The price gap between freehold strata landed and conventional landed houses has widened to over S$1 million in Singapore, according to data from the first half of 2026. Freehold terraces averaged S$5 million, while freehold strata landed homes averaged S$3.95 million. This divergence reflects how ownership models in the residential market have shifted.
What a strata landed home actually is
With a strata landed home, an owner holds title to the house but not the land it stands on. That land is shared among residents, similar to the common areas in a condominium. A common term for this type of gated development is a cluster home, though the category is broader. It includes projects like Pollen Collection without a gated compound, as well as landed units inside condominiums like D’Leedon.
Families searching for freehold landed houses often end up viewing strata options because they share similar layouts and price points. The challenge for buyers is not access to information, but interpreting what that information means for their finances and goals. The Urban Redevelopment Authority (URA) records the size of an ordinary landed house by the land it sits on, and the size of a strata landed home by its floor space.
Because the two measurements differ, comparing price per square foot (PSF) between them can be misleading. The Stacked Pro series compares these properties on total purchase price instead, offering a more consistent analysis. This approach helps buyers understand what they are paying for in absolute terms.
Strata landed homes occupy a smaller slice of the market. In the first half of 2026, there were only 57 freehold strata landed transactions, compared to 447 freehold terrace sales. This thin market makes it difficult to track performance data, as past gains or losses are harder to measure with small sample sizes. The series focuses on eight specific developments to address this gap.
How the eight developments were selected
The shortlist began with every named strata landed development in Singapore, ranked by recent resale activity over the last two years. Only projects with freehold landed resales within a kilometre were kept, ensuring each has comparable neighbours. The Shaughnessy was excluded because it lacks qualifying landed neighbours, despite having the most recent sales of any strata landed project in the country.
The final eight are Cabana and Horizon Gardens in Ang Mo Kio, Este Villa and Belgravia Villas in Serangoon, D’Manor and Hillcrest Villa in Bukit Timah, and Dalla Vale in Yishun. Three of these are pairs sharing an estate, which allows for a cleaner comparison of the developments themselves against the same landed neighbours.
Two exceptions were made to the qualifying list. The Teneriffe, which had sufficient resale data, was omitted because it sits next to Hillcrest Villa, sharing the same expensive semi-detached and bungalow neighbours. Its place went to Dalla Vale, the only freehold development on the list in the north. Alana was also excluded because it tied with Horizon Gardens on resale count, and Horizon Gardens had more freehold terraces within a kilometre.
Figures used in the analysis come from sub-sales and resales, not new launches. Launch prices reflect conditions in a single month and do not always represent the broader market. The national data spans from 2016 to June 2026, with district comparisons running from 2024 to June 2026. For individual development articles, “recent” sales are defined as those between August 2024 and July 2026.
How the market data is measured
Agents who shared a data-driven and advisory-led approach helped the team work with more than 2,000 clients across over $5 billion in property transactions. This collaboration allows readers to think through decisions more objectively, rather than simply pushing transactions.
