Singapore’s landed-property market remained resilient in the first half of 2026. Prices continued to rise, transaction volume improved modestly and demand strengthened in higher price bands. Terrace houses still accounted for most sales, but detached-home activity recorded the strongest percentage increase.
Landed housing is different from the condominium market. Each property can vary substantially in land shape, road position, age, structure, planning potential and condition. Broad statistics provide useful context, but they cannot determine whether a specific terrace, semi-detached house or bungalow represents good value.
This review explains the 1H 2026 landed-property data and outlines the checks buyers and sellers should make before relying on a headline price or market forecast.
Landed prices continued to increase
According to SRI Research using URA Realis and second-quarter flash estimates, Singapore’s landed residential price index increased by 2.2% during 1H 2026. Growth was slightly below the 2.6% recorded in the first half of 2025.
The figures indicate continued appreciation at a more measured rate. Landed housing benefits from structural scarcity because Singapore has a limited stock of such homes and a restricted land base. Demand is also supported by owner-occupiers seeking space and privacy, as well as households viewing landed property as a long-term family asset.
Scarcity does not mean every landed home deserves any asking price. Two houses on the same road may differ in frontage, depth, orientation, access, condition and redevelopment potential. A home requiring extensive structural work can carry a very different total cost from a recently rebuilt property.
Buyers should therefore separate land value from building value. For an older house, the existing structure may offer limited value if major rebuilding is planned. For a well-maintained or newly completed home, construction quality, approvals and warranties become important.
Terrace houses remained the main market
Terrace houses represented 58.2% of landed transactions during 1H 2026. Semi-detached properties accounted for 30.1%, while detached homes made up 11.7%.
Terrace houses form the largest share partly because they generally offer a lower entry quantum than semi-detached and detached alternatives. They provide households with landed ownership, private access and more control over their home while using land more efficiently.
The terrace category itself is diverse. An intermediate terrace differs from a corner terrace in land area, side access, light and redevelopment potential. Road width, parking, neighbour proximity and plot shape can materially affect daily use. Conservation, envelope-control or estate-specific planning requirements may also influence renovation possibilities.
Buyers should not compare properties using land rate alone. A lower price per square foot may conceal an irregular plot, drainage reserve, access constraint or costly structure. Conversely, a higher rate may be reasonable for better frontage, orientation, condition or a more convenient location.
Transaction volume recorded healthy growth
The report recorded 1,043 landed residential transactions in 1H 2026, up 3.4% from 1,009 transactions in 1H 2025.
Terrace-house transactions increased from 588 to 607, a rise of 3.2%. Detached-house transactions climbed from 97 to 122, representing growth of 25.8%. Semi-detached activity was comparatively stable.
The overall increase suggests that buyers remained prepared to transact despite macroeconomic and geopolitical uncertainty. The strong percentage increase in detached homes should still be interpreted carefully because the segment has a smaller transaction base. A relatively modest change in deal count can create a large percentage movement.
Existing private homeowners dominated purchases
Based on purchaser-address indicators in the report, 88.4% of landed buyers were existing private-property owners in 1H 2026. HDB-address purchasers accounted for approximately 10.5%, while the remaining category represented about 1.1%.
This profile reflects the substantial capital required for a landed purchase. Many buyers are upgrading from another private home and can use accumulated equity towards the next acquisition. However, proceeds from an existing property should not be treated as immediately available without planning for loan redemption, CPF refund, taxes, transaction costs and completion timing.
Owners should model the purchase using conservative sale proceeds and renovation assumptions. A landed home may meet the bank’s lending requirements while still creating excessive monthly or cash-flow pressure.
Demand shifted towards higher price bands
The report showed that homes below S$5 million accounted for 47.3% of landed transactions in 1H 2026, down from 58.6% one year earlier. The S$5 million to S$10 million segment increased its share from 33.5% to 42.1%, while transactions above S$10 million rose from 7.9% to 10.6%.
This does not necessarily mean every landed property’s value jumped into a higher bracket. Changes in the mix of homes sold can influence the distribution. If more large, rebuilt or well-located houses transact, higher price categories naturally gain share.
Nevertheless, the figures show sustained purchasing capacity among affluent households. Buyers in these ranges may prioritise move-in condition, architecture, privacy, multi-generational layouts and estate quality. Rebuilding costs and construction time can also make completed homes attractive when the design suits the household.
For sellers, a larger high-value segment creates opportunity but not certainty. The pool of buyers narrows as prices increase, and purchasers often conduct detailed due diligence. Accurate plans, approvals, renovation records and clear property information can improve confidence.
GCB activity supported the detached segment
Good Class Bungalows represent Singapore’s most exclusive landed category and are subject to specific planning and ownership considerations. The report noted broadly stable GCB transaction activity compared with the previous year, contributing to the increase in detached-house volume.
GCB transactions can attract attention because of their values, but they should not be used as direct comparables for ordinary detached houses. Location within a designated GCB Area, minimum plot expectations, land characteristics, privacy and redevelopment possibilities create a distinct market.
Some caveated properties located within GCB Areas may not meet every technical characteristic generally associated with a GCB. Buyers must verify the site’s official planning status and applicable requirements rather than relying only on a marketing description.
What landed buyers should investigate
Due diligence starts with title and land information. Confirm the tenure, lot boundaries, easements, road reserves, drainage requirements and any encroachments. A physical survey may be appropriate where boundaries or structures are uncertain.
Planning checks are equally important. Buyers intending to rebuild or add floor area should verify the applicable Urban Redevelopment Authority envelope controls, height limits, setbacks, site coverage and estate restrictions. Never assume that a neighbouring house’s design can be repeated on the target plot.
Inspect the structure with suitable professionals. Look for roof leakage, waterproofing problems, settlement cracks, termite activity, drainage, retaining walls, electrical capacity and plumbing condition. Air-conditioning systems, lifts, solar installations and swimming pools create additional maintenance responsibilities.
Consider the street as carefully as the house. Visit during peak traffic, school arrival periods, evenings and heavy rain where possible. Check parking behaviour, road width, noise, gradient, flood history and access for construction vehicles.
Finally, prepare a realistic renovation or reconstruction budget. Include consultants, submissions, demolition, temporary accommodation, financing during works, contingency and the possibility of delays. A cheap purchase followed by an underestimated rebuild can become more expensive than a suitable completed home.
What landed sellers should prepare
Sellers should assemble title information, approved plans, renovation records and warranties where available. If alterations were made, establish whether the relevant approvals and completion documents exist. Uncertainty can slow due diligence and weaken buyer confidence.
Pricing should separate the value of land, location and existing improvements. A newly rebuilt house may justify a premium when the design, condition and approvals are attractive. An older structure should not necessarily be priced as though every buyer will retain it.
Presentation still matters in a land-led transaction. Accurate photographs, plans and essential property information help buyers assess the home.
New landed supply and boutique projects
New landed developments are relatively uncommon and can attract buyers who prefer a newly built home without managing a personal reconstruction. Projects such as small freehold or long-lease landed collections may provide contemporary specifications and coordinated designs.
The trade-offs can include less design flexibility, strata or estate arrangements, shared facilities or rules and a developer premium. Buyers should establish whether the home is conventional landed, strata landed or another form of ownership, and understand the maintenance responsibilities attached to it.
Current website examples such as 1 & 1A Tan Boon Chong Road, Vila Naga and Springleaf Collection can be used as starting points for comparing boutique landed formats. Project facts, availability and completion information must be verified before relying on them.
Landed-property outlook for the rest of 2026
The SRI Research outlook expected landed demand to remain concentrated in well-located estates with strong connectivity, amenities and established residential appeal. Limited supply and owner-occupier demand may continue supporting the sector, barring a material deterioration in economic or geopolitical conditions.
The market is unlikely to move evenly. Buyers may pay premiums for completed modern homes, good land shapes and sought-after streets, while properties requiring major work can face closer scrutiny. Interest rates, construction costs and availability of contractors also influence purchasing decisions.
Long-term scarcity is a supportive factor, but buyers still need an appropriate entry price and holding plan. A property can be scarce yet unsuitable for a particular household’s budget or needs.
Frequently asked questions
Did landed-property prices increase in 1H 2026?
The landed residential price index increased by approximately 2.2% during the first half of 2026, based on the report’s cited flash estimates.
Which landed type recorded the most transactions?
Terrace houses represented 58.2% of landed transactions, making them the largest segment by volume.
Is price per square foot enough to compare landed homes?
No. Plot shape, frontage, access, condition, planning constraints and redevelopment potential can make two similarly priced plots very different.
Should buyers rebuild an older landed home?
That depends on the structure, intended design, planning controls, budget and timeline. Obtain professional inspections and feasibility advice before assuming reconstruction is practical.
What should a landed seller prepare?
Useful material includes title information, approved plans, alteration records, warranties, floor plans and evidence of major maintenance. Complete information can improve buyer confidence.
Final perspective
Singapore’s landed market showed continued resilience in 1H 2026. Prices and transaction volume increased, terrace homes remained the main segment and demand expanded in higher price brackets.
Scarcity supports the market, but it should not replace due diligence. Buyers must examine land, structure, approvals, construction costs and daily suitability. Sellers should provide clear information and price the actual property’s strengths rather than relying only on broad landed-market growth.
Explore landed and resale opportunities
- 1 & 1A Tan Boon Chong Road project information
- Vila Naga prices and project information
- Explore Singapore resale properties
- Plan the sale of your property
Source and editorial note: Statistics are attributed to SRI Research using URA Realis and information available in July 2026. This article is independently written for general education and does not reproduce the report’s wording or charts. Caveated data may not include every completed transaction. Buyers and sellers should obtain appropriate legal, financial, valuation, building and planning advice.