All 28 Postal Districts
Singapore Landed Property by District
Terrace, semi-detached, bungalow and Good Class Bungalow — mapped district by district, with the estates that actually hold them. Start where the houses are.
Start Here
Landed housing is not spread evenly across Singapore.
Singapore has 28 postal districts. It does not have 28 landed markets. Landed homes make up a small share of the country's housing stock, and that stock sits in a specific set of estates that were laid out decades ago and have barely grown since.
Some districts are almost entirely landed. District 10 holds the largest concentration of gazetted Good Class Bungalow Areas in the country. District 19 is built around Serangoon Gardens and Kovan. District 15 and District 16 carry the long terrace runs of the East Coast.
Others hold none at all. District 1 and District 6 are commercial and high-rise residential. District 7 is shophouse territory. District 24, covering Tengah and Lim Chu Kang, has no landed housing market to speak of — it is new-town HDB, farmland and military land.
That matters when you are searching. A buyer who filters by district without knowing this spends weeks looking in places where the house they want does not exist. Every district below is linked, including the ones with nothing — because knowing where not to look is half the job.
The Districts
All 28 districts, and what landed stock each one holds.
Tap any district for its history, what is changing there, and the landed picture on the ground.
Raffles Place · Marina Bay · Cecil
Tanjong Pagar · Anson · Duxton
Tiong Bahru · Queenstown · Alexandra
Telok Blangah · Harbourfront · Sentosa
Buona Vista · Clementi · West Coast
City Hall · Clarke Quay · Civic District
Bugis · Beach Road · Kampong Glam
Little India · Farrer Park · Jalan Besar
Orchard · River Valley · Cairnhill
Bukit Timah · Holland · Tanglin
Newton · Novena · Thomson
Balestier · Toa Payoh · Serangoon
Macpherson · Potong Pasir · Bidadari
Geylang · Eunos · Paya Lebar
Katong · Joo Chiat · Marine Parade
Bedok · Upper East Coast · Bayshore
Changi · Loyang · Pasir Ris East
Tampines · Pasir Ris · Simei
Hougang · Sengkang · Punggol
Ang Mo Kio · Bishan · Thomson
Upper Bukit Timah · Beauty World · Clementi Park
Jurong · Boon Lay · Lakeside
Hillview · Bukit Panjang · Choa Chu Kang
Tengah · Lim Chu Kang
Woodlands · Kranji · Admiralty
Upper Thomson · Mandai · Springleaf
Sembawang · Yishun
Seletar · Yio Chu Kang
Know What You Are Buying
The five landed house types, and what URA actually requires.
Two houses can look identical from the street and sit under completely different rules. What you are allowed to rebuild is set by the plot, not the building.
| Type | What it is | Minimum plot | Minimum width |
|---|---|---|---|
| Inter-terrace | A terrace unit with neighbours on both sides, sharing party walls. The entry point to landed ownership. | 150 sqm | 6 m |
| Corner terrace | The end unit of a terrace row. One flank is open, which buys side land, side windows and a real price premium. | 200 sqm | 8 m |
| Semi-detached | Two houses sharing a single party wall, each on its own land title. Back-to-back semi-detached share a rear wall instead. | 200 sqm | 8 m (10 m back-to-back) |
| Detached (bungalow) | Freestanding, no shared walls, setbacks on all sides. In Singapore "bungalow" means detached — it says nothing about storeys. | 400 sqm | 10 m |
| Good Class Bungalow | A bungalow inside one of the 39 gazetted Good Class Bungalow Areas. A large bungalow outside a GCB Area is not a GCB, however big it is. | 1,400 sqm | 18.5 m (30 m depth) |
Plot and width minimums are URA development control guidelines for new landed housing. Existing houses on smaller plots are common and remain perfectly saleable — the minimums bite when you want to rebuild or subdivide. Figures current as at August 2026.
Cluster and strata landed
Houses of landed form held on strata title inside a development with shared facilities and an MCST. You get the house, not the land title, and you pay monthly maintenance. Eligibility rules for foreign buyers differ from land-titled landed — sometimes decisively.
2-storey versus 3-storey estates
Most safeguarded landed estates, Good Class Bungalow Areas included, are capped at two storeys. Estates without that restriction can go to three. It is a first-order driver of what a plot is worth — and it appears on no portal listing anywhere.
Tenure
Freehold, 999-year and 99-year landed are three different markets.
Buyers arrive assuming landed means freehold. It does not. Whole estates sit on 999-year titles — a large share of the East, the North and the West is 999-year rather than freehold, often on leases granted in the 1800s. In practice 999-year prices close to freehold, but it is not the same title and it is not always priced as though it were.
Then there is genuine 99-year landed. Sentosa Cove is entirely 99-year. So are pockets of Woodlands, Jurong and Pasir Ris, and a number of newer cluster developments. These trade at a real discount to the freehold estates around them, and the discount widens as the lease runs down.
Tenure is not visible from the street and is easy to skim past in a listing. On a house you intend to hold for twenty years, it is one of the two or three decisions that actually matter.
Common Questions
Landed property in Singapore, answered plainly.
Which Singapore districts have landed property?
Most of them, but not all. The deepest landed markets sit in Districts 10, 11, 15, 16, 19, 20, 21, 23, 26, 27 and 28, with substantial stock also in 5, 13, 14, 17, 18 and 22. Districts 1, 6 and 7 have no landed housing market — they are commercial, high-rise residential and conservation shophouse territory. District 24, covering Tengah and Lim Chu Kang, has none either. Districts 2, 3, 8 and 9 hold small, expensive pockets, mostly conservation terrace.
Which district is best for landed property in Singapore?
It depends entirely on what you are optimising for. For prestige and Good Class Bungalows, District 10 is the benchmark, with District 11 and District 21 behind it. For an HDB upgrader wanting the most house per dollar, the 999-year estates of District 19, 23, 27 and 28 stretch a budget furthest. For families set on the East Coast schools and the sea, it is District 15 and District 16. There is no single best district, only the best district for your budget, your commute and your school catchment.
Can a Singapore PR buy landed property?
Not automatically. Landed housing is restricted property under the Residential Property Act, and a Permanent Resident must obtain approval from the Land Dealings Approval Unit at the Singapore Land Authority. The stated criteria are at least five years of PR status and an exceptional economic contribution to Singapore. Approved purchases are for owner-occupation only, cannot be rented out, and cannot be disposed of within five years. Singapore Citizens buy landed without approval.
Can foreigners buy landed property in Singapore?
Only with approval, and the bar is high. Mainland restricted properties must not exceed 15,000 sq ft and must not sit inside a gazetted Good Class Bungalow Area, which is closed to foreign buyers entirely. Sentosa Cove is the standing exception — the one location where a foreigner can buy a landed home on a comparatively streamlined basis, subject to approval. Verify the current rules with SLA before you commit to anything.
What is the difference between a corner terrace and a semi-detached?
A corner terrace is the end unit of a terrace row — it shares one party wall and has open land on the other flank. A semi-detached shares one party wall with a single neighbour and is not part of a row. Both carry a 200 sqm minimum plot under URA guidelines. The practical differences are the setbacks, the redevelopment envelope, and how the estate around them is zoned. A corner terrace in a Mixed Landed area can sometimes be rebuilt to a semi-detached form. One in a Terrace area cannot.
What is a Good Class Bungalow Area, and where are they?
Good Class Bungalow Areas are 39 gazetted zones where URA safeguards the lowest-density, most tightly controlled landed housing in Singapore. Plots must be at least 1,400 sqm with 18.5 m frontage and 30 m depth, and development is generally capped at two storeys. The largest concentration sits in District 10, with the remainder clustered in Districts 11, 20, 21 and 23. Roughly 2,800 plots exist in total, and the number does not grow.
Not sure which district your budget actually reaches?
Landed stock is thin and moves quietly. Tell us the budget, the school catchment and the commute, and we will tell you honestly which districts are in play — including the ones that are not.