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 a house in Singapore as a foreigner requires government approval and comes with significant stamp duties that can reach 60% of your purchase price.
The landed property market in Singapore is tightly controlled, with limited supply and strong demand from wealthy buyers seeking a store of value.
We constantly update this blog post to give you the freshest data possible on Singapore house prices in 2026.
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.
How much do houses cost in Singapore as of 2026?
What's the median and average house price in Singapore as of 2026?
As of early 2026, the estimated median house price in Singapore is around S$4.8 million (approximately USD 3.7 million or EUR 3.2 million), while the average house price sits closer to S$6.5 million (approximately USD 5 million or EUR 4.3 million).
The typical price range that covers roughly 80% of landed house sales in Singapore falls between S$2.6 million and S$12 million (approximately USD 2 million to USD 9.3 million, or EUR 1.7 million to EUR 8 million).
The gap between median and average house prices in Singapore reveals a market heavily influenced by ultra-premium transactions in areas like Bukit Timah and Nassim, where detached homes and Good Class Bungalows can exceed S$20 million and pull the average significantly upward.
At the median price of around S$4.8 million in Singapore, a buyer can typically expect a mid-sized terrace house or a smaller semi-detached home in the Outside Central Region, often with 4 bedrooms and around 2,000 to 3,000 square feet of land.
What's the cheapest livable house budget in Singapore as of 2026?
As of early 2026, the minimum budget for a livable landed house in Singapore is approximately S$2.6 million (around USD 2 million or EUR 1.7 million), though occasionally you may find properties slightly below this threshold.
At this entry-level price point in Singapore, "livable" typically means an older terrace house with 99-year leasehold tenure (or shorter remaining lease) that will likely need renovation work, and may have less efficient layouts compared to newer builds.
The cheapest livable landed houses in Singapore are usually found in Outside Central Region neighborhoods such as Sembawang, Yishun, Choa Chu Kang, Pasir Ris, and older pockets of Kembangan or Bedok.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Singapore here.
How much do 2 and 3-bedroom houses cost in Singapore as of 2026?
As of early 2026, 2-bedroom landed houses are uncommon in Singapore, and smaller 2 to 3-bedroom compact landed homes typically range from S$2.6 million to S$3.6 million (approximately USD 2 million to USD 2.8 million, or EUR 1.7 million to EUR 2.4 million).
A 2-bedroom landed house in Singapore, which is quite rare, realistically falls in the S$2.6 million to S$3.2 million range (approximately USD 2 million to USD 2.5 million, or EUR 1.7 million to EUR 2.1 million), typically representing older, compact terraces in suburban areas.
A 3-bedroom terrace house in Singapore more commonly prices between S$3.2 million and S$5 million (approximately USD 2.5 million to USD 3.9 million, or EUR 2.1 million to EUR 3.3 million), depending on location and condition.
The typical price premium when moving from a 2-bedroom to a 3-bedroom landed house in Singapore is roughly 15% to 30%, reflecting both the additional space and the greater market availability of 3-bedroom configurations.
How much do 4-bedroom houses cost in Singapore as of 2026?
As of early 2026, a typical 4-bedroom landed house in Singapore costs between S$4 million and S$7 million (approximately USD 3.1 million to USD 5.4 million, or EUR 2.7 million to EUR 4.7 million), representing the core of the terrace and smaller semi-detached market.
A 5-bedroom house in Singapore realistically ranges from S$5.5 million to S$10 million (approximately USD 4.3 million to USD 7.8 million, or EUR 3.7 million to EUR 6.7 million), typically found in larger semi-detached or entry-level detached homes.
A 6-bedroom house in Singapore generally falls between S$8 million and S$18 million or more (approximately USD 6.2 million to USD 14 million, or EUR 5.4 million to EUR 12 million), as these are predominantly larger detached homes in desirable areas.
Please note that we give much more detailed data in our pack about the property market in Singapore.
How much do new-build houses cost in Singapore as of 2026?
As of early 2026, new-build landed houses in Singapore typically cost between S$4.5 million and S$12 million or more (approximately USD 3.5 million to USD 9.3 million, or EUR 3 million to EUR 8 million), depending heavily on location and property type.
The typical premium that new-build landed houses carry over older resale homes in Singapore is around 10% to 20%, with the lower end of that range applying to non-prime Outside Central Region locations and the higher end reflecting prime or near-prime areas where design quality and turnkey condition command a significant markup.
How much do houses with land cost in Singapore as of 2026?
As of early 2026, all landed houses in Singapore come with land (that is what "landed" means), and prices are heavily driven by land area, ranging from around S$2.6 million for small terrace plots up to S$20 million or far beyond for Good Class Bungalow plots (approximately USD 2 million to USD 15.5 million or more, or EUR 1.7 million to EUR 13.4 million or more).
In Singapore, a typical terrace house plot is around 1,600 to 2,000 square feet of land, a semi-detached plot runs 2,500 to 3,500 square feet, a detached plot is often 4,000 to 8,000 square feet, and Good Class Bungalow plots are significantly larger at 15,000 square feet or more.
Where are houses cheapest and most expensive in Singapore as of 2026?
Which neighborhoods have the lowest house prices in Singapore as of 2026?
As of early 2026, the neighborhoods with the lowest landed house prices in Singapore include Sembawang, Yishun (North), Choa Chu Kang (North-West), and Pasir Ris or Tampines fringe areas (East).
The typical house price range in these cheapest Singapore neighborhoods falls between S$2.6 million and S$4 million (approximately USD 2 million to USD 3.1 million, or EUR 1.7 million to EUR 2.7 million) for smaller or older terraces.
The main reason these Singapore neighborhoods have lower house prices is their distance from the prime central districts, combined with a higher concentration of 99-year leasehold properties and older housing stock that requires renovation investment.
Which neighborhoods have the highest house prices in Singapore as of 2026?
As of early 2026, the three neighborhoods with the highest landed house prices in Singapore are Bukit Timah (including Cluny, Watten, and Eng Neo areas), Nassim and Tanglin (ultra-prime), and Holland or Sixth Avenue vicinity.
The typical house price range in these most expensive Singapore neighborhoods starts at S$10 million for detached homes and can exceed S$25 million (approximately USD 7.8 million to USD 19.4 million or more, or EUR 6.7 million to EUR 16.8 million or more), with Good Class Bungalows frequently trading above S$30 million.
These Singapore neighborhoods command the highest prices because of their proximity to elite schools (like Nanyang Primary and Hwa Chong), generational wealth accumulation, extremely limited freehold land supply, and prestigious addresses that signal social status.
The typical buyer in these premium Singapore neighborhoods is either a multi-generational Singaporean family preserving wealth, an ultra-high-net-worth individual seeking a trophy asset, or a successful entrepreneur or business owner looking for both lifestyle and capital preservation.
How much do houses cost near the city center in Singapore as of 2026?
As of early 2026, a landed house near Singapore's city center (areas like Orchard, River Valley, or the Tanglin and Nassim fringe) typically costs S$6 million to S$20 million or more (approximately USD 4.7 million to USD 15.5 million, or EUR 4 million to EUR 13.4 million), depending on whether it is a terrace, semi-detached, or detached property.
Landed houses near major MRT transit hubs in Singapore typically carry a price premium of around 5% to 10% compared to similar homes deeper inside residential enclaves, though this uplift is smaller than for condominiums because landed buyers often prioritize privacy and space over walkability.
Landed houses near Singapore's top-rated schools, such as Nanyang Primary, Raffles Girls' Primary, Anglo-Chinese School (Primary), Methodist Girls' School, and international schools like Singapore American School or UWCSEA, commonly price between S$5 million and S$25 million (approximately USD 3.9 million to USD 19.4 million, or EUR 3.4 million to EUR 16.8 million) because these catchment areas overlap heavily with prime landed zones.
Landed houses in expat-popular areas of Singapore such as Holland Village, Bukit Timah fringe, Tanglin, Novena fringe, and Sentosa Cove typically range from S$5 million to S$20 million (approximately USD 3.9 million to USD 15.5 million, or EUR 3.4 million to EUR 13.4 million), reflecting both lifestyle appeal and strong international demand.
We actually have an updated expat guide for Singapore here.
How much do houses cost in the suburbs in Singapore as of 2026?
As of early 2026, a landed house in Singapore's suburbs (the Outside Central Region) typically costs between S$2.6 million and S$6 million (approximately USD 2 million to USD 4.7 million, or EUR 1.7 million to EUR 4 million) for terraces and smaller semi-detached homes.
The typical price difference between suburban landed houses and city-center landed houses in Singapore is substantial, often 40% to 60% lower in the suburbs, reflecting both location prestige and land tenure differences (more leasehold in the suburbs versus freehold in prime areas).
The most popular suburbs for landed house buyers in Singapore include Seletar Hills and Jalan Kayu (North), Upper Thomson and Springleaf (North-Central), Siglap and Kembangan (East), and Hillview (North-West), where buyers find a balance of space, greenery, and relative value.
What areas in Singapore are improving and still affordable as of 2026?
As of early 2026, the top areas in Singapore that are improving yet still relatively affordable for landed house buyers include Upper Thomson and Springleaf (North-Central), Lentor and Ang Mo Kio edges (though landed supply is patchy), Kembangan and Siglap fringe pockets (East), and Seletar Hills and Jalan Kayu area (North).
The current typical landed house price in these improving yet affordable Singapore areas ranges from S$3 million to S$5.5 million (approximately USD 2.3 million to USD 4.3 million, or EUR 2 million to EUR 3.7 million).
The main sign of improvement driving buyer interest in these Singapore areas is the ongoing development of lifestyle amenities, new MRT lines (like the Thomson-East Coast Line), and neighborhood rejuvenation projects that are gradually closing the livability gap with more established districts.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Singapore.
What extra costs should I budget for a house in Singapore right now?
What are typical buyer closing costs for houses in Singapore right now?
For a foreigner buying a landed house in Singapore, total closing costs typically reach 63% to 68% of the purchase price when Additional Buyer's Stamp Duty (ABSD) applies, making Singapore one of the most expensive markets in the world for foreign property buyers.
The main closing cost categories in Singapore include Buyer's Stamp Duty (BSD) at up to 6% of the purchase price, Additional Buyer's Stamp Duty (ABSD) at 60% for foreigners, legal conveyancing fees of around S$2,500 to S$6,000 (approximately USD 1,900 to USD 4,700), and valuation plus bank fees of around S$500 to S$1,500 (approximately USD 390 to USD 1,170).
The single largest closing cost for foreign house buyers in Singapore is without question the ABSD, which at 60% of the purchase price dwarfs all other costs combined and can add millions of dollars to your total outlay.
We cover all these costs and what are the strategies to minimize them in our property pack about Singapore.
How much are property taxes on houses in Singapore right now?
The typical annual property tax for an owner-occupied landed house in Singapore ranges from S$4,000 to S$20,000 or more (approximately USD 3,100 to USD 15,500, or EUR 2,700 to EUR 13,400), depending on the property's Annual Value, which is an estimate of what it could rent for.
Property tax in Singapore is calculated using progressive rates applied to the Annual Value (AV) of the property, not the purchase price, with owner-occupied homes enjoying lower rates than investment properties rented out to tenants.
If you want to go into more details, we also have a page with all the property taxes and fees in Singapore.
How much is home insurance for a house in Singapore right now?
The typical annual home insurance premium for a landed house in Singapore ranges from S$400 to S$1,200 (approximately USD 310 to USD 930, or EUR 270 to EUR 800), with higher-value homes or richer coverage options pushing costs above this range.
The main factors affecting home insurance premiums for landed houses in Singapore include the rebuild value of the property, the extent of coverage add-ons (flood, contents, liability), the property's construction type, and the homeowner's claims history.
What are typical utility costs for a house in Singapore right now?
The typical total monthly utility cost for a landed house in Singapore is around S$350 to S$800 (approximately USD 270 to USD 620, or EUR 235 to EUR 535), higher than condominiums due to larger living spaces and potentially more air-conditioning zones.
Electricity typically runs S$250 to S$600 per month (based on the Q1 2026 regulated tariff of around 26.71 cents per kWh before GST, as published by the Energy Market Authority), while water costs S$60 to S$180 per month, depending on consumption patterns like gardening or pool use.
What are common hidden costs when buying a house in Singapore right now?
The estimated total of common hidden costs that landed house buyers in Singapore often overlook is typically S$50,000 to S$150,000 or more (approximately USD 39,000 to USD 117,000, or EUR 34,000 to EUR 100,000), driven mainly by renovation, repairs, and rectification work on older properties.
Inspection fees for landed houses in Singapore typically range from S$600 to S$1,500 for a general pre-purchase inspection (approximately USD 470 to USD 1,170, or EUR 400 to EUR 1,000), with specialist checks for termites, structural issues, or waterproofing adding another S$300 to S$1,500 (approximately USD 230 to USD 1,170).
Other common hidden costs beyond inspections when buying a landed house in Singapore include renovation and rectification (older homes often hide waterproofing, roofing, termite, or drainage issues), air-conditioning system replacement, electrical rewiring, pest control setup, and landscaping or tree pruning.
The hidden cost that tends to surprise first-time landed house buyers the most in Singapore is the renovation and repair bill, which can easily exceed S$100,000 (approximately USD 78,000 or EUR 67,000) for older properties that look fine on the surface but have deferred maintenance issues underneath.
You will find here the list of classic mistakes people make when buying a property in Singapore.
What do locals and expats say about the market in Singapore as of 2026?
Do people think houses are overpriced in Singapore as of 2026?
As of early 2026, the general sentiment among both locals and expats is that landed houses in Singapore are expensive but not irrational, with most viewing them as a scarce luxury asset that holds value well in a politically stable, rule-of-law environment.
Landed houses in Singapore typically stay on the market for 60 to 120 days before selling, with well-renovated homes in popular micro-locations moving faster (30 to 60 days) and overpriced or unusual properties lingering for 4 to 9 months or more.
The main reason locals give for feeling landed house prices are high is the simple reality that land in Singapore is extremely scarce, only about 73,000 landed properties exist in a nation of nearly 6 million people, so the asset class is inherently exclusive and supply-constrained.
Compared to one or two years ago, sentiment on landed house prices in Singapore has shifted from "post-pandemic boom anxiety" to "acceptance of a new normal," as prices rose strongly in 2025 (landed led the market with nearly 4% annual growth) and buyers have adjusted expectations accordingly.
You'll find our latest property market analysis about Singapore here.
Are prices still rising or cooling in Singapore as of 2026?
As of early 2026, landed house prices in Singapore remain firm but are growing at a more measured pace compared to the stronger post-pandemic surge, with the market entering what analysts describe as a stabilization phase.
The estimated year-over-year house price change for landed properties in Singapore was approximately 3% to 4% as of Q4 2025, based on URA flash estimates, with landed continuing to outperform the non-landed segment.
Experts and market watchers generally expect landed house prices in Singapore to remain stable to slightly positive over the next 6 to 12 months, supported by limited supply, continued demand from high-net-worth buyers, and the absence of forced selling, though the 60% ABSD for foreigners will keep international demand muted.
Finally, please note that we have covered property price trends and forecasts for Singapore here.
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) - Price Index | URA is Singapore's official urban planning authority and primary publisher of housing statistics. | We used URA's price indexes to anchor where the market stands in early 2026. We translated index signals into practical landed price ranges. |
| URA - Transaction Database | URA's caveat-based database is the closest official record of actual property sales. | We used this to justify using $psf benchmarks and real transacted prices. We triangulated with brokerage research referencing URA REALIS data. |
| IRAS - ABSD | IRAS is Singapore's tax authority and the definitive source for stamp duty rates. | We used IRAS to quantify the biggest foreign buyer cost line item (60% ABSD). We included it in all closing cost calculations. |
| IRAS - BSD | IRAS is the definitive source for Buyer's Stamp Duty applicable to all purchases. | We used IRAS to set the baseline stamp duty cost. We combined BSD and ABSD into a cash-needed checklist. |
| Singapore Land Authority (SLA) | SLA administers foreign ownership rules under the Residential Property Act. | We used SLA to explain approval requirements for foreigners buying landed homes. We built budgeting guidance around this constraint. |
| IRAS - Property Tax Rates | IRAS publishes the official property tax schedule and calculation examples. | We used IRAS to explain how property tax works (based on Annual Value). We translated rates into realistic annual budget ranges. |
| Energy Market Authority (EMA) | EMA is Singapore's electricity regulator and publishes official tariff information. | We used EMA to anchor the Q1 2026 regulated tariff rate. We converted it into monthly utility budget estimates for landed homes. |
| PUB - Water Price | PUB is Singapore's national water agency and authoritative source for water pricing. | We used PUB to explain water bill components. We estimated typical monthly water costs for landed houses. |
| PropNex Research | PropNex is one of Singapore's largest agencies, with research built on URA REALIS caveats. | We used PropNex $psf benchmarks as a translation layer from URA data. We triangulated with other consultancy commentary. |
| The Business Times | Leading national business newspaper that directly cites URA data and major research. | We used it to validate the 2025 landed outperformance narrative into 2026. We treated it as a citation bridge to primary data. |
| CBRE | Global real estate consultancy with established research standards. | We used CBRE commentary on Q4 2025 flash estimates for price direction. We validated the stabilization narrative for 2026. |
| Monetary Authority of Singapore (MAS) | MAS is Singapore's central bank and macroprudential regulator. | We used MAS to frame why Singapore relies on cooling measures. We provided context on why the market behaves differently for foreigners. |