District 15 Landed Prices 2026: Terrace $2,724 psf, Semi-D $2,617 psf, Bungalow $2,137 psf of Land

Expert takeaway: District 15 landed prices in 2026 sit at a median of $2,724 psf of land for terraces, $2,617 psf for semi-detached houses and $2,137 psf for bungalows, and every deal in the period was freehold or 999-year. The bigger the plot, the lower the price per sq ft of land, but the higher the total cheque and the stamp duty that follows it.

East Coast, Marine Parade and Katong form one of Singapore's oldest landed enclaves, and the numbers show it is still a freehold market. This guide sets out what each landed type in District 15 costs per sq ft of land and at a typical plot, what a buyer pays in stamp duty and cash, and why the landed figures should never be read against a condo's psf as if they measured the same thing.

District 15 Landed Prices in 2026: The Medians by Type

Terraces in District 15 sold at a median of $2,724 psf of land over 212 deals, according to PropertyNet analysis of URA caveats, Oct 2025 to Sep 2026, which you can view on the latest District 15 data page. Semi-detached houses followed at $2,617 psf of land over 122 deals, and detached houses and bungalows at $2,137 psf of land over 61 deals. Across all 395 landed deals the median was $2,601 psf of land.

Terraces made up 53.7% of the district's landed deals (212 of 395), which makes them the most liquid landed type here. The semi-detached median sat $107 psf of land below the terrace median and the bungalow median $587 psf below it. That pattern is common in landed markets: a larger plot costs more in total but less per sq ft, because fewer buyers can write a cheque of $10 million or more. For a comparison with another landed district, see our breakdown of District 19 landed prices by type.

What a Typical District 15 Landed Plot Costs, With Stamp Duty

Buyer's stamp duty on the typical District 15 terrace at $4,360,000 is $201,200, and it reaches $581,000 on the typical $10,690,000 bungalow. Residential BSD is progressive, from 1% on the first $180,000 up to 6% on the portion above $3,000,000, as set out on the IRAS buyer's stamp duty page. Each typical plot price above passes the $3,000,000 threshold, so the 6% band applies to each one.

ABSD comes on top: a Singapore Citizen pays 0% on a first property and 20% on a second, $872,000 on the typical terrace. PRs pay 5% on a first property, foreigners 60%, entities 65%, under the rates on the IRAS ABSD page. BSD and ABSD are payable within 14 days of exercising the option, and CPF OA savings can reimburse them. You can run your own BSD and ABSD figures for any plot size before you negotiate.

The cash and loan behind a $4,360,000 terrace

A first-time borrower can take a 75% loan on the typical terrace, which is $3,270,000, provided the tenure is 30 years or less and does not run past age 65, under the MAS loan tenure and LTV limits. The minimum cash is 5% of the price, and the rest of the 25% downpayment may come from CPF OA.

The TDSR caps all debt repayments at 55% of gross monthly income, tested at a 4% floor rate with a 30% haircut on variable income, under the MAS TDSR rules. The 30% MSR does not apply, because it covers only HDB flats and ECs still within their minimum occupation period. A buyer with an outstanding housing loan drops to a 45% LTV and needs 25% of the price in cash.

Freehold Dominates District 15 Landed Prices

All 395 landed deals in District 15 between Oct 2025 and Sep 2026 were freehold or 999-year, so the data shows no 99-year landed price for the district. That matters for two reasons. First, there is no leasehold discount to trade off against, so a buyer looking for a cheaper way into landed living in East Coast or Katong has to give up plot size or type rather than tenure. Second, a freehold plot keeps its land value without a lease running down, which is a large part of why owners hold these houses for decades.

Rebuild potential is the other value driver. An older terrace on a 1,600 sq ft plot is often priced on its land and on what can be built on it, not on the condition of the house. Buyers who plan to rebuild should check the planning parameters for the specific plot with URA before they commit, since the rebuild budget comes on top of the purchase price and stamp duty.

Landed vs Condo in District 15: Why the psf Figures Do Not Compare

The district's non-landed resale median was $1,858 psf over 1,026 deals in the same period, but that figure is per sq ft of strata (floor) area, while every landed figure above is per sq ft of land. A two-storey terrace has a built-up area that differs from its land area, so setting $2,724 psf of land against $1,858 psf of strata area says nothing useful about which costs more per sq ft of living space.

The fair comparison is total price. At the $1,858 psf median, a 1,200 sq ft resale condo in District 15 costs about $2,229,600, against $4,360,000 for the typical terrace: a gap of $2,130,400. The landed buyer pays that premium for land, privacy, freehold tenure and rebuild options; the condo buyer gets facilities and a shared maintenance structure. Our guide to strata landed against an inter-terrace works through that trade-off at a lower budget.

New launches add another wrinkle. Most 2026 launches use the harmonised floor-area rules, which exclude aircon ledges and voids from saleable area, while older projects keep their original measurement. In District 15, our Meyer Blue review covers a project that still quotes floor areas the old way with aircon ledges included, a reminder to check which convention a project uses before comparing its psf with resale units.

Rules and Holding Costs for a District 15 Landed Buyer

Landed homes outside Sentosa Cove are reserved for Singapore Citizens as the general rule, so anyone else should check their eligibility with the Singapore Land Authority before making an offer. Singapore Citizens pay 0% ABSD on a first property and 20% on a second.

• Married couples upgrading: a couple with at least one Singapore Citizen spouse who buy a completed second home jointly pay the 20% ABSD upfront within 14 days, and get it refunded if they sell their first home within 6 months of the date of purchase. The first home counts as sold when its buyer exercises the OTP; the couple must stay married, buy no other residential property in between, and apply for the refund within 6 months after the sale.
• Selling soon: a landed home bought on or after 4 Jul 2025 carries SSD of 16%, 12%, 8% or 4% if sold within year 1, 2, 3 or 4, under the IRAS SSD rules.
• CPF use: CPF OA can fund the downpayment above the minimum cash and reimburse stamp duty; check the limits for your age and property on the CPF home ownership page.
• Property tax: owner-occupier and non-owner-occupier rates are progressive on the annual value, and a high-value landed home falls into the upper bands; look up the current bands on the IRAS property tax rates page.

There is no condo management fee, but roof, facade, plumbing and garden upkeep all fall on the owner, and an older house can need a major refresh well before a rebuild.

Opportunities and Risks in District 15 Landed Property

The main opportunity is depth: 395 landed deals in 12 months gives buyers and sellers real comparables, and the 212 terrace deals make that type the easiest to price. Owners thinking of selling can estimate what their house is worth against these medians before talking to buyers.

• Opportunity: freehold or 999-year tenure across every recorded deal protects land value over time.
• Opportunity: semi-detached plots cost only $107 psf of land less than terraces in median terms, so a buyer stretching to a semi-D gets a larger plot at a similar unit land price.
• Risk: the quantum is high, with BSD alone of $201,200 to $581,000 on typical plots, and 20% ABSD for a citizen keeping a first home.
• Risk: medians hide wide variation by plot shape, frontage and road; a single plot can trade well above or below them.
• Risk: these are price levels for one 12-month period and do not show whether prices are rising or falling.

Every landed purchase in District 15 turns on the specific plot, your existing property and how you finance a cheque of about $4,360,000 for a typical terrace. If you are weighing a terrace against a semi-detached house, timing a sale of your first home for the ABSD refund, or deciding whether to rebuild, reach out to PropertyNet.SG for an independent, numbers-first assessment of your situation.