How's the real estate market doing in Singapore? (2026)

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

How's the real estate market going in Singapore in 2026?

What's the average days-on-market in Singapore in 2026?

As of early 2026, the estimated average days-on-market for residential properties in Singapore ranges from about 35 to 70 days for most condos, though luxury homes in the Core Central Region can take 75 to 120 days due to smaller buyer pools and higher price tags.

The realistic range that covers most typical listings in Singapore is between 35 and 70 days for mass-market and city-fringe condos, while well-priced HDB resale flats (available to locals) often move in 25 to 45 days.

Compared to a year or two ago, days-on-market in Singapore have stabilized after the post-pandemic rush, with properties now taking slightly longer to sell as the high 60% ABSD for foreigners has narrowed the buyer pool and given remaining buyers more negotiating time.

Are properties selling above or below asking in Singapore in 2026?

As of early 2026, most residential properties in Singapore sell slightly below asking price, with typical discounts ranging from about 2% to 5% after negotiation.

In Singapore, roughly 70% to 80% of resale homes close at or below asking, while properties that sell above asking are the exception rather than the rule, though we are reasonably confident in this pattern based on transaction data and agent feedback.

Properties near new MRT stations like those on the Thomson-East Coast Line, in popular school catchments like Bukit Timah or Marine Parade, or with rare layouts in high-demand projects are the most likely to see offers at asking or slightly above in Singapore.

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

What kinds of residential properties can I realistically buy in Singapore?

What property types dominate in Singapore right now?

The estimated breakdown of residential property types available for sale in Singapore is roughly 85% private non-landed (condominiums and apartments), about 10% landed homes (terrace houses, semi-detached, and bungalows), and the remainder being executive condominiums and shophouses.

Private condominiums and apartments represent the largest share of the market in Singapore, making up the vast majority of what foreigners can realistically purchase without special government approval.

Condos became so prevalent in Singapore because of the country's limited land area, high population density, and government policies that channel most housing development into high-rise formats, while landed homes are restricted largely to protect local ownership under the Residential Property Act.

If you want to know more, you should read our dedicated analyses:

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

Are new builds widely available in Singapore right now?

The estimated share of new-build properties among all residential listings in Singapore is around 20% to 30%, with availability fluctuating based on developer launch cycles and government land sales.

As of early 2026, the neighborhoods with the highest concentration of new-build developments in Singapore include the Outside Central Region (OCR) estates like Tampines, Tengah, and Jurong, along with pockets in the Rest of Central Region (RCR) such as Queenstown and Kallang, where recent launches have been concentrated.

Which neighborhoods are improving fastest in Singapore in 2026?

Which areas in Singapore are gentrifying in 2026?

As of early 2026, the top neighborhoods in Singapore showing the clearest signs of gentrification include Tiong Bahru, Jalan Besar/Lavender, the Geylang fringe near Paya Lebar, and parts of Queenstown near the upcoming Greater Southern Waterfront.

Visible changes indicating gentrification in these Singapore neighborhoods include the arrival of specialty coffee shops, boutique fitness studios, and co-working spaces in older shophouses, alongside an influx of young professionals and expats willing to pay premiums for walkability and character.

Estimated price appreciation in these gentrifying Singapore neighborhoods over the past two to three years has ranged from about 10% to 20%, with Tiong Bahru and Jalan Besar seeing some of the strongest gains due to their central location and limited new supply.

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

Where are infrastructure projects boosting demand in Singapore in 2026?

As of early 2026, the top areas in Singapore where major infrastructure projects are boosting housing demand include the Greater Southern Waterfront corridor (Telok Blangah, HarbourFront, Keppel), neighborhoods along the Thomson-East Coast Line (Marine Parade, Bayshore, Tanjong Rhu), and the Punggol Digital District catchment.

The specific infrastructure projects driving demand in Singapore are the Thomson-East Coast Line (TEL) which has recently opened new stations, the Cross Island Line (CRL) which is under construction, and the Greater Southern Waterfront transformation that will redevelop former port lands into a new waterfront precinct.

The estimated timeline for completion of these major projects in Singapore is that the TEL is now largely operational, the Cross Island Line is expected to open in phases starting around 2030 to 2032, and the Greater Southern Waterfront transformation will unfold over the next 10 to 20 years in stages.

In Singapore, the typical price impact on nearby properties is that prices often rise 5% to 15% when a major infrastructure project is announced, with an additional 5% to 10% uplift after completion, though the effect depends heavily on the specific location and existing connectivity.

What do locals and insiders say the market feels like in Singapore?

Do people think homes are overpriced in Singapore in 2026?

As of early 2026, the general sentiment among locals and market insiders in Singapore is mixed, with many feeling that homes are expensive but not necessarily overpriced given the city-state's limited land, strong rule of law, and stable economy.

Locals in Singapore typically cite the high price-to-income ratio, the 60% ABSD for foreigners, and the difficulty of affording larger family-sized units as evidence that prices are stretched, especially for younger Singaporeans trying to upgrade.

Those who believe prices are fair in Singapore often point to limited land supply, strong household balance sheets, low unemployment, and the government's active cooling measures as reasons why prices are supported by fundamentals rather than speculation.

The price-to-income ratio in Singapore is among the highest in Asia, with median home prices running at roughly 10 to 15 times median household income, compared to about 5 to 8 times in many other developed markets, though Singapore's high incomes and strong savings culture partially offset this.

What are common buyer mistakes people regret in Singapore right now?

The most frequently cited buyer mistake that people regret in Singapore is underestimating the total acquisition cost, especially the 60% ABSD for foreigners, which can add over S$1 million in taxes on a S$2 million condo and catch first-time buyers off guard.

The second most common buyer mistake in Singapore is purchasing property near a future MRT station that is still many years from completion, only to discover that the area lacks amenities and livability in the meantime, making daily life inconvenient.

If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Singapore.

It's because of these mistakes that we have decided to build our pack covering the property buying process in Singapore.

How easy is it for foreigners to buy in Singapore in 2026?

Do foreigners face extra challenges in Singapore right now?

The overall difficulty level for foreigners buying property in Singapore is moderate to high compared to local buyers, mainly because of the 60% Additional Buyer's Stamp Duty and restrictions on purchasing landed homes, though the legal process itself is transparent and straightforward.

Specific legal restrictions for foreign buyers in Singapore include the requirement to seek government approval under the Residential Property Act to purchase landed homes (except in designated areas like Sentosa Cove), while condos and apartments can be purchased freely without special permits.

Practical challenges foreigners commonly encounter in Singapore include navigating the Option to Purchase (OTP) timeline under tight deadlines, verifying overseas income documentation for mortgage approval, and understanding the significant resale implications since future buyers may also face high ABSD.

We will tell you more in our blog article about foreigner property ownership in Singapore.

Do banks lend to foreigners in Singapore in 2026?

As of early 2026, mortgage financing is available to foreign buyers in Singapore from most major banks including DBS, OCBC, UOB, HSBC, and Standard Chartered, though approval depends on income verification, credit profile, and the bank's risk appetite.

Typical loan-to-value ratios for foreign buyers in Singapore range from 60% to 75% for a first property (meaning a 25% to 40% cash down payment), with current mortgage interest rates between 1.7% and 2.9% depending on whether you choose a floating SORA-linked package or a fixed-rate lock-in.

Banks in Singapore typically require foreign applicants to provide passport copies, proof of income (employment contracts, tax returns, or bank statements), proof of assets, and may apply the 55% Total Debt Servicing Ratio (TDSR) limit based on verified income.

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

How risky is buying in Singapore compared to other nearby markets?

Is Singapore more volatile than nearby places in 2026?

As of early 2026, Singapore's price volatility is lower than most comparable regional markets like Hong Kong, Bangkok, or Kuala Lumpur, largely because the Singapore government actively uses cooling measures such as ABSD and TDSR to dampen speculative swings.

Over the past decade, Singapore has experienced smoother price cycles than Hong Kong (which saw sharper boom-bust patterns) and less currency-driven volatility than Southeast Asian markets, with URA data showing drawdowns typically limited to 10% to 15% during downturns compared to 20% to 30% in some neighboring cities.

If you want to go into more details, we also have a blog article detailing the updated housing prices in Singapore.

Is Singapore resilient during downturns historically?

Singapore's property market has historically shown moderate resilience during downturns, with prices declining but rarely collapsing, thanks to strong financial system discipline, macroprudential rules, and a structurally undersupplied land market.

During the 2008-2009 Global Financial Crisis, Singapore private home prices dropped about 25% peak-to-trough but recovered within roughly two years, while the 2013-2017 cooling measure period saw a more gradual 10% to 15% decline over four years before stabilizing.

Property types and neighborhoods in Singapore that have historically held value best during downturns include freehold condos in prime districts like Bukit Timah, Orchard, and River Valley, as well as well-located HDB resale flats in mature estates with strong school catchments and MRT access.

How strong is rental demand behind the scenes in Singapore in 2026?

Is long-term rental demand growing in Singapore in 2026?

As of early 2026, long-term rental demand in Singapore remains structurally supported but is growing at a slower pace than the 2022-2023 surge, with URA rental indices showing stabilization after earlier sharp increases.

The tenant demographics driving long-term rental demand in Singapore include expatriate professionals on corporate packages, young local couples waiting for BTO flats, foreign students at universities like NUS and NTU, and families priced out of the purchase market by high ABSD and property costs.

Neighborhoods in Singapore with the strongest long-term rental demand right now include Queenstown and Novena (popular with professionals), Holland Village and Bukit Timah (favored by expat families near international schools), and Kent Ridge/Clementi (strong student and tech worker demand near NUS and one-north).

You might want to check our latest analysis about rental yields in Singapore.

Is short-term rental demand growing in Singapore in 2026?

Regulatory restrictions in Singapore continue to limit short-term rental operations, with private residential properties subject to a minimum three-month stay requirement and HDB flats requiring a minimum six-month rental period per tenant.

As of early 2026, short-term rental demand from tourists and business visitors remains strong in Singapore, but property owners cannot easily monetize this demand because most residential units are legally restricted from operating as Airbnb-style short stays.

Because of these regulations, estimating occupancy rates for short-term rentals in Singapore is difficult, as most legal short-stay inventory is concentrated in licensed serviced apartments and hotels rather than private condos.

The guest demographics that would drive short-term rental demand in Singapore include business travelers on short assignments, tourists visiting for leisure, and digital nomads, but these groups are largely channeled into hotels and serviced residences rather than private residential units.

What are the realistic short-term and long-term projections for Singapore in 2026?

What's the 12-month outlook for demand in Singapore in 2026?

As of early 2026, the 12-month demand outlook for residential property in Singapore is steady but selective, with buyers favoring well-located properties in the Outside Central Region (OCR) and Rest of Central Region (RCR) that offer good transport connectivity and realistic pricing.

Key economic factors most likely to influence demand in Singapore over the next 12 months include interest rate movements (SORA has fallen significantly, making financing cheaper), global trade tensions that could affect expat hiring, and the pace of new project launches competing for buyers.

The forecasted price movement for Singapore residential property over the next 12 months is a modest increase of about 2% to 4%, reflecting stabilization rather than the rapid gains seen in 2021-2022, according to major brokerages like PropNex and CBRE.

By the way, we also have an update regarding price forecasts in Singapore.

What's the 3 to 5 year outlook for housing in Singapore in 2026?

As of early 2026, the 3 to 5 year outlook for housing prices and demand in Singapore is moderately positive, with expectations that well-connected locations will outperform while some older or less accessible properties may lag behind.

Major development projects expected to shape Singapore over the next 3 to 5 years include the Greater Southern Waterfront transformation (redeveloping former port lands from HarbourFront to Marina Bay), the Cross Island Line MRT expansion, and the continued buildout of Punggol Digital District as an employment hub.

The single biggest uncertainty that could alter the 3 to 5 year outlook for Singapore is a sharp global recession or geopolitical shock that reduces high-income employment, shrinks expat demand, and triggers a reassessment of property valuations across the market.

Are demographics or other trends pushing prices up in Singapore in 2026?

As of early 2026, demographic trends are having a steady upward impact on housing prices in Singapore, driven by household formation patterns and population structure rather than dramatic population growth.

The specific demographic shifts most affecting prices in Singapore include shrinking average household sizes (more households competing for units), an aging population upgrading or right-sizing, and continued demand from permanent residents and new citizens entering the ownership market.

Non-demographic trends also pushing prices in Singapore include the country's status as a wealth and business hub attracting global capital, high-net-worth individuals seeking safe-haven real estate, and constrained new supply due to limited land availability.

These demographic and trend-driven price pressures in Singapore are expected to continue for at least the next decade, as household formation remains strong, wealth inflows persist, and the government maintains its measured approach to land release.

What scenario would cause a downturn in Singapore in 2026?

As of early 2026, the most likely scenario that could trigger a housing downturn in Singapore would be a combination of a sharp global recession hitting high-income employment, sustained higher-for-longer interest rates compressing affordability, and a meaningful supply bulge landing into weakened demand.

Early warning signs that such a downturn is beginning in Singapore would include a significant drop in transaction volumes (especially new launch sales), rising developer unsold inventory, increasing days-on-market across segments, and downward pressure on the URA price index for two or more consecutive quarters.

Based on historical patterns, a potential downturn in Singapore could realistically see prices decline by 10% to 20% over two to four years, though the government's active policy tools (ABSD adjustments, TDSR rules) typically prevent runaway crashes and often stabilize markets before deeper corrections occur.

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.