Singapore real estate market — prices, rental yield and trend

• Average price: $22,446 / m²
• Gross rental yield: 2.79%
• 12-month price change (USD): 4.5%
• Net rental yield: 2.22%
• Transaction cost: 5.6%
• Price basis: prime district

Residential property in Singapore averages $22,446 per square metre, +4.5% in dollar terms over the last twelve months. That makes it the 2nd most expensive of the 264 markets in the set.

What a buyer pays in Singapore

The $22,446 figure is an average for a prime district only: it describes the capital's market, not the country as a whole — most of the country trades well below it. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 5.6% of the price here. On a 100 m² apartment at the average price that is roughly $125,700 on top of the $2,244,640 purchase price. That is below the 9.5% median across the set, which shortens the time it takes for a purchase to break even. Of that, the transfer tax alone is 60%; the rest is notary, registration and agency fees.

What it earns

A square metre lets for about $52.2 a month. Against a purchase price of $22,446 per square metre that is 2.8% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 291st of 311 markets by gross yield. Rental income is taxed at 20.4–24% — the rate is not a single number here. That is the difference between 2.1% and 2.2% net on the same property. The 2.2% net figure we publish uses 20.4%.

How the tax works. Non-resident individual: rental income is taxed at the flat 24% rate (from YA 2024; 22% before). IRAS states the 24% "applies to all income including rental income from properties". For tenanted residential property, deemed rental expenses of 15% of gross rent may be claimed instead of actual expenses, so the effective burden on gross rent is 0.24 x 0.85 = 20.40%. Range: 20.40% (with deemed expenses) to 24.00% (no expense claim). If the owner becomes a Singapore tax resident, progressive resident rates apply instead. Mortgage interest is deductible on top of the 15% — our reference case is unleveraged, so it is not applied. Source: IRAS, retrieved 2026-09-20.

Where the price sits against its own history

Prices are +38.5% over five years and +70.1% over ten in local terms.

Singapore house price index, 2016–2026 (2016 = 100)

Rebased to 100 in 2016, the index stands at 157.5 in 2026.

Who can buy in Singapore

Freehold for condos; landed property needs approval; 60% ABSD for foreigners. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Singapore is built from recorded transaction prices. It was last refreshed on 2026-11-05. We rate our confidence in this market’s data medium: the series is usable, but thinner or less current than our best-covered markets. We recompute every market the same way; a figure that fails our checks is suppressed, not guessed.

Sources: aprea.asia · realestateasia.com · iras.gov.sg · withersworldwide.com · ura.gov.sg · api.frankfurter.dev. Snapshot: 2026-11-05.