2Q 2026 Landed Report: Landed Transactions Rise 16% in 2Q 2026 as Prices Recover 2.5%

The landed home market has shown overall resilience, with prices increasing by 2.5% quarter-over-quarter in 2Q 2026. It has rebounded from the 0.4% decrease in 1Q 2026, which was mainly due to the high base effect from 4Q 2025, when prices rose by 3.4% quarter-over-quarter.

Landed home price index growth is more noticeable annually. It increased by 7.0% year-over-year from 2Q 2025 to 2Q 2026, highlighting steady demand for landed homes during the past year.

Demand for landed homes continues to be driven by their limited availability. Consequently, they remain the top choice for buyers looking for a long-term store of value. This was evident in 2Q 2026, when 91% of buyers already owned private property—the highest in the past decade—suggesting that current purchases are mainly made by existing owners rather than first-time buyers. Additionally, the current interest rate environment has facilitated financing for these larger quantum transactions, with the median price increasing by 4% quarter-over-quarter to $5.45 million this quarter.

Landed Property Price Index and Transactions

The 2.5% price hike this quarter corresponds with increased transaction activity. URA caveats show 519 transactions in 2Q 2026, marking a 15.8% quarter-on-quarter and a 15.6% year-on-year rise.

The rebound suggests that the softness in Q1 2026 was likely seasonal rather than structural. Transaction volumes typically decline in the first quarter, particularly in 2026, when the Lunar New Year fell in February. Once the festive season ended, buyers and sellers who had postponed their decisions re-entered the market in Q2 2026.

Chart 1: Landed Property Price Index and Transactions

Price Quantum 

In line with the rebound in the landed home price index, more landed homes sold for at least $5 million in 2Q 2026 than in the previous quarter. In 2Q 2026, 59.9% of transactions were for $5 million and above, compared with 57.4% in the previous quarter. In absolute terms, this was 311 units, up from 257. The median price also rose by 4.0% q-o-q to $5.45 million. 

The overall proportion of landed home transactions remained relatively stable, with one notable shift. There was an increase in transactions within the $5 million to $7.5 million range, which rose from 33.2% in 1Q 2026 to 40.2% in 2Q 2026. Conversely, the $2.5 million to $5 million range declined from 40.5% to 36.3%, and the $10 million to $12.5 million range decreased significantly from 6.5% to 3.3%.

Most of the transaction increase was driven by homes priced at $5 million and above. The volume for homes in the $2.5 million to $5 million range remained almost unchanged, increasing slightly from 182 to 189 units. Typically, condo upgraders preferred landed homes in a lower price range, but sellers may have raised asking prices, reducing options for upgraders in that segment.

Chart 2: Landed Price Quantum 2Q 2026 versus 1Q 2026

Potential buyers might consider strata-landed homes, which are part of condominium developments. These are landed houses that allow owners to enjoy the benefits of living in a landed property along with access to condominium amenities. The median price for these homes decreased from $3.19 million in Q1 2026 to $3.15 million in 2Q 2026. 

Belgravia Ace is set to relaunch in September. This freehold strata-landed development along Belgravia Drive in District 28 is now available for immediate occupancy, as it has received its Temporary Occupation Permit (TOP).

Overall, all landed housing sub-markets experienced an uptick in transactions. Volumes grew by 8.3% quarter-on-quarter in the CCR, 9.2% in the RCR, and 19.2% in the OCR. Remarkably, this increase was accompanied by higher median prices for most landed housing types, indicating that the volume growth was not fueled by price cuts.

Terrace and Semi-detached houses drove the growth, increasing by 22.6% and 16.3% quarter-over-quarter, respectively. 

Detached homes were the exception, with transactions falling 10.8% from 65 to 58 units. However, those that changed hands were priced considerably higher, with the median price rising from $11.50 million to $13.74 million. The increase in median price could be because larger and better-located detached homes were sold this quarter.

Demand for CCR landed homes stayed steady, with transactions increasing to 65 units this quarter, up from 60 in 1Q 2026 and 48 in 2Q 2025. The 35.4% year-over-year growth is the highest among the three sub-markets. 

The median price for detached homes in the CCR increased from $16.83 million to $19.90 million, and the median unit price rose from $2,143 psf to $2,434 psf. It seems sellers now hold more bargaining power for these rare assets, as buyers are willing to accept the higher asking prices.

Conversely, the Rest of Central Region (RCR) was the only sub-market to experience a decline in transaction numbers in 2Q 2026 compared to the previous year. RCR home transactions decreased from 102 deals in 2Q 2025 to 95 in 2Q 2026. 

Median price for semi-detached homes in the RCR also eased from $7.30 million to $7.09 million, with unit prices declining from $2,047 psf to $1,939 psf. Sellers here could have softened their stance on asking prices, allowing for these transactions to take place.

Most landed homes sold were Terrace and Semi-detached houses in the Outside Central Region (OCR), with median prices of $4.52 million and $6.10 million, respectively. OCR semi-detached homes saw the largest surge, with transactions increasing by 29.8% quarter-over-quarter from 94 to 122 units, and median prices rising from $1,545 psf to $1,787 psf. 

Landed homes in the OCR continue to be the most accessible entry point into this market segment, with high demand signaling a robust pipeline of buyers moving up from the condominium market.

Notably, landed transactions increased by 15.4% quarter-over-quarter, despite a slight 0.1% dip in non-landed property prices in 2Q 2026. This indicates strong confidence among landed home buyers. Instead of waiting for their current properties to appreciate, buyers acted decisively after the seasonal slowdown, demonstrating trust in the long-term value of landed housing due to its limited supply.

For buyers, the RCR could present a more attractive opportunity in the upcoming months. The median price for semi-detached homes in the RCR decreased to $7.09 million from $7.30 million, with unit prices at $1,939 psf. Since RCR transactions remain 6.9% lower than last year, buyers might encounter more willingness from sellers to negotiate, providing a good entry point at a relative discount compared to the CCR.

Table 1: Transaction Volume and Median Price by Landed Property Type and Market Segment

Purchasers Address Indicator

As landed housing prices increase, fewer HDB owners are upgrading to landed properties. In 2Q 2026, only 8% of buyers of landed homes had an HDB address, down from 11% in 2025. Meanwhile, private address holders made up 91% of buyers, the highest proportion in ten years.

Chart 3: Landed home buyer profile

In conclusion

The landed home market regained momentum in 2Q 2026, with transactions increasing by 16% quarter-on-quarter to 519 units. Prices also rose by 2.5% quarter-on-quarter following a decline in the previous quarter. This suggests that the slow start to the year was seasonal rather than indicative of diminished demand.

The difference between asking and transacted prices has decreased, but unevenly across the market. Sales increased in all three segments. CCR and OCR sellers maintained their asking prices and still attracted buyers, while RCR sellers seemed to accept lower prices to finalize deals. 

Owners of more expensive homes have benefited the most. CCR transactions increased by 35% year-over-year, and the median price of detached homes across the island rose from $11.5 million to $13.9 million as buyers compete for a diminishing supply of well-located properties.

The RCR might present a more attractive value in the upcoming quarters. Sales are still below last year's levels, and semi-detached home prices have fallen, providing buyers with more negotiating power. Additionally, Singapore's plan to grant citizenship to 25,000 to 30,000 foreigners annually over the next five years could boost demand. Since only citizens and approved permanent residents can purchase landed homes, an increase in citizens could support this market segment.

With 970 transactions in the first half, the market is on pace to reach the upper range of ERA's forecast of 1,750 to 1,950 transactions, and a 5% to 7% price increase is still expected.