D10 Landed Property Prices in 2026: What Are Buyers Actually Paying?

Picture two freehold houses in District 10, each with four or five bedrooms on an established street. One is asking $8.5 million and the other $10 million.

The cheaper one looks like the obvious pick. Then you find out the $10 million house has a cleaner plot, a wider frontage and a layout most families could move straight into, while the $8.5 million house needs serious work before anyone can live in it. The $1.5 million gap now looks quite different, and the two houses may not even be competing for the same buyer.

That's the problem with reading D10 landed prices off a listings page. The asking price only starts the conversation. What matters is what you get for it, what you're stuck with, and how it lines up against real transactions. Here's what buyers actually paid in D10 in 2026.

How much do landed houses in District 10 cost in 2026?

I went through a URA residential transaction extract covering January to October 2026. It contains 93 D10 landed records across the three main house types.

Source: URA residential transaction records, January–October 2026, extracted 13 October 2026. These figures describe the records in my extract, which may not cover every completed D10 sale. Each median is calculated independently, so none of them is the valuation of a "typical" house.

Three things stand out. Semi-Ds make up just over half the records. The median detached house sold for more than double the median semi-D. And terraces had the highest land rate of the three types, which surprises a lot of buyers.

Why terraces have a higher land psf than detached houses

Mostly, it's plot size. A terrace that sells for $6 million on 2,000 sq ft of land works out to $3,000 psf. A detached house that sells for $18 million on 8,000 sq ft works out to $2,250 psf. The detached house costs three times as much, yet its land rate is a quarter lower.

That doesn't make the detached house better value or the terrace overpriced. The two buyers are paying for different things. The terrace buyer is often paying for a way into landed living in a neighbourhood they want. The detached buyer is paying for a bigger site, distance from the neighbours, privacy, a garden and the freedom to build a very different kind of home. They have different budgets and draw from different buyer pools.

The 2026 D10 numbers follow the same pattern. In practice, compare land psf only within the same house type and plot-size range. It tells you nothing useful when you rank all landed homes against each other.

What $7 million to $10 million buys in D10

This price band is interesting because terraces and semi-Ds overlap in it. Here are three real 2026 records.

Source: URA transaction extract, 2026. Land area and psf rounded.

Look at the two semi-Ds. The Lantana Avenue house came with about 967 sq ft more land and sold for $160,000 less than the one on Namly Rise. That could make it the better buy, but four columns of data can't settle it. I'd want to see both houses, the site conditions, the exact tenure, the plot shape, the frontage and why each owner sold.

On paper, 4,171 sq ft beats 3,204 sq ft. In practice, it depends on how much of that land you can actually use. A smaller, better-shaped plot can serve a family better, and a house that's ready to live in is a different product from an old one bought to be torn down.

So the more useful question is which house gives you more of what you need, rather than which one gives you more land per dollar.

Why two D10 streets can be priced so differently

People talk about District 10 as if it were one neighbourhood, but it isn't. Its landed market spans separate pockets around Bukit Timah, Holland and Tanglin, and even within a single pocket the houses vary a lot.

Namly is a good example. The 2026 data has five records across Namly Avenue, Namly Place and Namly Rise, ranging from $7.028 million to $11.4 million. That's a spread of more than $4 million within one neighbourhood. The records cover different house types and land sizes, and that's the point. Anyone shopping for a "D10 landed house" is not shopping for a standard product.

The street matters, and the individual house matters even more. Some families need to be near particular schools, shops or the MRT. Others want a quiet road, room for three cars or more privacy. A rebuild buyer may care far more about the plot and its planning position than about the house standing on it. So I compare at three levels: the wider market, the street or enclave, and the individual house. I've gone through the main pockets in a separate piece on where to buy landed in District 10.

Rising prices don't mean every D10 house is worth more

The landed market has held up well in 2026. URA's landed price index rose 2.5% in Q2, and the Q3 flash estimate shows a further 2.8%. The Q3 figure stays provisional until URA's full release on 23 October 2026.

Those are island-wide numbers. They don't mean every landed house in District 10 gained 2.8%. A new semi-D draws families who want to move in now, while an old bungalow on a big plot draws buyers with the money and patience to rebuild. A large but irregular site needs more homework than its land area suggests. The index is useful background, but it can't tell you what a particular house is worth.

What about the headline bungalow deals?

At the top end, District 10 numbers get extraordinary. In April 2026, The Business Times reported a Good Class Bungalow on Nassim Road changing hands at $64.9 million, about $4,550 psf on 14,264 sq ft of freehold land. In December 2025, a far larger GCB on Peirce Road sold for $148 million, about $1,840 psf on more than 80,000 sq ft.

Peirce Road cost more than twice as much in total and less than half as much per square foot. It's the same lesson as the terrace and the detached house, just with bigger numbers. Deals like these show how wide the prime landed market is, but they are not comparables for a D10 terrace or semi-D. A sound valuation starts by separating out the houses that genuinely compete for the same buyers.

The real cost of buying the wrong house

The expensive mistake is usually not overpaying. It's buying without understanding what comes next.

An older house looks well priced until the renovation quote arrives. A big plot looks perfect until you read the planning controls. A newly rebuilt house can look stunning and still carry design compromises you'll live with every day.

The same house can also be right for one family and wrong for another. A family planning a three-generation home will put the most weight on flexibility, privacy and long-term use. A family planning to sell in five years without a major renovation will put it on broad appeal and resale liquidity. Neither family is wrong, but they shouldn't judge the house the same way.

Five things I check before buying landed in D10

1. Do the right transactions support the asking price? I start with sales of a similar type, size, tenure and location. A sale on another D10 street is not a comparable just because it shares the postal district.
2. What am I actually paying for? The land, the building, or both? A house you'll move into should be judged differently from one you'll rebuild.
3. Does the plot work for what I want to do with it? Frontage, shape, access, setbacks and site conditions all limit what's practical.
4. What will annoy me six months after moving in? Parking, traffic, privacy, layout, stairs and daily routines deserve as much attention as the bedroom count.
5. Who buys it from me later? Even if you're buying for the long term, know how specialised the house is. A house can suit one family perfectly and still have a small resale market.

So, are D10 landed homes worth buying in 2026?

There's no single answer. District 10 runs from compact terraces to large detached estates, and the 2026 data shows real gaps in price, land size and land rate across that range.

Buying well takes more than finding the lowest asking price or the biggest plot. You need to know what you're buying, how it fits your situation, and whether the price still holds up once the excitement of the viewing has worn off. If you already own in D10 and the real question is what your own house would fetch, start with how D10 landed homes are valued.

Don't aim for the cheapest house in D10. Aim to know exactly why the house is worth what you're paying.