planSingapore private-home prices rise 1.4% as landed leads
Landed gains outpaced non-landed homes in 3Q2026. Twelve quarterly readings and URA’s supply pipeline put different parts of a sale-and-replacement decision in view.
Singapore’s private-home prices rose approximately 1.4% in the third quarter of 2026, up from 0.5% in the preceding quarter, calculations from the official quarterly index show. Landed-home prices increased by about 2.9%, while non-landed homes—the category covering apartments and condominiums—rose about 1.0%.
For an owner weighing an apartment sale against a landed purchase, the difference deserves attention: the two sides of a move are not following an identical price path. The latest twelve quarterly observations, in the SingStat table updated on 23 October 2026, show repeated periods when landed and non-landed prices moved in opposite directions.
A faster quarter, not just a higher reading
The overall private residential property price index increased from 219.4 in 2Q2026 to 222.5 in 3Q2026. The preceding quarter’s rise was smaller, from 218.3 to 219.4. The latest reading therefore represents an acceleration in quarterly price growth, rather than simply another higher index number.
The calculation card puts that change in percentage terms using the previous quarter as the starting point. The distinction is straightforward: an increase in index points is not itself a percentage increase. Comparing the change with the previous reading produces the approximately 1.4% quarterly gain.
All three series use the published reference 1st Quarter 2009 = 100. This lets readers follow price movement over time; it does not turn an index reading into a typical home’s dollar price. A landed reading above the non-landed reading is therefore not a measure of the dollar gap between a house and an apartment.
How it is calculated · result shown to 1 decimal place(222.5 − 219.4) ÷ 219.4 × 100 ≈ 1.4%
Calculated from rounded published observations in the same aggregate series, using the previous quarter as the denominator. Aggregate index, not an individual property return or a district price. Read the source methodology and coverage notes before comparing across time.
Landed homes extended their rise; non-landed homes rebounded
The landed index climbed from 258.4 to 265.9 in the latest quarter. That followed a rise from 252.1 to 258.4 in 2Q2026, making this a second consecutive quarterly increase. Non-landed homes took a different route: their index edged down from 210.8 to 210.6 in the second quarter, then recovered to 212.7 in the third.
The latest result thus combines continued gains for landed homes with a return to growth for non-landed homes. Both categories reached their highest readings within the twelve-observation window, but they arrived there through different recent movements.
A full-year comparison gives the latest quarter another perspective. Between 3Q2025 and 3Q2026, the overall index increased by approximately 3.4%, the landed index by 8.6%, and the non-landed index by 2.0%. These changes compare the latest reading with the reading four quarterly intervals earlier; they are not annual forecasts or the sum of four rounded quarterly percentages.
That puts the difference in recent growth into focus. Landed homes did not merely post the larger increase in the latest quarter: their index also rose considerably more over the preceding year. For someone planning to sell a non-landed home and buy a landed one, using the overall 3.4% annual increase as the same assumption for both sides would conceal the different category movements. It is a reason to examine each side separately, rather than treat a national average as the price path for every property.
Twelve readings show why the route matters
The chart runs from 4Q2023 to 3Q2026, showing every quarterly observation. Twelve readings give eleven intervals of change, rather than twelve full quarters of growth measured from the first point.
Across those eleven intervals, the overall index moved from 201.5 to 222.5, an increase of about 10.4%. Landed homes rose from 233.2 to 265.9, or 14.0%, while non-landed homes increased from 194.2 to 212.7, or 9.5%. Each percentage uses that category’s own first reading as its denominator. These are cumulative changes across the displayed window, with no conversion into an annual rate.
The endpoints show how far each series travelled. The intervening readings show how unevenly it happened. Both views matter: a household that last checked the market a year ago is comparing a different interval from one that began planning its move in late 2023.
Across that window, the overall index rose through the first half of 2024, slipped in the third quarter, then increased at every subsequent observation. The latest acceleration sits within an established upward sequence; it is not the first increase after a prolonged overall decline.
The category lines tell a more varied story. In 3Q2024, the landed index fell from 243.8 to 235.5 while the non-landed index edged up from 197.3 to 197.5. The following quarter brought another small landed decline, alongside a larger increase in the non-landed index.
Late 2025 offers another useful contrast. Between the third and fourth quarters, the landed index rose from 244.8 to 253.1, while the non-landed index eased from 208.5 to 208.1. In the next quarter, their directions reversed: landed edged down and non-landed increased.
These episodes explain why a national line is not enough for a sale-and-replacement decision. The question is not simply whether the market has risen since an owner last looked. It is whether the evidence relevant to the intended purchase has changed in the same way as the evidence relevant to the sale.
- Residential Properties
- Landed
- Non-Landed
Twelve consecutive quarterly observations contain eleven quarter-to-quarter intervals. All series use the published base, 1st Quarter 2009 = 100. These are aggregate price indices, not dollar prices or individual-home returns. Relative movements do not establish segment contributions without aggregation weights. The retained methodology describes attribute adjustment and five-quarter fixed aggregation weights from 1Q2015.
Supply adds context on a different timetable
The final URA release dated 23 October 2026 also sets out a forward supply pipeline. It puts 4,745 private residential units on the second-half 2026 Confirmed List under the Government Land Sales programme, bringing full-year Confirmed List supply to 9,320 units. These programme figures describe a different stage from homes potentially becoming available for sale or reaching completion.
The second-half figure is already included in the full-year figure. Adding 4,745 to 9,320 would therefore count that portion twice. The useful comparison is between a part-year programme and its full-year total, with their dates kept attached—not two separate amounts of additional supply.
URA says more than 32,000 private housing units, including Executive Condominium units, could be made available for sale over the next one to two years. It describes that as part of 57,200 private residential units expected to be completed over the next few years. Those figures use different time windows and supply measures; they should not be added together or treated as a count of homes available to choose from today. They add supply context without establishing why prices rose or predicting the next price movement.
From a market reading to a replacement budget
The index is designed to do more than average the prices of the homes sold in a quarter. URA’s published methodology says that from 1Q2015 it uses a statistical approach called stratified hedonic regression, controlling for differences such as property age and unit size. In plain language, it attempts to separate price movement from changes in the characteristics of homes changing hands.
An illustrative change in the mix of homes sold helps explain the distinction. A quarter containing more large homes could produce a higher simple average transaction price even without the same increase in the prices of comparable homes. Controlling for size is intended to reduce that distortion. This is an explanation of the method, not a claim that such a change in the sales mix caused the latest quarterly result. The reported index and an average purchase price answer different questions.
The methodology also describes five-quarter fixed weights for combining price movements. Its inputs include lodged caveats, stamp-duty data and developer submissions. These adjustments make the series useful for tracking broad market changes, rather than treating every quarter’s transactions as an identical basket of homes.
For an owner planning a replacement purchase, the practical interpretation is to work with two separate price assessments. Use relevant completed transactions to assess the likely sale proceeds, and separately examine comparable purchases for the intended replacement. The category trend helps frame those enquiries; it should not substitute for them.
