KEY HIGHLIGHTS
- Buying property in Singapore in 2026 comes with stricter rules, higher costs, but clearer opportunities.
- First-time buyers can still benefit from grants, CPF usage, and stable long-term appreciation.
- Plan at least 10% of property value for renovation and buffer costs to avoid overspending.
Thinking of buying property in Singapore this year? You’re not alone — but 2026 is not the same market as five years ago. Prices are higher, rules are tighter, and mistakes cost real money.
Whether you’re a first-time buyer, upgrading from HDB, or considering private property investment, this guide breaks everything down clearly — no fluff, no sales talk.
Buying a home here isn’t just emotional. It’s a six-figure to seven-figure financial decision, and once you sign, there’s no undo button.
Understanding Singapore’s Property Market in 2026
Singapore’s property market in 2026 is stable but no longer forgiving. Government cooling measures, ABSD, and loan limits have done their job — prices are rising, but at a controlled pace of around 3–4% annually.
Private home supply is increasing, with over 25,000 new private homes scheduled between 2025 and 2027, while HDB resale supply also rises as more flats hit MOP this year. For buyers, this means more choice but less room for bad planning.
At the same time, interest rates remain higher than pre-2020 levels. You must qualify comfortably under TDSR (55%) — banks are not flexible anymore.
Property Performance Snapshot (2026)
| Property Type | Expected Growth | Typical Monthly Payment (S$) | Best For |
|---|---|---|---|
| HDB 4-Room BTO | 2–3% | S$1,400 – S$1,800 | First-time buyers |
| HDB 4-Room Resale | 1–2% | S$2,400 – S$3,000 | Immediate move-in |
| Executive Condo | 2–3% | S$3,600 – S$5,600 | First private upgrade |
| Mass Market Condo | 3–4% | S$4,800 – S$7,200 | HDB upgraders |
| Prime Condo | 4–5% | S$10,000+ | High-income buyers |
| Landed Property | 4–6% | S$10,000 – S$16,000 | Long-term wealth |
Step 1: Check Your Eligibility First (Don’t Skip This)
Before looking at listings, confirm what you’re legally allowed to buy.
Citizenship Rules (Very Important)
- Singapore Citizens: Can buy HDB (BTO & resale), ECs, and all private properties.
- Permanent Residents: Can buy resale HDB (with SC), ECs after MOP, and private property. ABSD applies.
- Foreigners: Only private condos allowed. 60% ABSD applies. No HDB or EC.
If you get this wrong, you waste months and risk forfeiting deposits.
Step 2: Understand Loans, CPF & Real Affordability
HDB Loan vs Bank Loan
- HDB Loan:
- Interest: 2.6%
- LTV: 75%
- MSR: 30% income cap
- Bank Loan:
- Interest: 3.3–3.8%
- LTV: 75% (first property)
- TDSR: 55% total debt
Bank loans are flexible, but require more cash discipline.
CPF Usage (Don’t Overuse It)
You can use CPF OA for:
- Down payment
- Monthly instalments
- Legal fees
But remember: CPF must be refunded with interest when you sell. Overusing CPF now means less cash later.
Step 3: Know Your True Budget (Not Just Purchase Price)
This is where many buyers get trapped.
Down Payment Example
For a S$1,000,000 condo:
- 5% cash: S$50,000
- 20% CPF/cash: S$200,000
- Total upfront: S$250,000
Stamp Duties (Often Ignored)
- Buyer’s Stamp Duty (BSD): ~S$24,600
- ABSD (if applicable): 5% to 60%
That’s before renovation, furniture, or moving costs.
Renovation Costs: Budget This Properly
Market prices vary. For a whole house renovation, check our packages or request a custom quote.
As a safe rule, prepare at least 10% of your property value.
Example:
- Home value: S$400,000
- Renovation buffer: ~S$40,000
This covers essential works and prevents panic overspending.
Typical Renovation Costs (2026)
- 4-room HDB: S$35,000 – S$65,000
- Condominium: S$60,000 – S$120,000
- Kitchen: S$15,000 – S$35,000
- Bathroom (each): S$8,000 – S$18,000
Cheap quotes usually mean problems later. Honestly speaking, cutting corners here is risky.
Rent or Buy in Singapore — Which Makes Sense?
Short answer: it depends how long you stay.
Renting
- Low upfront cost (S$6,000 – S$12,000)
- Flexible
- No equity
Buying
- Huge upfront (S$250,000+)
- Builds equity
- Break-even usually after 5–6 years
If you’re staying less than 3 years, renting often makes more sense.
Common Mistakes Singapore Buyers Still Make
- Overstretching loan just to “pass TDSR”
- Ignoring renovation and furnishing costs
- Buying old lease flats without understanding financing limits
- Choosing contractors based only on cheapest quote
- Not planning resale exit before buying
No need to overthink — just plan conservatively.
Frequently Asked Questions
Can foreigners buy property in Singapore?
Yes, but only private condominiums. A 60% ABSD applies. Landed homes need special approval.
How much cash do I really need upfront?
For private property, expect at least 5% cash + stamp duties + legal fees. Easily S$80,000+ cash.
Is 2026 a good year to buy?
For genuine homeowners, yes — prices are stable, supply is improving, and rules are clear. Speculators will struggle.
