Singapore private property prices

131,264 private homes changed hands between Oct 2021 and Oct 2026. The median flat went for $1,695,000 — $1,825 psf of floor area — and the median house for $4,850,000.

A flat is measured by its floor area and a house by its plot, so their prices per square foot are different quantities and are never averaged together on this site. A house’s land psf is roughly a third of what its floor psf would be.

Is freehold worth the money?

This is the question the public-housing data cannot ask, because every HDB flat is a 99-year lease. Here, 34,395 of the sales in the window were freehold and the leases on the rest run to 19 different terms.

And the obvious way to answer it gives the wrong answer. Take every sale, split by tenure, and freehold flats come out cheaper than leasehold across most of Singapore. That figure is arithmetically correct and useless: almost everything built in Singapore this century is 99-year leasehold, so the leasehold side of the comparison is stuffed with new launches sold at developer list prices, while the freehold side is mostly older stock. It measures how new a flat is, wearing a tenure label.

Comparing resales with resales instead, and freehold runs about 10 per cent above leasehold in the core central region and in the suburbs, while the city fringe still reads 8 per cent below, because its leasehold resale stock is unusually young even among resales.

Pooling the whole country gives a larger and more flattering number — 19 per cent — and it is higher than any single region. That is not a stronger result, it is a different error: freehold stock sits disproportionately in dear districts, so a national ratio is partly measuring location. The regional figures below are the honest ones.

What a shorter lease actually costs

Lease decay is the most argued-over number in Singapore housing and the usual answer is a rule of thumb. There are roughly 49,000 leasehold resales in this window with a commencement year on them, which is enough to read the curve off the market instead.

It has to be read region by region. Pooled across Singapore the curve is not even monotonic — flats with 60 to 69 years left come out dearer than those with 70 to 79 — because the stock with least lease remaining is disproportionately 1980s condominiums in prime districts. Pooling measures location, not lease.

One confound remains and no amount of care removes it: a flat with 50 years left is also a flat built in the 1970s. Part of what these curves show is age and condition rather than lease. Each curve therefore stops where it stops falling, because below that point the bands are too thin to say anything.

Where private housing is dearest

The three regions

Which districts grew fastest

Change in median price per square foot between 2022 and 2025, resales only. The partial years at each end are excluded, because comparing three months with twelve is not a growth rate — and new launches are excluded for a bigger reason, below.

Why new launches are left out. They were 35.6 per cent of private flat sales in 2022 and 43.5 per cent by 2025, and they sell at a developer’s list price. A rising share of them lifts a pooled median without any flat anywhere being worth more. Pooled, this market reads +29.8 per cent; on resales alone, +24.2. It also reorders the table — district 26 reads +5 pooled and +32 on resales. A median per square foot is not mix-adjusted at all, which is why URA’s own hedonic index, at +17.5 per cent, sits below even the resale figure. The official indices are here.

What a high floor is worth

Private flats only, on floor area. URA bands storeys in fives, and the eight hillside developments that sell units below their own entrance are left out.

From $1,646 psf on the lowest band to $3,287 psf on the highest — 2.0 times across the bands — and that ratio is not what height is worth. Only a handful of towers have a sixtieth storey and they stand in the dearest places, so comparing the ends mostly measures which buildings are tall.

Measured inside a project, on resales, across 803 developments: a storey is worth 0.29 per cent of the price per square foot, or about 1.11 times over 36 storeys. That is less than half the 0.63 per cent measured inside an HDB block — a private flat has already priced in the view and the facing that a high floor partly stands for in public housing, so the floor itself has less left to explain. Both markets, and the method.

What these flats rent for

URA publishes a median rent per square foot per month for 937 developments, and 905 of those also traded in the window, so the two can be divided into each other.

Two competitors do publish a per-project yield free — and they disagree. On the same day, for the same development, EdgeProp reports 3.6 per cent and 99.co reports 3.51, both citing URA, and neither shows its working. Stacked Homes has the systematic town-by-town version and charges for it. What is here is the whole set, 905 developments, free, with the arithmetic stated: twelve months of URA’s median rent over our median sale price, both per square foot.

These yields are gross, and the word is doing work: before property tax, maintenance and sinking fund, agent commission on each tenancy, vacant months, income tax on the rent, and the mortgage. A net figure would need assumptions about a particular buyer that this site does not get to make.

What is selling now

Developer sales in Sept 2026, from URA’s monthly return. The median price is per square foot, not a total.

The dearest and the cheapest

Developments with at least five sales in the past 12 months, so a single transaction cannot put one at either end.

Browse by district

• D01 Raffles Place, Cecil, Marina · 19 developments
• D02 Anson, Tanjong Pagar · 23 developments
• D03 Queenstown, Tiong Bahru · 48 developments
• D04 Telok Blangah, Harbourfront · 41 developments
• D05 Pasir Panjang, Hong Leong Garden, Clementi New Town · 141 developments
• D06 High Street, Beach Road · three developments
• D07 Middle Road, Golden Mile · 16 developments
• D08 Little India, Farrer Park · 85 developments
• D09 Orchard, Cairnhill, River Valley · 221 developments
• D10 Ardmore, Bukit Timah, Holland Road · 453 developments
• D11 Watten Estate, Novena, Thomson · 237 developments
• D12 Balestier, Toa Payoh, Serangoon · 133 developments
• D13 Macpherson, Braddell · 106 developments
• D14 Geylang, Eunos · 285 developments
• D15 Katong, Joo Chiat, Amber Road · 627 developments
• D16 Bedok, Upper East Coast, Eastwood · 197 developments
• D17 Loyang, Changi · 67 developments
• D18 Tampines, Pasir Ris · 51 developments
• D19 Serangoon Garden, Hougang, Punggol · 447 developments
• D20 Bishan, Ang Mo Kio · 106 developments
• D21 Upper Bukit Timah, Clementi Park, Ulu Pandan · 150 developments
• D22 Jurong, Boon Lay, Tuas · 32 developments
• D23 Hillview, Dairy Farm, Bukit Panjang · 111 developments
• D24 Lim Chu Kang, Tengah · four developments
• D25 Kranji, Woodgrove, Woodlands · 24 developments
• D26 Upper Thomson, Springleaf · 55 developments
• D27 Yishun, Sembawang · 69 developments
• D28 Seletar, Yio Chu Kang · 91 developments

Where these figures come from

Caveats lodged with the Urban Redevelopment Authority, read from its Data Service on Oct 2026 and refreshed nightly. 131,264 sales across 2,964 named developments, plus 868 records URA files under a generic name rather than a project — those count towards every district and national figure here, and get no page of their own, because they are not developments.

URA serves a rolling five-year window and drops the oldest month as it adds the newest, so this site archives each month as it arrives. Months before Oct 2021 are held only in that archive. A caveat is lodged after a sale is agreed and can later be amended or withdrawn, so the most recent weeks are always incomplete and the archive keeps a record of what changed. The full method.