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Everything you need to know before buying real estate is included in our Singapore Property Pack
Singapore has one of the most unique housing markets in the world, split between public HDB flats and private condominiums.
In this article, we break down the current housing prices in Singapore and what you can expect to pay in different neighborhoods.
We constantly update this blog post to reflect the latest market data and trends.
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
- About 70% of Singapore property transactions involve HDB resale flats, making public housing the backbone of the residential market in 2026.
- Singapore private home prices rose roughly 4.5% year-on-year, but after adjusting for inflation, the real gain is closer to 3%.
- The price gap between Core Central Region (CCR) and Outside Central Region (OCR) condos in Singapore can exceed SGD 1,500 per square foot.
- Foreign buyers in Singapore face Additional Buyer's Stamp Duty (ABSD) that can push total acquisition costs up by 60% or more above the purchase price.
- New private condos in Singapore typically cost 12% more than comparable resale units in the same neighborhood.
- Million-dollar HDB flats now represent a meaningful segment of Singapore's public housing resale market, especially in mature estates like Bishan and Queenstown.
- Singapore listing prices usually sit 3% to 4% above final transaction prices, thanks to strong data transparency from URA and HDB.
- Over the past 10 years, Singapore HDB resale prices have climbed roughly 55% in nominal terms and about 25% to 30% in real terms after inflation.
What is the average housing price in Singapore in 2026?
The median housing price is more telling than the average because it represents what a typical buyer actually pays, without being skewed upward by a handful of ultra-luxury transactions.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like URA, HDB, and SingStat, which we manually double-checked for accuracy.
The median home price in Singapore in 2026 is approximately SGD 850,000 (around $630,000 or €560,000), while the average home price is higher at SGD 1.25 million (around $925,000 or €825,000). The average is pulled up by luxury condos and landed homes, which are significantly more expensive than typical HDB flats.
In Singapore in 2026, about 80% of residential properties sell for between SGD 420,000 and SGD 4.2 million (roughly $310,000 to $3.1 million or €280,000 to €2.8 million).
A realistic entry-level price in Singapore starts around SGD 350,000 to SGD 450,000 ($260,000 to $335,000 or €230,000 to €300,000), which gets you a 3-room HDB flat of about 65 to 75 square meters in neighborhoods like Woodlands or Yishun.
Typical luxury properties in the Singapore market in 2026 range from SGD 6 million to SGD 20 million ($4.4 million to $14.8 million or €4 million to €13.2 million), covering prime condos and penthouses of 200 to 300 square meters in prestigious areas like Orchard, Tanglin, or Marina Bay.
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, listing prices for private condos typically sit about 4% above final transaction prices, while HDB resale listings average about 3% above what buyers actually pay.
This gap exists because sellers and agents often test higher asking prices when recent headlines report price increases, then negotiate down during the sale process. The gap tends to be smaller in Singapore than in many other markets because URA and HDB publish all transaction data publicly, allowing buyers to quickly benchmark realistic prices.
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What is the price per sq m or per sq ft for properties in Singapore in 2026?
As of early 2026, the median price for private non-landed homes in Singapore is approximately SGD 1,950 per square foot or SGD 21,000 per square meter ($1,445 per sqft / $15,540 per sqm or €1,285 per sqft / €13,860 per sqm). The average price is slightly higher at SGD 2,200 per square foot or SGD 23,700 per square meter ($1,630 per sqft / $17,560 per sqm or €1,450 per sqft / €15,640 per sqm).
In Singapore in 2026, prime non-landed condos in the Core Central Region (CCR) command the highest price per square meter due to scarce land, prestige locations, and strong international demand, while mass-market condos in the Outside Central Region (OCR) have the lowest prices per square meter because of longer commutes and larger supply pipelines.
The highest price per square meter in Singapore is found in Orchard, Tanglin, and Marina Bay, ranging from SGD 26,000 to SGD 45,000 per sqm ($19,000 to $33,000). The lowest prices are in suburban areas like Woodlands and Punggol, where you can find condos at SGD 12,000 to SGD 18,000 per sqm ($9,000 to $13,000).
How have property prices evolved in Singapore?
Compared to January 2025, Singapore private home prices have risen about 4.5% in nominal terms, while HDB resale prices increased roughly 5.5%. This growth was driven by a favorable mix of new project launches and stable financing conditions as interest rates eased from earlier peaks.
Looking back 10 years to January 2016, Singapore private home prices have climbed approximately 45% in nominal terms, and HDB resale prices have risen about 55%. These gains reflect Singapore's long-term land scarcity and policy-managed market cycles that prevent sharp crashes while allowing steady appreciation tied to income growth.
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.
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.
How do prices vary by housing type in Singapore in 2026?
In Singapore in 2026, about 70% of residential transactions are HDB resale flats, around 27% are private non-landed condos and apartments, and roughly 3% are landed homes, reflecting Singapore's unique public housing dominance.
For HDB flats, average prices in Singapore as of the first half of 2026 are: 3-room flats at SGD 450,000 ($333,000 / €297,000), 4-room flats at SGD 650,000 ($481,000 / €429,000), 5-room flats at SGD 780,000 ($578,000 / €515,000), and Executive flats at SGD 950,000 ($704,000 / €627,000). Private condos average SGD 2.1 million ($1.56 million / €1.39 million), while landed homes average SGD 4.8 million ($3.56 million / €3.17 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, new-build private condos typically cost about 12% more than comparable resale units in the same area, with the premium ranging from 8% to 18% depending on the project.
This premium exists because new launches include developer pricing power from staged releases and showflat marketing, plus newer projects often feature better amenities, more modern specifications, and more efficient layouts even when unit sizes are smaller.
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How do property prices vary by neighborhood in Singapore in 2026?
Holland Village and Bukit Timah are popular among expatriates and families seeking proximity to international schools and green spaces. Average home prices here range from SGD 2.2 million to SGD 6.5 million ($1.6 million to $4.8 million / €1.5 million to €4.3 million) because of the area's established lifestyle amenities and strong rental demand.
River Valley sits in the Core Central Region and offers premium condos with easy access to Orchard Road and the CBD. Prices typically range from SGD 2.6 million to SGD 7 million ($1.9 million to $5.2 million / €1.7 million to €4.6 million), reflecting the central location and strong investment appeal for both locals and foreigners.
Queenstown and Tiong Bahru are city-fringe neighborhoods offering a balance of accessibility and lifestyle at more moderate prices. Average prices range from SGD 1.7 million to SGD 4.5 million ($1.3 million to $3.3 million / €1.1 million to €3 million), making them attractive for buyers who want short commutes without paying prime-district premiums.
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:
| Neighborhood | Character | Avg Price Range (SGD / $) | Avg per sqm (SGD / $) | Avg per sqft (SGD / $) |
|---|---|---|---|---|
| Orchard / Tanglin | Prime / Luxury | 3.5M - 12M / $2.6M - $8.9M | 28,000 - 45,000 / $20,700 - $33,300 | 2,600 - 4,200 / $1,925 - $3,110 |
| Marina Bay / Downtown | Prime / CBD | 2.8M - 8M / $2.1M - $5.9M | 26,000 - 42,000 / $19,300 - $31,100 | 2,400 - 3,900 / $1,780 - $2,890 |
| River Valley | Prime / Central | 2.6M - 7M / $1.9M - $5.2M | 25,000 - 38,000 / $18,500 - $28,100 | 2,300 - 3,500 / $1,700 - $2,590 |
| Holland Village | Expat / Lifestyle | 2.2M - 5.5M / $1.6M - $4.1M | 22,000 - 33,000 / $16,300 - $24,400 | 2,000 - 3,100 / $1,480 - $2,300 |
| Bukit Timah | Family / Schools | 2.4M - 6.5M / $1.8M - $4.8M | 23,000 - 35,000 / $17,000 - $25,900 | 2,100 - 3,300 / $1,555 - $2,445 |
| Novena | Commute / Medical Hub | 1.9M - 4.2M / $1.4M - $3.1M | 20,000 - 30,000 / $14,800 - $22,200 | 1,850 - 2,800 / $1,370 - $2,075 |
| Tiong Bahru | Lifestyle / Trendy | 1.7M - 3.8M / $1.3M - $2.8M | 18,000 - 27,000 / $13,300 - $20,000 | 1,650 - 2,500 / $1,220 - $1,850 |
| Queenstown | Commute / Popular | 1.8M - 4.5M / $1.3M - $3.3M | 19,000 - 29,000 / $14,100 - $21,500 | 1,750 - 2,700 / $1,295 - $2,000 |
| Bishan | Family / MRT Access | 1.6M - 3.5M / $1.2M - $2.6M | 17,000 - 25,000 / $12,600 - $18,500 | 1,550 - 2,350 / $1,150 - $1,740 |
| Jurong East | Value / Second CBD | 1.3M - 2.8M / $960K - $2.1M | 15,000 - 21,000 / $11,100 - $15,600 | 1,400 - 2,000 / $1,035 - $1,480 |
| Punggol / Sengkang | Entry / New Towns | 1.1M - 2.2M / $815K - $1.6M | 14,000 - 18,000 / $10,400 - $13,300 | 1,300 - 1,700 / $960 - $1,260 |
| Woodlands | Budget / Suburban | 950K - 1.8M / $705K - $1.3M | 12,000 - 16,000 / $8,900 - $11,900 | 1,150 - 1,500 / $850 - $1,110 |
How much more do you pay for properties in Singapore when you include renovation work, taxes, and fees?
In Singapore in 2026, total acquisition costs for a first-time citizen buyer typically add 4% to 9% on top of the purchase price, covering stamp duty, legal fees, and basic renovation.
If you buy a property for $200,000 (about SGD 270,000) in Singapore, you would pay roughly SGD 5,400 in Buyer's Stamp Duty plus SGD 3,000 to SGD 5,000 in legal fees and around SGD 30,000 to SGD 50,000 for basic renovation. Your total cost would come to approximately SGD 308,000 to SGD 330,000 ($228,000 to $244,000).
For a $500,000 property (about SGD 675,000), expect Buyer's Stamp Duty of around SGD 14,000, legal fees of SGD 4,000 to SGD 6,000, and renovation costs of SGD 50,000 to SGD 100,000. Your total would be roughly SGD 743,000 to SGD 795,000 ($550,000 to $590,000).
For a $1,000,000 property (about SGD 1.35 million), Buyer's Stamp Duty would be approximately SGD 36,600, legal fees around SGD 5,000 to SGD 8,000, and renovation SGD 80,000 to SGD 160,000. Your all-in cost would reach SGD 1.47 million to SGD 1.55 million ($1.09 million to $1.15 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
| Expense | Type | Estimated Cost Range (SGD / $) |
|---|---|---|
| Buyer's Stamp Duty (BSD) | Tax | SGD ranges from about 2.5% to 4.5% of the purchase price depending on the property value. For a SGD 1 million property, BSD would be approximately SGD 24,600 ($18,200). The rate increases on a tiered basis for higher-value properties. |
| Additional Buyer's Stamp Duty (ABSD) | Tax | This ranges from 0% for Singapore citizens buying their first home to very high rates for foreigners and second-home buyers. A foreign buyer pays a substantial percentage that can exceed SGD 400,000 ($296,000) on a SGD 1 million property. Singapore PRs and citizens buying additional properties also face significant ABSD charges. |
| Legal Conveyancing Fees | Fees | SGD 3,000 to SGD 8,000 / $2,200 to $5,900. This covers the lawyer's work to handle the property transfer documentation. More complex transactions or higher-value properties tend toward the upper end of this range. |
| Valuation and Bank Admin Fees | Fees | SGD 500 to SGD 1,500 / $370 to $1,100. Banks require a property valuation before approving a mortgage. Some banks waive these fees during promotional periods. |
| Renovation (HDB Flat) | Renovation | SGD 40,000 to SGD 80,000 / $30,000 to $59,000. This covers typical upgrades like flooring, kitchen cabinets, built-in wardrobes, and electrical work. High-end renovations with custom designs can exceed this range. |
| Renovation (Private Condo) | Renovation | SGD 80,000 to SGD 200,000 / $59,000 to $148,000. Condos often require more extensive work due to larger spaces and higher finishing standards expected by buyers. Luxury finishes and designer interiors push costs to the top of this range or beyond. |
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 $100,000 (about SGD 135,000), there is no realistic market for standard residential property in Singapore as of the first half of 2026, as this budget falls well below the entry point for any HDB flat or private home.
With $200,000 (about SGD 270,000), you still cannot purchase a mainstream residential property in Singapore, as even the most affordable HDB resale flats start at higher price points.
With $300,000 (about SGD 405,000), you can buy a 3-room HDB flat of 65 to 70 square meters in Woodlands (existing), a 3-room HDB flat of 60 to 68 square meters in Yishun (existing), or a 2-room HDB flat of 45 to 50 square meters in Jurong West (existing).
With $500,000 (about SGD 675,000), you can buy a 4-room HDB flat of 90 to 100 square meters in Tampines (existing), a 5-room HDB flat of around 110 square meters in Sengkang (existing), or a 4-room HDB flat of 95 square meters in Jurong East near the MRT (existing, older building).
With $1,000,000 (about SGD 1.35 million), you can buy a 1-bedroom private condo of about 45 square meters in Punggol (existing), a 2-bedroom private condo of around 60 square meters in Jurong East (existing), or a large HDB Executive flat of 125 to 140 square meters in the Bishan fringe (existing, renovated).
With $2,000,000 (about SGD 2.7 million), you can buy a 3-bedroom private condo of 95 to 110 square meters in Queenstown (existing), a 2 to 3-bedroom private condo of 85 to 105 square meters in Novena (existing), or a 2-bedroom premium condo of 75 to 90 square meters in River Valley (existing, smaller but very central).
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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Urban Redevelopment Authority (URA) | URA is Singapore's official land-use and property-market statistics authority responsible for all private residential data. | We used URA's price indices to anchor private home price levels and trends. We translated index movements into January 2026 estimates by cross-checking with transaction and brokerage data. |
| data.gov.sg (HDB Resale Data) | This is Singapore's official open-data portal with HDB-published transaction records at the unit level. | We used this dataset to ground entry-level and mass-market pricing for owner-occupied housing. We analyzed recent transaction distributions to estimate price bands covering 80% of the market. |
| data.gov.sg (URA Private Transactions) | This is URA data republished on Singapore's official open-data portal for easy access. | We used this to understand transaction mix between new sales, resales, and sub-sales. We analyzed activity levels to estimate how negotiable sellers are in different market segments. |
| Department of Statistics (SingStat) | SingStat is Singapore's official national statistics agency responsible for CPI and economic data. | We used SingStat's Consumer Price Index to adjust price comparisons into real, inflation-corrected terms. We applied headline CPI as the consistent deflator for household purchasing power over time. |
| IRAS (Buyer's Stamp Duty) | IRAS is Singapore's tax authority that defines and administers all property stamp duties. | We used official BSD rates to estimate buyer transaction costs at different price points. We translated BSD into percentage uplifts showing total acquisition costs for typical budgets. |
| IRAS (Additional Buyer's Stamp Duty) | IRAS publishes the official ABSD rulebook that determines additional taxes for various buyer profiles. | We used ABSD rates to show how total acquisition costs change for second homes, PRs, and foreigners. We included ABSD in our fee calculations because it often dominates total costs for non-first-time buyers. |
| Monetary Authority of Singapore (MAS) | MAS is Singapore's central bank and the standard reference for official exchange rates. | We used MAS exchange rate data to set our SGD to USD conversion assumptions. We kept all dollar conversions internally consistent using rates from late December 2025. |
| European Central Bank (ECB) | The ECB reference rate is a widely used, transparent benchmark for EUR exchange rates globally. | We used ECB rates to convert SGD values into euros using a reputable public benchmark. We avoided using unreliable blog exchange rates to keep conversions verifiable. |
| SRX Property Price Index | SRX maintains a long-running, widely cited index built from publicly available transaction data with transparent methodology. | We used SRX as a private-sector cross-check on short-term price momentum between URA quarterly releases. We relied on SRX signals to nowcast from late 2025 data into January 2026 levels. |
| PropNex Research | PropNex is one of Singapore's largest listed real estate agencies with research teams that consistently cite official URA and HDB data. | We used PropNex commentary to cross-check segment performance across CCR, RCR, and OCR regions. We validated our estimates against how major research desks interpret official URA data releases. |
| HDB Resale Transaction Service | This is HDB's official portal where all resale flat transactions are publicly recorded. | We used this service to verify that listing prices and transaction prices align within expected ranges. We confirmed that Singapore's data transparency limits the gap between asking and closing prices. |
| URA REALIS Methodology | URA REALIS provides the official methodology documentation for how Singapore classifies and measures property transactions. | We used URA's segmentation logic to organize neighborhoods into CCR, RCR, and OCR categories. We applied this framework to ensure our price ranges are consistent with official regional definitions. |
| Reuters | Reuters is a globally recognized news agency providing reliable coverage of Singapore's monetary policy decisions. | We used Reuters reporting to understand how interest rate and financing conditions affected housing demand. We incorporated this context when explaining why prices moved as they did over the past year. |
| 99.co | 99.co is a major Singapore property portal with real-time listing data and market analysis tools. | We used 99.co data alongside SRX to triangulate short-term price signals. We cross-referenced listing prices to estimate typical gaps between asking prices and actual transaction prices. |
| Housing Development Board (HDB) | HDB is the government agency responsible for public housing in Singapore, housing over 80% of the resident population. | We used HDB guidelines to understand flat types, size ranges, and eligibility rules. We referenced HDB data to ensure our price estimates by flat type are accurate and current. |
| PropertyGuru | PropertyGuru is Singapore's largest property portal with comprehensive listing coverage across all market segments. | We used PropertyGuru listings to verify price ranges by neighborhood and property type. We cross-checked asking prices against transaction data to estimate realistic market values. |
| EdgeProp Singapore | EdgeProp provides detailed property analytics and transaction data analysis for the Singapore market. | We used EdgeProp reports to validate price-per-square-foot estimates across different regions. We referenced their analysis when examining price trends in specific neighborhoods. |
| SquareFoot Research | SquareFoot provides property research and analysis focused on Singapore's residential market. | We used SquareFoot data to cross-check neighborhood price ranges and market segmentation. We referenced their insights when comparing prices across different property types. |
| CBRE Singapore | CBRE is a global commercial real estate services firm with a strong research division covering Singapore. | We used CBRE market reports to understand broader real estate trends affecting residential pricing. We referenced their analysis for context on how Singapore compares to regional markets. |
| JLL Singapore | JLL is a leading professional services firm specializing in real estate with extensive Singapore market coverage. | We used JLL research to validate luxury segment pricing and prime district trends. We referenced their quarterly reports for institutional-grade market analysis. |
| Knight Frank Singapore | Knight Frank is a global property consultancy with deep expertise in Singapore's luxury and prime residential markets. | We used Knight Frank reports to understand pricing dynamics in Core Central Region properties. We referenced their analysis for high-end market segments and landed home pricing. |
| Savills Singapore | Savills is an international real estate advisor with comprehensive Singapore market research capabilities. | We used Savills market commentaries to cross-check price movements and market sentiment. We referenced their forecasts when contextualizing current pricing levels. |
| Colliers Singapore | Colliers is a global real estate services company with dedicated Singapore research covering all property sectors. | We used Colliers reports to validate market trends and pricing benchmarks. We referenced their analysis to ensure our estimates align with professional market assessments. |
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