District Guide · 12 min read
Where Are Singapore’s Landed Properties? A District-by-District Breakdown
Singapore has roughly 73,000 landed properties — about 5% of all residential housing. They are not evenly spread. Three districts hold the GCB cluster. Two carry most of the conservation stock. Two have nearly half the country’s terrace homes by raw count. Here’s the map.
The Landed Stock at a Glance
Of Singapore’s ~73,000 landed properties, the breakdown by type is roughly: ~26,000 terrace houses, ~25,000 semi-detached, and ~22,000 detached / bungalow. Within the detached segment, around 2,800 are Good Class Bungalows — located across 39 gazetted GCB areas. Conservation status applies to ~7,000 of all landed properties, mostly shophouses in Districts 14, 15, and 7.
Supply is essentially fixed. URA has not zoned new landed land in mainland Singapore for over a decade, so “new landed” today almost always means demolition-and-rebuild on an existing plot — not greenfield development. Sentosa Cove is the only notable post-2000 landed enclave, and it is now built out.
District-by-District Map
Counts are approximate, drawn from URA caveat data and Singapore Department of Statistics housing stock estimates. Land psf reflects 2024–2026 transaction ranges — constructed-area cost is separate (see our Construction Cost 2026 brief).
| Dist. | Areas | ~Count | Land psf | Tier |
|---|---|---|---|---|
| D9 | Orchard, River Valley | ~600 | S$2,500+ | Premium |
| D10 | Bukit Timah, Tanglin, Holland | ~5,400 | S$1,500–S$3,500+ | Premium |
| D11 | Newton, Novena, Bukit Timah (lower) | ~3,200 | S$1,500–S$2,800 | Premium |
| D13 | Macpherson, Potong Pasir | ~3,800 | S$900–S$1,400 | Mid |
| D14 | Geylang, Eunos | ~5,500 | S$1,000–S$2,500 (shophouse) | Heritage |
| D15 | East Coast, Marine Parade, Katong, Joo Chiat | ~7,200 | S$1,500–S$2,800 (shophouse) | Heritage / Premium |
| D16 | Bedok, Upper East Coast, Tanah Merah | ~4,100 | S$900–S$1,400 | Mid |
| D17 | Changi, Loyang, Pasir Ris | ~2,600 | S$800–S$1,300 | Mid |
| D19 | Serangoon, Hougang, Punggol | ~9,800 | S$700–S$1,200 | Volume |
| D20 | Bishan, Ang Mo Kio, Thomson | ~6,200 | S$900–S$1,500 | Mid |
| D21 | Clementi, Upper Bukit Timah, Hillview, Watten | ~4,700 | S$1,200–S$2,200 | Premium |
| D23 | Hillview, Dairy Farm, Bukit Batok | ~3,800 | S$900–S$1,400 | Mid |
| D26 | Mandai, Upper Thomson | ~1,500 | S$800–S$1,200 | Outer |
| D27 | Sembawang, Yishun, Admiralty | ~3,400 | S$700–S$1,100 | Outer |
| D28 | Yio Chu Kang, Seletar | ~2,800 | S$900–S$1,400 | Mid |
The Premium Tier: Districts 10, 11, 21
The Bukit Timah corridor (D10), the Newton/Novena belt (D11), and the Upper Bukit Timah / Watten Estate area (D21) hold the bulk of Singapore’s premium landed stock. All 39 GCB Areas sit within these three districts. Land psf typically runs S$1,500–S$3,500+ for GCBs, S$1,200–S$2,200 for premium semi-detached and detached.
Construction work in these districts skews heavily toward GCB-grade builds and rebuilds with deep basements, lap pools, lifts, and imported finishes. Build psf typically runs S$500–S$1,000+ per psf of GFA. We’ve worked these districts with structural P.E.s like CVC Engineers Pte Ltd, who handle the basement waterproofing and structural underpinning that GCB-grade builds demand.
The Heritage Tier: Districts 14, 15
Geylang (D14) and East Coast / Joo Chiat / Katong (D15) hold the bulk of Singapore’s conservation shophouse and terrace house stock. URA conservation status protects facades and key heritage elements, meaning A&A is the dominant work type — full demolition is generally not permitted.
Land psf for conservation shophouses runs S$1,500–S$2,800. Construction psf is higher than non-heritage equivalents (S$350–S$900+) because URA-compliant materials cost more, heritage trades command higher rates, and submission timelines are longer. See our Conservation vs New Build brief for URA’s 3R rules and what you can change behind a gazetted facade.
The Volume Tier: Districts 19, 20, 13
By raw count, Districts 19 (Serangoon, Hougang, Punggol), 20 (Bishan, Ang Mo Kio, Thomson), and 13 (Macpherson, Potong Pasir) hold the largest share of Singapore’s landed stock. These are mostly older terrace and semi-detached estates from the 1960s–1980s, with M&E systems often original or partially upgraded.
A&A and rebuild activity in these districts is steady. Many homes are reaching the age where the tear-down vs A&A decision tips toward rebuild — the M&E and waterproofing need full replacement, and partial works become uneconomic. Land psf S$700–S$1,500.
Where to Watch in 2026
District 21 (Upper Bukit Timah, Hillview, Watten) is seeing the strongest A&A activity in our recent quotes. Owner-spec upgrades on detached and semi-detached homes from the 1990s build cycle are now coming due. District 23 (Hillview, Dairy Farm, Bukit Batok) lags this cycle by 5–8 years given its newer build dates — major upgrades typically arrive at the 25–30 year mark.
District 15 (East Coast, Joo Chiat, Katong) continues to lead in conservation shophouse restoration projects. URA tightened conservation guidelines in late 2024, making compliant restoration slightly more demanding — engaging a heritage-experienced architectural QP like Formspace Architects at concept stage protects against rejection on first submission.
Frequently Asked Questions
Questions we hear most often.
-
How many landed properties are there in Singapore?
Approximately 73,000 landed properties in Singapore, out of roughly 1.5 million private and public residential units. That makes landed homes about 5% of all residential housing — and roughly 14% of private (non-HDB) housing. The supply is essentially fixed: URA does not zone new landed land in mainland Singapore, so existing inventory is the inventory. -
Which Singapore districts have the most landed properties?
By raw count: Districts 19 (Serangoon, Hougang) and 20 (Bishan, Ang Mo Kio) have the largest concentrations of older terrace and semi-detached homes. By prestige: Districts 10 (Bukit Timah, Tanglin) and 11 (Newton, Novena) host the GCB cluster. By heritage: Districts 14 (Geylang) and 15 (Marine Parade, Katong) carry the conservation shophouse and terrace stock. -
What’s the typical breakdown of landed home types?
Roughly: 26,000 terrace houses, 25,000 semi-detached houses, and 22,000 detached houses (including ~2,800 GCBs). Conservation status applies to ~7,000 of these properties — mostly shophouses and terrace houses in gazetted districts. The detached/GCB segment commands the highest psf land prices; the terrace segment is most active in transaction volume. -
Where is landed activity most concentrated for A&A and rebuilds?
In 2024–2026, the busiest A&A and rebuild districts are 10 (Bukit Timah corridor — ageing detached housing, owners upgrading), 13 (Macpherson, Potong Pasir — older terraces being rebuilt), 15 (East Coast, Katong — conservation shophouse retrofits), 21 (Upper Bukit Timah — newer landed, owner-spec upgrades), and 23 (Hillview, Bukit Batok — established landed estates). We’ve worked across most of these — see our project archive. -
How does psf vary across landed districts?
Land psf varies dramatically. GCB plots in Districts 10 and 11 transact at S$1,500–S$3,500+ per psf of land. Premium semi-detached/detached in District 21 transact at S$1,200–S$2,000 psf. Conservation shophouses in District 15 trade at S$1,500–S$2,500 psf land. Terrace homes in Districts 19 and 20 transact at S$700–S$1,400 psf. Building-cost psf is separate from land psf — see our Construction Cost 2026 brief for the build side. -
Are there any new landed estates being built in Singapore?
Very limited. URA has not zoned new landed areas in mainland Singapore for years. Sentosa Cove is the most notable post-2000 landed enclave but is now built out. Most "new" landed homes today are demolition-and-rebuild on existing landed plots, particularly in Districts 10, 11, 21, and 23. This fixed-supply dynamic is why landed-home prices have remained resilient through multiple property cycles.