KEY HIGHLIGHTS
- Buying a home in Singapore in 2026 costs far more than the listed price.
- Stamp duties, CPF interest, loans, and renovation can add 20%–35% extra.
- Realistic first-year home costs range from S$500,000 to over S$3 million.
Here’s the honest truth most buyers only realise too late: the property price you see on listings is just the starting point. In 2026, with stricter loan limits, still-elevated interest rates, and firm cooling measures, buying a home in Singapore requires serious financial planning — not guesswork.
For many Singaporeans, this is the biggest purchase of their life. Whether you’re eyeing an HDB resale flat, a new condominium, or even landed property, the real cost includes taxes, CPF usage, legal fees, renovation, and long-term ownership expenses. Miss any of these, and your budget can blow up very quickly.
Before diving into the details, here’s a quick snapshot of typical 2026 Singapore property prices to set expectations.
| Property Type | Typical Price Range (2026) |
|---|---|
| HDB Resale Flat | S$400,000 – S$900,000 |
| Executive Condominium (EC) | S$900,000 – S$1.4 million |
| Private Condominium | S$1.2 million – S$2.5 million |
| Landed Property | S$2.8 million – S$6 million+ |
And no — this is nowhere near the final amount you’ll actually pay.
Cost of Buying an HDB Flat in Singapore (2026)
For most first-time buyers, HDB flats remain the most affordable entry point into homeownership. But even here, the costs add up faster than many expect.
Purchase Price
- BTO flats: From around S$300,000, depending on location and flat type
- Resale flats: Commonly S$450,000 to S$850,000, especially near MRTs or mature estates
Down Payment
- HDB Loan: Up to 20%, fully payable using CPF Ordinary Account
- Bank Loan: Up to 25%, with a minimum 5% in cash
Buyer’s Stamp Duty (BSD)
BSD is calculated progressively:
- 1% on first S$180,000
- 2% on next S$180,000
- 3% on next S$640,000
- 4% on remaining amount
Example:
A S$600,000 resale HDB flat attracts about S$14,600 in BSD.
Legal & Administrative Fees
- Conveyancing and legal fees: S$2,000 – S$3,000
- HDB resale admin fees: around S$80
CPF Usage
CPF OA can be used for:
- Down payment
- Monthly mortgage instalments
However, CPF used must be refunded with accrued interest when the flat is sold — something many buyers forget.
Estimated upfront cost for HDB buyers: S$90,000 – S$150,000, depending on loan type and CPF balance.
Cost of Buying a Private Condominium in Singapore
Private property offers lifestyle and investment appeal, but the entry cost is significantly higher.
Purchase Price (2026)
- OCR: S$1.2m – S$1.6m
- RCR: S$1.5m – S$2.2m
- CCR: S$2.2m and above
Down Payment
- 25% total
- 5% cash
- 20% CPF or cash
Buyer’s Stamp Duty Example
A S$1.8 million condo incurs roughly S$59,600 in BSD.
Additional Buyer’s Stamp Duty (ABSD)
ABSD is the biggest deal-breaker for many buyers in 2026:
| Buyer Profile | ABSD Rate |
|---|---|
| Singapore Citizen (1st home) | 0% |
| Singapore Citizen (2nd home) | 20% |
| PR (1st home) | 5% |
| Foreigner | 60% |
Legal & Bank Fees
- Legal fees: S$3,000 – S$6,000
- Valuation and bank charges: S$500 – S$1,500
Estimated upfront cost for a private condo: S$300,000 – S$500,000+.
Cost of Buying Landed Property in Singapore
Landed homes sit in a different financial league altogether.
Typical Prices
- Terrace houses: S$2.8m – S$4m
- Semi-detached: S$4m – S$6m
- Good Class Bungalows: S$10m+
Extra Costs to Expect
- Much higher BSD due to price
- Renovation costs often exceed S$300,000
- Foreign ownership requires special approval
Estimated upfront cost: S$800,000 – S$1.5 million+.
Home Loans & Interest Costs in 2026
Loan rules are tightly regulated and can change quickly.
Loan-to-Value Limits
- First housing loan: up to 75%
- Lower limits apply for second or subsequent loans
Interest Rates (2026 Estimates)
- Floating rates: 3.0% – 3.8%
- Fixed rates: 3.2% – 4.0%
Example:
A S$1.5m condo with a 75% loan, 25 years, at 3.5% interest
→ Monthly repayment: around S$5,600
Renovation, Furnishing & Move-In Costs
These are unavoidable — and often underestimated.
| Expense | Estimated Cost |
|---|---|
| HDB renovation | S$30,000 – S$60,000 |
| Condo renovation | S$50,000 – S$120,000 |
| Furniture & appliances | S$20,000 – S$50,000 |
| Air-conditioning | S$5,000 – S$8,000 |
Ongoing Ownership Costs Many Buyers Forget
Owning the home is where long-term costs really kick in.
- Property tax: S$1,000 – S$30,000+ per year
- Condo maintenance: S$300 – S$600 per month
- Home insurance: S$300 – S$800 per year
- CPF accrued interest repayment upon sale
Honestly speaking, CPF accrued interest is one of the biggest “invisible” costs in Singapore property ownership.
Realistic Total Cost Summary (2026)
| Property Type | Realistic First-Year Cost |
|---|---|
| HDB Flat | S$500,000 – S$1 million |
| Private Condo | S$1.4 million – S$3 million |
| Landed Property | S$3.5 million – S$7 million+ |
Frequently Asked Questions
Is buying property in Singapore still affordable in 2026?
For most Singaporeans, HDB flats remain affordable with CPF support. Private property requires stronger income, savings, and long-term planning.
How much cash do I really need upfront?
- HDB with bank loan: around 5% cash
- Private property: minimum 5% cash, more if ABSD applies
What’s the most commonly missed cost?
CPF accrued interest, stamp duties, and renovation costs are the biggest surprises for first-time buyers.
The Real Verdict for Singapore Home Buyers
Buying a home in Singapore in 2026 is not just about securing a loan or winning a flat. Once everything is added up, the true cost is often 20%–35% higher than expected.
For most Singaporeans, the smart move is simple:
- Stress-test your mortgage
- Plan CPF usage properly
- Budget beyond the listing price
No need to overthink — just plan properly. A well-informed purchase today can protect your finances for decades.
Sources (Official Singapore Government Websites)
