What are the price trends and forecasts in Singapore right now? (January 2026)

Singapore's property market in 2026 continues to show steady growth, though at a more measured pace than in previous years.

This blog post covers current housing prices in Singapore, recent trends, neighborhood hotspots, and forecasts for the years ahead.

We constantly update this article to reflect the latest data and market developments.

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.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Singapore. If you’d like to learn more about us, you can check our presentation page.

What are the current property price trends in Singapore as of 2026?

What is the average house price in Singapore as of 2026?

As of early 2026, the average price for a typical private condominium in Singapore is around S$1.6 million (approximately US$1.2 million or EUR 1.1 million), while HDB resale flats average about S$600,000 (US$445,000 or EUR 410,000) depending heavily on town and flat type.

When it comes to price per square meter, Singapore private homes currently average around S$19,500 per sqm (about US$14,500 or EUR 13,300), which makes quick mental math easy: a 100 sqm condo would cost roughly S$1.95 million before adjusting for location and age.

For most buyers, the realistic price range that covers about 80% of purchases in Singapore spans from S$500,000 to S$2.5 million (US$370,000 to US$1.85 million or EUR 340,000 to EUR 1.7 million), with HDB flats at the lower end and private condos and smaller landed homes at the higher end.

How much have property prices increased in Singapore over the past 12 months?

Over the past 12 months ending in January 2026, Singapore private residential prices increased by approximately 3.4%, which marks the slowest annual growth the market has seen since 2020.

Across different property types, the range of price increases varied: landed homes saw slightly stronger gains during certain quarters, while HDB resale prices grew more modestly at around 2% to 4% following cooling measures introduced in 2024.

The single most significant factor behind this measured price movement in Singapore was the government's August 2024 cooling measure that reduced the loan-to-value limit for HDB loans, which directly curbed buyer borrowing power and slowed demand momentum.

Which neighborhoods have the fastest rising property prices in Singapore as of 2026?

As of early 2026, the top three neighborhoods with the fastest rising property prices in Singapore are Queenstown, Marine Parade, and Punggol, all benefiting from strong upgrader demand and improving connectivity.

Queenstown has seen annual price growth of around 5% to 7% for both HDB and private properties, Marine Parade is experiencing similar momentum at 4% to 6% thanks to the Thomson-East Coast Line, and Punggol continues to grow at 4% to 5% as families move in ahead of future Cross Island Line stations.

The main demand driver behind these neighborhoods is improved MRT connectivity combined with deep pools of HDB upgraders who want to stay in familiar, well-served areas rather than move to less developed parts of Singapore.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Singapore.

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.

Which property types are increasing faster in value in Singapore as of 2026?

As of early 2026, the ranking of property types by value appreciation in Singapore is: landed homes first, followed by city-fringe condos (RCR), then mass-market condos (OCR), and finally HDB resale flats which are growing more slowly due to cooling measures.

Landed homes in Singapore showed the strongest appreciation, with some quarters in 2025 recording gains of 4% to 6%, outperforming non-landed properties during periods of strong wealth inflows.

The main reason landed homes are outperforming is their extreme scarcity in land-constrained Singapore, combined with strong demand from high-net-worth buyers who value space and are less affected by cooling measures like ABSD.

Finally, if you're interested in a specific property type, you will find our latest analyses here:

• How much do properties cost in Singapore?
• How much should you pay for a house in Singapore?

What is driving property prices up or down in Singapore as of 2026?

As of early 2026, the top three factors driving property prices in Singapore are resilient job growth backed by a 1% to 3% GDP forecast, lower mortgage rates compared to the 2023 peak, and persistent land scarcity in a policy-managed market.

The single factor with the strongest upward pressure on Singapore property prices is mortgage affordability, since SORA-linked rates have eased from their highs, allowing buyers to take on larger loans and compete more confidently for homes.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about Singapore here.

What is the property price forecast for Singapore in 2026?

How much are property prices expected to increase in Singapore in 2026?

As of early 2026, Singapore private residential prices are expected to increase by around 2.5% to 4.5% over the year, while HDB resale prices are forecast to rise by 2% to 4%.

Different analysts offer a realistic range of forecasts: conservative estimates sit at around 2% growth if global headwinds intensify, while more optimistic projections reach 5% if interest rates continue to ease and buyer confidence strengthens.

The main assumption underlying most price increase forecasts for Singapore is that the economy will maintain steady growth in the 1% to 3% range, keeping employment stable and household incomes supportive of continued property demand.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Singapore.

Which neighborhoods will see the highest price growth in Singapore in 2026?

As of early 2026, the neighborhoods expected to see the highest price growth in Singapore include Queenstown, Marine Parade, Kallang, and Punggol, all benefiting from strong upgrader demand and transport improvements.

These top neighborhoods are projected to see price growth of 4% to 7% in 2026, outpacing the overall market average thanks to their combination of mature amenities and improving MRT accessibility.

The primary catalyst driving expected growth in these Singapore neighborhoods is the ongoing expansion of the Thomson-East Coast Line and anticipation around future Cross Island Line stations, which make commuting faster and boost buyer interest.

One emerging neighborhood in Singapore that could surprise with higher-than-expected growth is Bedok, as TEL stations open along the East Coast corridor and buyers look for more affordable alternatives to pricier Marine Parade.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Singapore.

What property types will appreciate the most in Singapore in 2026?

As of early 2026, the property type expected to appreciate the most in Singapore is well-located mass-market and city-fringe condominiums (OCR and RCR), which benefit from the deepest pool of upgrader buyers.

These condos in Singapore's city fringe are projected to appreciate by 3% to 5% in 2026, slightly outperforming both prime condos (which face ABSD headwinds on foreign buyers) and HDB flats (which are constrained by cooling measures).

The main demand trend driving appreciation for city-fringe condos in Singapore is the large base of HDB upgraders looking for private housing that is still commute-friendly, creating steady competition for well-located units near MRT stations.

The property type expected to underperform in Singapore in 2026 is prime Core Central Region (CCR) condos, because the 60% ABSD on foreigners significantly limits the buyer pool and keeps demand more subdued than in previous cycles.

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 will interest rates affect property prices in Singapore in 2026?

As of early 2026, lower interest rates compared to the 2023 peak are having a supportive effect on Singapore property prices, as buyers can now afford higher monthly payments and are more willing to transact.

The current benchmark for Singapore mortgages is SORA (Singapore Overnight Rate Average), and most analysts expect mortgage rates to remain stable or edge slightly lower through 2026, which would continue to support affordability.

In Singapore, a 1% change in interest rates can shift monthly mortgage payments by roughly 10% to 12%, which often translates into buyers adjusting their budget by S$100,000 to S$200,000 in either direction.

You can also read our latest update about mortgage and interest rates in Singapore.

What are the biggest risks for property prices in Singapore in 2026?

As of early 2026, the three biggest risks for property prices in Singapore are new government cooling measures if prices accelerate too quickly, a global economic downturn that hits job security, and a faster-than-expected wave of new supply from the URA pipeline.

The single risk with the highest probability of materializing in Singapore is a supply surge, as the URA pipeline shows elevated completions in the coming years, which could reduce bidding pressure and soften price growth if demand does not keep pace.

We actually cover all these risks and their likelihoods in our pack about the real estate market in Singapore.

Is it a good time to buy a rental property in Singapore in 2026?

As of early 2026, buying a rental property in Singapore is a reasonable decision for investors who can hold through cycles, manage ABSD costs, and target units near MRT stations with strong tenant demand.

The strongest argument in favor of buying now in Singapore is that mortgage rates have eased from their peak, improving cash flow math, and rental demand remains supported by steady employment and a constrained housing supply.

The strongest argument for waiting in Singapore is that rental growth is expected to be modest at around 2% to 3% in 2026, and gross yields hover around 3%, so investors relying on quick income growth may find better opportunities elsewhere or later.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Singapore.

You'll also find a dedicated document about this specific question in our pack about real estate in Singapore.

Where will property prices be in 5 years in Singapore?

What is the 5-year property price forecast for Singapore as of 2026?

As of early 2026, cumulative property price growth in Singapore over the next 5 years is expected to range from about 16% to 28%, depending on whether the market follows a conservative or optimistic path.

The range of 5-year forecasts for Singapore spans from around 16% cumulative growth in a conservative scenario (assuming 3% annual appreciation) to about 28% in an optimistic scenario (assuming 5% annual appreciation).

This translates to a projected average annual appreciation rate of 3% to 5% over the next 5 years in Singapore, which reflects a steady, policy-managed market rather than a boom.

The key assumption most forecasters rely on for their 5-year Singapore property price predictions is that the government will maintain its balanced approach of cooling measures and supply management, preventing both sharp spikes and deep corrections.

Which areas in Singapore will have the best price growth over the next 5 years?

The top three areas in Singapore expected to have the best price growth over the next 5 years are the East Coast corridor (Marine Parade, Bedok, Bayshore), the Cross Island Line hubs (Jurong East, Punggol), and the Greater Southern Waterfront fringe (Telok Blangah, Pasir Panjang).

These top-performing areas in Singapore are projected to see 5-year cumulative price growth of 25% to 40%, outperforming the city-wide average thanks to confirmed infrastructure improvements and government planning focus.

This 5-year outlook differs from the shorter 2026 forecast because it gives infrastructure projects time to complete: the TEL will be fully operational, CRL stations will be under construction, and early Greater Southern Waterfront developments will be taking shape.

The currently undervalued area in Singapore with the best potential for outperformance over 5 years is the Paya Lebar Air Base relocation zone in the East, which is still years away from development but will eventually unlock a massive new housing district.

What property type will give the best return in Singapore over 5 years as of 2026?

As of early 2026, the property type expected to give the best total return over 5 years in Singapore is well-located non-landed condominiums in the RCR and OCR segments, which offer a balance of capital appreciation and steady rental income.

The projected 5-year total return for these condos in Singapore, combining appreciation and rental income, is estimated at 25% to 40%, assuming 3% to 5% annual price growth plus rental yields of around 3% per year.

The main structural trend favoring these condos over the next 5 years in Singapore is the large and growing base of HDB upgraders who want private housing near MRT stations, creating consistent demand even as new supply enters the market.

For buyers seeking the best balance of return and lower risk over 5 years in Singapore, mature-estate HDB flats remain a solid choice, offering lower entry costs and stable appreciation, though capped by government pricing controls and eligibility rules.

How will new infrastructure projects affect property prices in Singapore over 5 years?

The top three major infrastructure projects expected to impact Singapore property prices over the next 5 years are the Cross Island Line (connecting Jurong to Punggol and Changi), the full completion of the Thomson-East Coast Line, and early-stage Greater Southern Waterfront developments.

Properties near completed MRT stations in Singapore typically command a price premium of 10% to 15% compared to similar units further from stations, a pattern that is well-documented across multiple line openings.

The specific neighborhoods that will benefit most from these infrastructure developments in Singapore include Punggol, Jurong East, Marine Parade, Bedok, and the Telok Blangah to Pasir Panjang stretch along the southern coast.

How will population growth and other factors impact property values in Singapore in 5 years?

Singapore's population growth rate is projected to remain modest at around 1% to 2% annually, but this steady growth combined with household formation and the upgrading ladder (HDB to condo to landed) is expected to sustain property demand over the next 5 years.

The demographic shift with the strongest influence on Singapore property demand is the increasing number of dual-income households looking to upgrade from HDB flats to private condos, especially as millennials enter their peak home-buying years.

Migration patterns, including the inflow of skilled foreign professionals and returning Singaporeans, are expected to support property values in prime and city-fringe locations, though cooling measures like ABSD limit the direct impact of foreign buyers on prices.

The property types and areas that will benefit most from these demographic trends in Singapore are family-sized condos (3 bedrooms) in RCR and OCR locations near good schools and MRT stations, where upgrader demand is deepest.

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 is the 10 year property price outlook in Singapore?

What is the 10-year property price prediction for Singapore as of 2026?

As of early 2026, cumulative property price growth in Singapore over the next 10 years is expected to range from about 35% to 65%, assuming the market continues its historically moderate pace of appreciation.

The range of 10-year forecasts for Singapore spans from around 35% cumulative growth in a conservative scenario (3% annual average) to about 65% in an optimistic scenario (5% annual average), with the most likely outcome somewhere in between.

This translates to a projected average annual appreciation rate of 3% to 5% over the next 10 years in Singapore, consistent with the city-state's track record of steady, policy-managed growth.

The biggest uncertainty factor in making 10-year property price predictions for Singapore is the potential for significant policy changes, whether tightening or loosening of cooling measures, in response to economic conditions that are impossible to forecast a decade out.

What long-term economic factors will shape property prices in Singapore?

The top three long-term economic factors that will shape Singapore property prices over the next decade are the city-state's competitiveness as a global jobs hub, the direction of interest rates over multiple cycles, and the government's continued commitment to managing supply and demand through policy.

The single long-term factor with the most positive impact on Singapore property values is the country's position as a stable, well-governed hub for multinational headquarters and high-income professionals, which supports sustained demand for quality housing.

The single long-term factor that poses the greatest structural risk to Singapore property values is a prolonged period of economic stagnation or geopolitical shifts that reduce the city's attractiveness to global talent and capital.

You'll also find a much more detailed analysis in our pack about real estate 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
URA Property Market Information (PMI)	Singapore's official planning authority publishing benchmark private-home price indicators.	We use it as the official source for private home price direction and turning points. We anchor all recent price movement data to URA's published indices.
URA Pipeline Supply Data	URA's official supply pipeline dataset that shapes future launch and completion supply.	We use it to assess whether future completions are rising or falling. We translate pipeline data into supply pressure forecasts.
HDB Resale Price Index	The official public-housing authority's resale price index for HDB trends.	We use it to describe HDB price momentum separately from private homes. We avoid relying on portal-only claims for HDB direction.
data.gov.sg HDB Median Prices	Official government dataset with transparent quarterly updates on HDB resale prices by town.	We use it to name real neighborhoods and compare where prices are hottest. We sanity-check town-level discussions with this data.
HDB Cooling Measures (Aug 2024)	Direct government policy announcement affecting buyer purchasing power.	We use it to explain why HDB demand cooled from overheated to more measured. We treat policy as a key demand-side driver.
IRAS ABSD Rules	The tax authority's official ABSD rates, one of the biggest levers in Singapore's market.	We use it to explain why investor and foreigner demand is structurally capped. We factor ABSD into risk and price-run assessments.
MND Property Market Speech	Official government explanation of cooling measures and their intent.	We use it to interpret policy direction and government preference for stability. We reference it when discussing downside risk.
MTI GDP Forecast	The government ministry setting the official macro outlook that drives incomes and confidence.	We use it to ground the 2026 base-case demand outlook. We translate growth expectations into job security and buying willingness.
MAS Domestic Interest Rates	The central bank's official publishing point for key SGD benchmark rates including SORA.	We use it to describe the interest-rate backdrop influencing mortgage affordability. We anchor rate comparisons to official benchmarks.
ABS About SORA	The industry benchmark administrator explaining what SORA is and why it matters.	We use it to keep interest-rate explanations simple for non-professionals. We define SORA-based mortgages in plain English.
LTA Cross Island Line	The transport authority's official page on CRL, a major future price driver by location.	We use it to support 5-year growth cluster predictions in Jurong, Punggol, and Changi links. We treat MRT as a durable catalyst.
LTA Thomson-East Coast Line	Official source for TEL progress and upcoming station openings.	We use it to explain why East Coast and city-fringe nodes remain attractive. We connect station openings to demand spillovers.
URA Greater Southern Waterfront	URA's flagship long-horizon redevelopment plan affecting multiple districts.	We use it to frame long-run demand for the southern and central city fringe. We treat it as a multi-year pull factor.
URA Paya Lebar Air Base Plan	Official planning signal for a large future housing and mixed-use district in the East.	We use it to justify 10-year upside areas in the East and PLAB corridor. We explicitly label it as long-term impact.
OrangeTee Private Residential Outlook 2026	Established Singapore real-estate research house publishing a transparent outlook document.	We use it to triangulate the 2026 price-growth range instead of guessing. We cross-check it against URA supply and MAS rate direction.
OrangeTee HDB Market Outlook 2026	Detailed outlook report focused specifically on the HDB resale market segment.	We use it for a quantitative 2026 HDB growth range. We cross-check it against HDB's own index trend.
OrangeTee Rental Market Outlook 2026	Dedicated rental outlook connecting completions and supply to rent growth expectations.	We use it to answer whether rental property is a good idea with rent-growth expectations. We combine it with yield math.
Channel News Asia URA Report	Major national newsroom clearly attributing figures to URA's official news release.	We use it to pin the latest year-end number for full-year 2025 price change. We cross-check it with URA time-series direction.
CBRE Q4 2025 Commentary	Global consultancy interpreting URA's official release with segment detail.	We use it to explain which segments moved in plain English. We keep URA as the base and use CBRE for color.
Global Property Guide Singapore Yields	Widely referenced international database for rental yield benchmarks across cities.	We use it to provide realistic yield expectations for Singapore condos. We combine it with our own rent and price data.