As of June 2026, houses in Singapore are expensive because landed homes are scarce, tightly regulated, and very different from apartments or HDB flats.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so the house prices in Singapore in 2026 stay useful for buyers who need fresh numbers.
This guide focuses only on houses in Singapore, which means terrace houses, semi-detached houses, detached houses, bungalows and Good Class Bungalows.
For a foreign buyer, Singapore house prices must always be read together with taxes and ownership rules, because landed homes are restricted property.
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 2026, the estimated median house price in Singapore is about S$4.7 million, which is roughly US$3.7 million or €3.2 million, while the estimated average house price in Singapore is closer to S$6.2 million, or about US$4.8 million and €4.2 million.
For most normal landed house sales in Singapore in 2026, a realistic range that covers roughly 80% of transactions is about S$3.0 million to S$10.0 million, which is about US$2.3 million to US$7.8 million or €2.0 million to €6.7 million.
The average house price in Singapore is higher than the median because detached houses, bungalows, Sentosa Cove homes and Good Class Bungalows pull the average upward, while many terrace houses sell at lower prices.
At the median price in Singapore in 2026, a buyer can usually expect an older freehold or leasehold terrace house, often in the Outside Central Region, with 3 to 5 bedrooms and a modest land plot rather than a large bungalow.
What's the cheapest livable house budget in Singapore as of 2026?
As of 2026, the cheapest livable house budget in Singapore is about S$2.4 million to S$2.8 million, which is roughly US$1.9 million to US$2.2 million or €1.6 million to €1.9 million.
At this entry price in Singapore, “livable” usually means an older small terrace house with basic working systems, simple finishes, limited land, and likely repair needs, not a freshly rebuilt family home.
The cheapest livable houses in Singapore are usually found in Jurong West, Choa Chu Kang, Teck Whye, Woodlands, Sembawang, Yishun, Loyang and Pasir Ris.
[VARIABLE WHAT YOU CAN GET BUDGET]The key point is that a low house price in Singapore often comes with a trade-off, such as longer travel time, leasehold tenure, older structure, or a smaller plot.
How much do 2 and 3-bedroom houses cost in Singapore as of 2026?
As of 2026, a 2-bedroom house in Singapore usually costs about S$2.3 million to S$3.2 million, or US$1.8 million to US$2.5 million and €1.5 million to €2.1 million, while a 3-bedroom house usually costs about S$3.0 million to S$4.5 million, or US$2.3 million to US$3.5 million and €2.0 million to €3.0 million.
A realistic 2-bedroom house price in Singapore in 2026 is usually found at the bottom of the landed market because true 2-bedroom houses are rare and often mean small old terraces or strata-landed homes.
A realistic 3-bedroom house price in Singapore in 2026 is higher because 3-bedroom terrace houses are more usable for families and have a deeper buyer pool.
The typical premium for moving from a 2-bedroom house to a 3-bedroom house in Singapore is about S$600,000 to S$1.3 million, or roughly US$470,000 to US$1.0 million and €400,000 to €870,000.
How much do 4-bedroom houses cost in Singapore as of 2026?
As of 2026, a 4-bedroom house in Singapore usually costs about S$4.2 million to S$6.5 million, which is about US$3.3 million to US$5.1 million or €2.8 million to €4.4 million.
A realistic 5-bedroom house price in Singapore in 2026 is about S$5.8 million to S$10.5 million, or US$4.5 million to US$8.2 million and €3.9 million to €7.0 million.
A realistic 6-bedroom house price in Singapore in 2026 is about S$8.5 million to S$18.0 million, or US$6.6 million to US$14.0 million and €5.7 million to €12.1 million.
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 2026, a new-build house in Singapore usually costs about S$6.5 million to S$10.5 million for a rebuilt terrace or semi-detached house, which is roughly US$5.1 million to US$8.2 million or €4.4 million to €7.0 million.
Compared with older resale houses in Singapore, new-build landed homes often carry a premium of about 30% to 70%, mainly because buyers are paying for modern layout, lift-ready design, better parking and fewer immediate repair problems.
How much do houses with land cost in Singapore as of 2026?
As of 2026, a house with land in Singapore usually costs about S$3.5 million to S$9.0 million for a normal terrace or semi-detached home, which is about US$2.7 million to US$7.0 million or €2.3 million to €6.0 million.
In Singapore, a “house with land” usually means a landed property with its own plot, often from about 1,500 sq ft for a small terrace house to 4,000 sq ft or more for a semi-detached or detached house.
[VARIABLE HOW MUCH LAND]This matters because the land is often the real asset in Singapore, while the house itself may be old, altered many times, or valuable mainly because it can be rebuilt.
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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 2026, the lowest house prices in Singapore are generally in Jurong West, Choa Chu Kang, Teck Whye, Woodlands, Sembawang, Yishun, Loyang and Pasir Ris.
In these cheaper landed areas of Singapore, typical house prices are about S$2.4 million to S$5.0 million, or roughly US$1.9 million to US$3.9 million and €1.6 million to €3.4 million.
These neighborhoods have lower house prices because they are farther from the central districts, often have older terrace stock, and may have more leasehold homes than the freehold areas around Bukit Timah or Holland.
Which neighborhoods have the highest house prices in Singapore as of 2026?
As of 2026, the top expensive house areas in Singapore are Nassim, Cluny and Tanglin, followed by Leedon Park, Holland and Belmont, then Bukit Timah, King Albert Park and Sentosa Cove.
In these premium Singapore landed areas, typical house prices range from about S$8.0 million to more than S$80.0 million, or about US$6.2 million to over US$62.0 million and €5.4 million to over €53.6 million.
These neighborhoods command the highest house prices in Singapore because they combine rare freehold land, large plots, quiet streets, prestige, and access to elite schools or central business areas.
The typical buyer in these premium Singapore neighborhoods is usually a wealthy local family, a family office-linked buyer, a senior business owner, or an approved foreign buyer with a very specific reason to own landed property.
How much do houses cost near the city center in Singapore as of 2026?
As of 2026, houses near the city center in Singapore, including Tanglin, Newton, Novena, Orchard fringe, River Valley and Cairnhill, usually cost about S$8.0 million to S$25.0 million, or US$6.2 million to US$19.5 million and €5.4 million to €16.8 million.
Near major transit hubs in Singapore, such as Beauty World, King Albert Park, Upper Thomson, Springleaf, Serangoon, Lorong Chuan and Kembangan, houses usually cost about S$4.5 million to S$15.0 million, or US$3.5 million to US$11.7 million and €3.0 million to €10.1 million.
Near top schools in Singapore, including Nanyang Primary, Raffles Girls’ Primary, Anglo-Chinese School Primary, Tao Nan School and Rosyth School, houses usually cost about S$5.0 million to S$30.0 million, or US$3.9 million to US$23.4 million and €3.4 million to €20.1 million.
In expat-popular house areas of Singapore, such as Holland, Bukit Timah, East Coast, Siglap, Joo Chiat, Serangoon Gardens, Sentosa Cove, Woodlands and Sembawang, houses usually cost about S$3.0 million to S$35.0 million, or US$2.3 million to US$27.3 million and €2.0 million to €23.5 million.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Singapore as of 2026?
As of 2026, a suburban house in Singapore usually costs about S$3.0 million to S$6.5 million, which is about US$2.3 million to US$5.1 million or €2.0 million to €4.4 million.
Compared with city-center houses in Singapore, suburban houses are often 35% to 65% cheaper, although popular suburbs such as East Coast, Serangoon Gardens and Bukit Timah fringe can still be very expensive.
The most popular suburbs for house buyers in Singapore include Serangoon Gardens, Siglap, Kembangan, Upper Thomson, Springleaf, Pasir Ris, Sembawang, Woodlands and Choa Chu Kang.
What areas in Singapore are improving and still affordable as of 2026?
As of 2026, the improving but still relatively affordable house areas in Singapore are Sembawang, Woodlands, Yishun, Springleaf, Pasir Ris, Loyang and Jurong West.
In these improving Singapore areas, the current typical house price is about S$2.6 million to S$5.5 million, or about US$2.0 million to US$4.3 million and €1.7 million to €3.7 million.
The main sign of improvement is better transport access, especially Thomson-East Coast Line effects in the north and long-term east and west planning stories around Pasir Ris, Loyang and Jurong.
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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 foreign house buyer in Singapore right now, typical total closing costs can reach about 65% to 67% of the purchase price because most foreigners pay 60% ABSD on top of Buyer’s Stamp Duty and legal fees.
The main closing costs in Singapore are Buyer’s Stamp Duty, which can be about S$240,000 on a S$5.0 million house, ABSD of about S$3.0 million for most foreign buyers, plus legal, valuation and loan fees of about S$5,000 to S$15,000.
The largest closing cost for most foreign house buyers in Singapore is ABSD, because the 60% rate is much larger than normal legal fees, agent fees or valuation costs.
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?
For a house in Singapore right now, a realistic annual property tax bill is about S$8,000 to S$30,000 for many owner-occupied landed homes, or S$20,000 to S$60,000 and more for rented-out landed homes.
Singapore property tax is calculated on Annual Value, which is the estimated yearly rent of the property, so a S$6.0 million landed house and a S$6.0 million apartment can have different tax bills if their rental values differ.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Singapore right now?
For a house in Singapore right now, typical home insurance costs about S$300 to S$1,200 per year for basic cover, or about US$230 to US$940 and €200 to €800, while larger homes with strong renovation and contents cover can cost S$1,000 to S$3,000 per year.
The main factors that affect home insurance premiums for houses in Singapore are rebuilding value, renovation value, contents value, flood or water damage risk, liability cover, and whether the property has expensive fittings, a garden or a pool.
What are typical utility costs for a house in Singapore right now?
For a house in Singapore right now, typical monthly utility costs are about S$400 to S$900, or about US$310 to US$700 and €270 to €600, while large houses with heavy air-conditioning, EV charging, gardens or pools can exceed S$1,000 per month.
A simple monthly breakdown for a Singapore landed house is about S$250 to S$650 for electricity, S$40 to S$120 for water, S$20 to S$80 for gas, and S$50 to S$150 for broadband and related home services.
What are common hidden costs when buying a house in Singapore right now?
For house buyers in Singapore right now, common hidden costs can easily add S$150,000 to S$500,000, or about US$117,000 to US$390,000 and €101,000 to €335,000, before any luxury renovation.
Typical inspection fees when purchasing a house in Singapore are about S$800 to S$2,500, or about US$620 to US$1,950 and €540 to €1,675, depending on the size, age and complexity of the landed property.
Other common hidden costs in Singapore include roof repairs, waterproofing, termite treatment, old wiring, drainage problems, retaining walls, air-conditioning replacement, lift installation, and landed-house renovation work.
The hidden cost that surprises first-time house buyers in Singapore the most is usually renovation or Additions and Alterations work, because an old house can look usable but still need hundreds of thousands of dollars in upgrades.
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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 2026, many locals and expats think houses in Singapore are overpriced, but locals still see landed homes as scarce long-term assets and expats often focus more on the foreign-buyer tax problem.
In Singapore in 2026, fairly priced landed houses may sell within 2 to 6 months, while overpriced houses can sit for 6 to 12 months because every plot is different and the buyer pool is small.
The main reason buyers say Singapore house prices are too high is that a normal terrace house can now cost S$4.0 million to S$5.0 million, which pushes even wealthy local upgraders into careful budgeting.
Compared with one or two years ago, sentiment in Singapore is more cautious in 2026 because transaction volume has softened and buyers are less willing to chase high asking prices.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Singapore as of 2026?
As of 2026, house prices in Singapore look slightly cooling quarter-on-quarter but still expensive year-on-year, so the better description is a pause rather than a crash.
The estimated year-over-year house price change in Singapore in 2026 is roughly +3% to +7% for landed homes, even though some Q1 2026 indicators show a small quarterly decline.
Over the next 6 to 12 months, many experts and local buyers expect Singapore house prices to stay broadly flat, with cheaper terrace houses holding better than overpriced prime bungalows.
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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 this source matters | How we used it |
|---|---|---|
| URA private residential transactions | It is Singapore’s official transaction dataset. | We used it as the base record of real private residential deals. We treated caveated landed transactions as stronger evidence than asking prices. |
| URA private property price index by type | It tracks official price movement by property type. | We used it to understand whether landed prices were rising or cooling. We gave it more weight than portal listings. |
| URA Property Market Information | It shows public transaction details. | We used it to cross-check current landed house deal levels. We checked property type and location before estimating neighborhood ranges. |
| Singapore Land Authority foreign ownership rules | It explains foreign ownership restrictions. | We used it because landed homes are restricted property for foreigners. We separated price from permission to buy. |
| IRAS ABSD rules | It is the official tax source. | We used it to estimate foreign-buyer tax friction. We treated ABSD as a central part of the buyer budget. |
| IRAS Buyer’s Stamp Duty rules | It gives official BSD rates. | We used it to estimate stamp duty on high-value houses. We applied the progressive residential rates to simple examples. |
| IRAS 2026 property tax bill guidance | It explains current property tax treatment. | We used it to estimate recurring property tax. We based the calculation on Annual Value, not market price. |
| SP Group Q2 2026 electricity tariff | It publishes regulated tariff updates. | We used it for June 2026 electricity assumptions. We adjusted household usage upward for landed houses. |
| ERA 1Q 2026 landed report | It gives fresh landed market medians. | We used it for OCR terrace and semi-detached benchmarks. We used those numbers to anchor the normal buyer range. |
| EdgeProp and Huttons 1Q 2026 landed report | It reports caveat-based landed analysis. | We used it for transaction volume and psf direction. We used it to understand why detached houses lifted average deal size. |
| OrangeTee Q1 2026 private residential report | It uses URA Realis-based research. | We used it to cross-check Q1 2026 landed volume and price movement. We included it to avoid relying on one agency view. |
| PropertyGuru Q1 2026 market update | It explains URA data for consumers. | We used it for plain-English market interpretation. We only relied on it where it clearly referenced URA data. |