacts for different buyer profiles. |
| Monetary Authority of Singapore (MAS) | Singapore's central bank and official publisher of SORA reference rates. | We used MAS rate data to frame the financing backdrop for buyers. We evaluated whether affordability pressure is easing or worsening. |
| Ministry of National Development (MND) | Oversees housing policy and publishes the government's supply stance directly. | We used MND GLS announcements to quantify near-term supply injection. We judged whether supply relief is likely within the next few years. |
| Singapore Department of Statistics (SingStat) | Official statistics agency providing authoritative income and population data. | We used SingStat household income data to anchor affordability analysis. We referenced population trends for rental demand fundamentals. |
| SingStat Population Trends 2025 | Official statistical publication on population and household structure. | We used it to assess renter pool fundamentals and household formation. We kept tenant demand analysis grounded in official demography. |
| URA Rental Statistics | Official e-service built from registered rental contracts. | We used it to ground rent levels and direction with real transaction data. We triangulated rental tightness across named projects and areas. |
| CBRE | Globally recognized real estate consultancy that transparently references URA data. | We used CBRE commentary to understand segment-level differences like CCR vs RCR. We layered professional interpretation on top of official numbers. |
| Savills | Long-standing global consultancy with consistent research methodology. | We used Savills leasing briefings to triangulate rental momentum and market color. We avoided relying on portal asking-rent noise alone. |
| Cushman & Wakefield | Major international property consultancy citing official URA vacancy data. | We used their URA-referenced vacancy figures to assess market tightness. We cross-checked their analysis against our own estimates. |
| URA Pipeline Supply Data | Primary publisher for private housing supply pipeline and completions. | We used it to judge whether upcoming completions could relieve or tighten prices. We assessed medium-term supply pressure alongside GLS announcements. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Singapore. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.