Landed Price Trends — District 28

Terrace, semi-detached, and detached price trends

Viewing: D28 · Show all Singapore

How to Read the Landed Trends Insight

Key Takeaways

  • This insight is powered by live URA and HDB transaction data refreshed monthly.
  • Use the district filter above the chart to narrow results to a specific planning area.
  • Hover any data point on the chart for exact values and transaction counts.

What It Does

The Landed Trends insight tracks median PSF and transaction volume for Singapore's landed residential segment — covering terrace houses, semi-detached houses, detached houses (bungalows), and Good Class Bungalows (GCBs) — across all 28 planning districts with a landed transaction presence. The primary chart plots median PSF by landed type over time, so you can compare how terrace house values have tracked against semi-detached and detached values, and whether the premium for detached (...

Why It Matters

Landed property in Singapore occupies a unique position in the real estate market: it is the only asset class where foreigners are categorically restricted from buying (except Sentosa Cove with government approval), supply is constitutionally limited (landed zoning cannot be rezoned for high-rise), and the land component — rather than the built structure — is the primary value driver. A terrace house is not primarily a house; it is a lease on a plot of land that produces a resale premi...

How It Works

  • Select a district from the filter or leave it blank to view Singapore-wide data.
  • Use the time-range buttons (1Y/2Y/3Y/5Y/All) to adjust the chart window.
  • Hover any point on the chart to see exact values and underlying transaction counts.
  • Review the KPI cards above the chart for headline numbers at a glance.

Examples

D10 (Bukit Timah) detached vs terrace PSF gap: timing the premium cycle

Inputs
District
D10 — Bukit Timah / Holland / Balmoral
Metric
Median PSF by landed type (terrace vs detached)
Time range
2015–2025
View
Dual-line — terrace PSF + detached PSF
Results
D10 terrace PSF 2019
~$1,450
D10 detached PSF 2019
~$2,100 (+45% premium over terrace)
D10 terrace PSF 2023
~$2,050
D10 detached PSF 2023
~$3,400 (+66% premium — near cycle high)

How to read this: The detached-to-terrace premium in D10 expanded from 45% in 2019 to 66% in 2023 — a near-cycle-high spread. Historically, this premium reverts toward 40–45% during market cooling phases as detached liquidity dries up faster than terrace. An upgrader evaluating a D10 detached at the 2023 premium level should price in the risk that the premium compresses in the next 2–3 years, effectively making the detached less cost-efficient relative to terrace on a per-sqft basis. The terrace at $2,050 PSF offers more transactional liquidity (higher volume share) and lower premium-compression risk.

Singapore-wide landed volume: understanding thin-market price risk

Inputs
District
All Singapore
Metric
Annual landed transaction volume by type
Time range
2020–2025
View
Bar chart — stacked by terrace / semi-D / detached
Results
Total landed transactions 2021
~4,100 units (peak year)
Total landed transactions 2023
~2,600 units (post-ABSD cooling)
Detached share of total
~12% (~312 units at 2023 level)
Implication
Only 312 detached comparables per year — price highly sensitive to demand swings

How to read this: With only ~312 detached transactions in Singapore in 2023, each individual transaction represents about 0.3% of the full year's market. A single trophy transaction at 20% above median can pull reported averages significantly. This thin-volume context explains why landed prices can move sharply in both directions on relatively modest demand changes. For a buyer relying on a single recent comparable to price their offer, the volume chart reveals how unreliable any single data point is in this segment. Always use the median PSF across at least 12 months of data in the specific sub-type and district — never base an offer on a single transaction in a thin landed market.

Tips & Pitfalls

Expert Tips

  • Compare 2–3 districts side-by-side to spot relative outliers rather than reading a single number in isolation.
  • Always check the transaction count alongside any price metric — small sample sizes can produce misleading averages.
  • Pair this insight with the related calculators and maps below for a complete decision framework.

Common Pitfalls

  • Interpreting short-term movements (under 1 year) as trends — Singapore property data is noisy and needs a longer window.
  • Ignoring the difference between median and mean — means are pulled by luxury outliers in prime districts.
  • Forgetting that new-launch prices are often subsidised by developer discounts not visible in headline data.

Frequently Asked Questions

Where does the data come from?
Data is sourced from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) official APIs, refreshed monthly.
How often is this insight updated?
The underlying transaction data is synced monthly from URA and HDB. The charts recompute live as new data arrives.
Can I filter by district?
Yes — use the district filter above the chart. You can also share a deep link to a specific district via the URL.

Related Resources

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