District 16 Landed Prices 2026: Terrace $1,952 psf, Semi-D $1,516 psf, Bungalow $997 psf of Land

Expert takeaway: District 16 landed prices in 2026 give a buyer three very different entry points: a terrace at a median $1,952 psf of land, a semi-detached house at $1,516 psf and a bungalow at $997 psf. The lower psf on bigger plots does not mean cheaper homes, and freehold tenure adds about 30% to the land price.

Bedok and the Upper East Coast hold one of the east's larger landed belts, and owners and buyers alike want to know what a house there is worth today. This guide sets out the District 16 landed medians by house type and tenure, what a typical plot costs, the stamp duty and loan limits that apply, and how landed prices compare with the district's condos on a like-for-like basis.

District 16 Landed Prices 2026: What Each House Type Costs per Sq Ft of Land

A District 16 terrace house sold at a median $1,952 psf of land, a semi-detached house at $1,516 psf of land and a detached house or bungalow at $997 psf of land, based on PropertyNet analysis of URA caveats, Oct 2025 to Sep 2026, which you can track on the latest District 16 data page. These are medians: roughly half of the deals in each type sat below the figure and half above. Landed psf is the price per sq ft of LAND area, as URA records it, not the floor area of the house.

Worked prices are rounded to the nearest $10,000. The 211 deals split into 105 terraces, 96 semi-detached houses and 10 detached houses, so the bungalow median rests on a small sample and a single unusual sale can move it. The all-landed median of $1,739 psf of land is weighted towards terraces and semi-detached houses because they make up 201 of the 211 deals.

The pattern is the usual one for landed homes: the psf of land falls as the plot grows. A bungalow plot here is about three times the size of a terrace plot, so even at about half the terrace psf it costs about $1,870,000 more at the median worked prices.

Freehold vs 99-Year Landed in District 16: A Premium of About 30%

Freehold and 999-year terraces in District 16 sold at a median $2,078 psf of land against $1,603 psf for 99-year terraces, a gap of $475 psf or 29.6%. For semi-detached houses the medians are $1,679 and $1,278 psf of land, a gap of $401 psf or 31.4%. The data groups freehold and 999-year deals together, so the higher figure covers both tenures.

Freehold and 999-year homes dominate the market: 86 of the 105 terrace deals and 80 of the 96 semi-detached deals. The 99-year medians rest on only 19 and 16 deals, so read the premium as a guide rather than a fixed discount. A 99-year house is cheaper to enter, but its land value is tied to a shrinking lease, while a freehold or 999-year plot keeps its land value for a future rebuild.

What Drives District 16 Landed Prices

Plot size and tenure explain most of the spread in the table above: bigger plots carry a lower psf of land, and freehold or 999-year land costs about 30% more than 99-year land for the same house type. Beyond those two, buyers in Bedok and the Upper East Coast weigh three things.

• Rebuild potential. An older house on a regular freehold plot is often bought for its land, and what can be rebuilt depends on URA's landed housing controls for that street, which you can look up on the URA website before you bid.
• The estate and the street. Quiet inner roads, plot shape and frontage move individual prices well away from the district median, which is why a single median should be checked against a specific address.
• Schools and transport. Families often pay attention to which primary schools and MRT stations lie nearby, and that demand shows up in how quickly well-located houses sell.

Eligibility narrows the buyer pool too. Landed homes everywhere, including Sentosa Cove, are restricted. Permanent residents and foreigners need government approval under the Residential Property Act before buying, though Sentosa Cove approvals are usually granted. If you already own a house here and want a realistic number for your own plot, check what your home is worth against recent caveats rather than the district median alone.

Buying a District 16 Landed Home: Stamp Duty, ABSD and Loan Limits

A $3,120,000 District 16 terrace carries $126,800 in Buyer's Stamp Duty, a $3,940,000 semi-detached house $176,000 and a $4,990,000 bungalow $239,000, calculated on the IRAS residential BSD rates of 1% to 6%. Every price here is above $3,000,000, so the 6% band applies to the top slice.

BSD Band by Band at the Three Typical Plots

The 5% band on the $1,500,000 between $1.5M and $3.0M adds $75,000 to every one of these purchases, and the 6% band covers the rest.

ABSD for a Second Home

Under the IRAS ABSD rates, a Singapore Citizen pays 0% on a first home and 20% on a second, so a citizen who buys the $3,120,000 terrace while still owning a condo or HDB flat pays $624,000 in ABSD (about $788,000 on the semi-detached house and $998,000 on the bungalow). A married couple, at least one spouse a Singapore Citizen, who buy jointly pay the 20% upfront within 14 days and get it refunded if they sell their first home within 6 months after the date of purchase of the completed landed home. The first home counts as sold when its buyer exercises the OTP, the couple must not buy another residential property in between, and they must apply for the refund within 6 months after that sale. BSD and ABSD are both due within 14 days of exercising the option, and CPF OA savings can reimburse them. Run your own figures with our stamp duty calculator.

Loan Limits and the Income Test

A first housing loan is capped at 75% of the price under the MAS loan-to-value limits, falling to 55% if the tenure exceeds 30 years or the loan runs past age 65. On the $3,120,000 terrace, a 75% loan of $2,340,000 leaves a $780,000 downpayment, of which at least 5%, or $156,000, must be cash and the rest can come from CPF OA. A buyer with an outstanding housing loan is held to 45% LTV, which means a $1,716,000 downpayment with at least 25%, or $780,000, in cash.

The TDSR rule caps all debt repayments at 55% of gross monthly income, tested at a 4% floor rate. A $2,340,000 loan over 30 years at 4% costs about $11,172 a month. A household with no other debts needs about $20,313 a month in gross income. The 30% MSR does not apply: it covers only HDB flats and ECs still within their minimum occupation period.

District 16 Landed vs Condo: Comparing Like for Like

The $1,739 psf median for all District 16 landed deals is per sq ft of land and cannot be set against the $1,532 psf median for the district's resale condos, which is per sq ft of strata area, over 605 deals in the same PropertyNet analysis. The two measures count different things, so compare total prices instead.

A 1,200 sq ft resale condo at the $1,532 psf median works out to about $1,838,400, which is $1,281,600 below the $3,120,000 terrace. What the extra money buys is land, a house with no shared facilities and the option to rebuild; what it costs is upkeep you handle yourself. If the condo you are weighing is a resale unit, also check which floor-area convention it uses: projects approved before 1 June 2023 include aircon ledges and other voids in their strata area, while harmonised projects exclude them. Our District 16 condo price guide covers resale and new launch psf in the same district, and our strata landed vs inter-terrace comparison covers the middle path. New launches across Singapore are reviewed in our new launch condo reviews.

Opportunities and Risks for District 16 Landed Buyers and Owners

The opportunity in District 16 landed is choice at different budgets; the main risk is paying a freehold premium or a big-plot price without checking the specific house against the median.

• Opportunity: 99-year entry. A 99-year terrace at the $1,603 psf of land median costs about $2,564,800 on a 1,600 sq ft plot, $760,000 below its freehold equivalent.
• Opportunity: land value. Freehold and 999-year plots, which make up most deals, keep their land value for a future rebuild.
• Risk: thin samples. The bungalow median rests on 10 deals and the 99-year medians on 19 and 16, so one sale can shift them.
• Risk: selling early. A home bought on or after 4 Jul 2025 carries Seller's Stamp Duty of 16%, 12%, 8% or 4% if sold within its first, second, third or fourth year.
• Risk: holding costs. Landed owners pay property tax at the progressive owner-occupier or non-owner-occupier rates on the IRAS property tax rates page, plus the full cost of maintaining the house and roof.

Every District 16 landed home sits on its own plot, tenure and street, so the medians here are a starting point rather than a price tag. If you are weighing a terrace against a semi-detached house, freehold against 99-year, or planning to sell a condo or HDB flat to move into landed in Bedok or the Upper East Coast, reach out to PropertyNet.SG for an independent look at the numbers for your own situation.