Answer
Landed Property Buying Guide — Singapore
Terrace, semi-D, bungalow, GCB — the full picture on types, prices, restrictions, and costs.
Answer: Landed property in Singapore ranges from $3,000,000 (terrace houses) to $30,000,000+ (Good Class Bungalows). Only Singapore Citizens can freely buy landed homes. PRs need SLA approval; foreigners are restricted to Sentosa Cove bungalows with approval. Unlike condos, landed owners bear all maintenance, land tax, and reconstruction costs directly — budget $2,000–$5,000/month for upkeep.
Types of Landed Property
| Type | Description | Min Land Area | Price Range |
|---|---|---|---|
| Terrace | Row house, shared walls on both sides (or one side for corner) | ~1,500–2,500 sqft | $3M–$6M |
| Semi-Detached | Shares one common wall with neighbour | ~2,500–4,000 sqft | $5M–$10M |
| Bungalow | Fully detached, freestanding house | 400 sqm (4,306 sqft) | $8M–$20M |
| Good Class Bungalow (GCB) | Detached, in gazetted GCB area, max 2 storeys | 1,400 sqm (15,070 sqft) | $15M–$30M+ |
| Strata Landed | Landed home in a strata-titled development with shared facilities | Varies | $2.5M–$6M |
OCR prices as of early 2026. Prime district (D9, D10, D11) homes cost significantly more.
Who Can Buy Landed Property
The Residential Property Act (RPA) restricts landed residential property — classified as “Restricted Residential Property” — to Singapore Citizens. Here’s who can buy what.
| Buyer Status | Terrace / Semi-D / Bungalow | GCB | Strata Landed |
|---|---|---|---|
| Singapore Citizen | Yes | Yes | Yes |
| PR | SLA approval required | SLA approval required | Yes (if ≥6 storeys) |
| Foreigner | No | No | Yes (if ≥6 storeys) |
| Foreigner (Sentosa Cove) | SLA approval required | — | — |
PRs must apply to the Singapore Land Authority. Approval depends on economic contribution, PR duration, and own-occupation intent. Typical processing: 3–6 months.
Landed Prices by Area
| Area | Terrace | Semi-D | Bungalow |
|---|---|---|---|
| OCR (e.g. Sengkang, Punggol) | $3M–$4.5M | $5M–$7M | $8M–$12M |
| RCR (e.g. Serangoon, Katong) | $4M–$6M | $6M–$10M | $10M–$18M |
| CCR (e.g. Bukit Timah, Holland) | $5M–$8M | $8M–$15M | $15M–$30M+ |
OCR = Outside Central Region, RCR = Rest of Central Region, CCR = Core Central Region. Freehold adds 10–20% premium.
Stamp Duty on Landed Property
BSD uses the same progressive brackets as condos, but the higher prices push you into the top tiers. Here’s what you’d pay.
| Price | BSD | ABSD (SC 1st) | ABSD (SC 2nd) | Total (SC 1st) |
|---|---|---|---|---|
| $3,000,000 | $109,600 | $0 | $600,000 | $109,600 |
| $5,000,000 | $189,600 | $0 | $1,000,000 | $189,600 |
| $10,000,000 | $439,600 | $0 | $2,000,000 | $439,600 |
| $20,000,000 | $1,039,600 | $0 | $4,000,000 | $1,039,600 |
BSD rates effective 15 Feb 2023. ABSD rates effective 27 Apr 2023. SC 2nd property ABSD = 20%.
Additional Costs vs Condo
Condos have MCST fees that cover common maintenance. Landed homeowners pay for everything themselves.
| Cost Item | Condo | Landed |
|---|---|---|
| Monthly maintenance | $300–$800 (MCST) | $2,000–$5,000 (self-managed) |
| Property tax (AV $36K example) | ~$440/yr (owner-occ) | ~$440/yr (owner-occ) |
| Property tax (AV $80K example) | ~$4,880/yr | ~$4,880/yr |
| Fire insurance | Included in MCST | $500–$2,000/yr |
| Exterior / roof repairs | Covered by sinking fund | $10K–$100K+ (owner pays) |
| Landscaping / pool | Included in MCST | $500–$3,000/mo |
| Reconstruction reserve | N/A | Budget $500K–$2M over 30–40 yrs |
Landed maintenance varies enormously by property size, age, and whether you have a pool, garden, or outbuildings.
Land Area and Building Rules
| Rule | Terrace | Semi-D | Bungalow | GCB |
|---|---|---|---|---|
| Min plot size | ~80 sqm | ~200 sqm | 400 sqm | 1,400 sqm |
| Max storeys | 3 | 3 | 2–3 | 2 |
| Max site coverage | ~70% | ~50% | ~50% | ~35–40% |
| Max plot ratio | ~1.4–1.6 | ~1.0–1.4 | ~1.0 | 0.4 |
| Attic / basement | Allowed (with conditions) | Allowed | Allowed | Restricted |
URA controls building height, setback, and envelope. GCBs have the strictest rules to preserve the low-density character of GCB areas.
Freehold vs 99-Year Leasehold
| Factor | Freehold | 99-Year Leasehold |
|---|---|---|
| Price premium | 10–20% higher | Baseline |
| Value over time | Holds value, land appreciates | Depreciates toward zero at lease end |
| Bank financing | No lease restriction | Issues below 40–60 yrs remaining |
| CPF usage | No restriction | Limited if remaining lease < 20 yrs at age 55 |
| En bloc potential | Lower (no lease pressure) | Higher (lease decay motivates sale) |
| Best for | Generational wealth, long hold | Own-stay with exit plan before 60-yr mark |
Planning to buy landed?
Calculate the exact stamp duty for any landed property price and see how much cash you’ll need at closing.
FAQ
What are the types of landed property in Singapore?
There are four main types: terrace houses (narrowest, sharing walls on both sides), semi-detached houses (sharing one wall), detached bungalows (freestanding), and Good Class Bungalows (GCBs) — the most exclusive, with minimum 1,400 sqm land area in gazetted GCB areas. Strata landed homes (cluster housing) are a fifth category with shared facilities.
How much does landed property cost in Singapore?
Terrace houses start from $3M–$6M (OCR), semi-detached from $5M–$10M, detached bungalows from $8M–$20M, and GCBs from $15M–$30M+. Prices vary significantly by district, land area, remaining lease, and condition. Freehold commands a 10–20% premium over 99-year leasehold.
Can foreigners buy landed property in Singapore?
Generally no. Under the Residential Property Act, landed residential property is restricted to Singapore Citizens. Permanent Residents can apply to SLA for approval (assessed case-by-case). Foreigners can only buy landed property in Sentosa Cove with SLA approval. All non-Citizens can freely buy condos instead.
What additional costs does landed property have vs a condo?
Landed homes have no MCST fees, but owners bear all maintenance costs directly: property tax (higher AV than condos), land tax, insurance, landscaping, pool maintenance (if any), external repairs, and potential reconstruction costs. Budget $2,000–$5,000/month for upkeep on a typical landed home, more for large bungalows.
What is the minimum land area for a bungalow and GCB?
A detached bungalow requires a minimum plot size of 400 sqm (4,306 sqft). A Good Class Bungalow (GCB) must have a minimum land area of 1,400 sqm (15,070 sqft) and be located in one of the 39 gazetted GCB areas. GCBs are also limited to 2 storeys with a maximum plot ratio of 0.4.
Is freehold landed property worth the premium over 99-year leasehold?
Freehold landed typically costs 10–20% more than comparable leasehold. The premium is worth it if you plan to hold long-term or pass it down, since leasehold land depreciates toward zero. For landed homes with 60+ years remaining lease, the practical difference is small. Below 40 years, banks may restrict financing and value drops sharply.
Related
- Can Foreigners Buy Landed in Singapore? — RPA restrictions explained
- Condo vs Landed in Singapore — lifestyle, cost, and investment comparison
- Property Tax Owner-Occupied Rates — progressive rates 0%–32%
- Stamp Duty on a $5M Property — BSD + ABSD breakdown
- Lease Decay in Singapore — how remaining lease affects value
Last updated Feb 2026. Prices are market estimates based on recent transactions. Regulations per URA, SLA, and the Residential Property Act. This is general information, not legal or financial advice.