The best Singapore districts for landed property in 2026 are District 10 (Holland/Bukit Timah — GCB area), 11 (Newton/Novena — premium), 15 (Marine Parade/Katong — beachside), 14 (Joo Chiat — heritage), and 19 (Lor Ah Soo — affordable). Top districts trade S$2,500–3,500 PSF; affordable districts S$1,400–1,800 PSF. Site sizes vary 150–1,400+ sqm.
Best landed districts
| District | Character | Median PSF |
|---|---|---|
| D10 Holland/Bukit Timah | Premium; 39 GCB gazetted areas | S$2,800-3,500 |
| D11 Newton/Novena | Bungalows + GCB pockets | S$2,500-3,200 |
| D15 Marine Parade/Katong | Beachfront landed | S$1,800-2,400 |
| D14 Joo Chiat/Geylang | Heritage shophouses + terrace | S$1,600-2,200 |
| D19 Lor Ah Soo | Affordable terrace | S$1,400-1,800 |
| D21 Clementi/Upper Bukit Timah | Family-friendly | S$1,700-2,300 |
2020-2025 landed appreciation
Landed appreciation in prime districts averaged 4-6% per year — slightly below private condo CCR average (5-7%) but with much lower volatility.
FAQ
What are the 39 GCB gazetted areas?
Specific residential zones (e.g. Cluny Park, Nassim, Holland Park, Caldecott) where GCBs must meet ≥1,400 sqm + 40% coverage rules.
Are East Coast landed homes affordable?
D15 East Coast terrace from S$2.5M; older units sometimes below S$2M.
Where are the newest landed estates?
Tampines Avenue 11 + Punggol Northshore offer some 99-year leasehold cluster homes.