Buying A 2-Bedroom-Sized Unit In District 10 At Q2 2026's Median Of S$1,839,000: What It Costs

This is an illustrative example built on the quarter's median price and a stated buyer profile. It is not a real purchase, not a valuation of any home, and not advice on whether or how to buy. Every figure in it is computed from recorded transactions and the tax and financing rules recorded as in force.

Prices in District 10 get quoted often. What a purchase at that level actually requires in cash, stamp duty and monthly instalments is harder to picture.

In this article, we look at one worked example. It uses District 10's Q2 2026 median price for a 60 to 99 sqm private unit. We cover the stamp duty, the loan limit, the cash needed and the five-year cost of holding.

The median price for those sales was S$1,839,000, based on URA Data Service caveats. That came from 42 sales in the quarter, down 12.4% on the same quarter a year earlier.

What Does The Purchase Look Like At S$1,839,000?

The buyer in this example is a Singapore citizen aged 35, buying a first home to live in. Household income is S$18,000 a month. The unit is about 883 sqft, bought with a bank loan over 25 years.

The table below sets out the price, the stamp duty and what is payable before the loan is drawn.

The table shows buyer's stamp duty of S$61,550 and additional buyer's stamp duty of S$0. The maximum loan is S$1,379,250, or 75.0% of the price. Minimum cash is S$91,950, with a further S$367,800 in CPF or cash. Note that the total before the loan comes to S$521,300.

How Much Can Be Borrowed, And What Is The Monthly Instalment?

Two caps apply to the loan here. One is the loan-to-value limit, the other is the TDSR test.

The table below shows both, and the instalment at two rates.

The LTV cap allows S$1,379,250. The TDSR calculation allows S$1,875,580. The binding limit is therefore the loan-to-value limit. At 3%, the instalment is S$6,541 a month, which is 36.3% of the stated income. At the 4% stress rate used in the test, it is S$7,280.

What Does Five Years Of Holding Cost?

The purchase price is only part of the picture. Interest, tax, maintenance and the costs of buying and selling all add up over time.

The table below totals them over a five-year hold.

Costs going in are S$64,820 and costs coming out are S$43,360. Interest over the five years is S$192,518. Property tax and maintenance add S$29,800. The total cost of the hold is S$330,498. On these figures, the price would need to rise 18.4% over five years to cover that amount.

How Does Stamp Duty Change By Buyer Profile?

The same price produces very different stamp duty bills. The difference is the ABSD rate attached to each profile.

The table below compares four profiles at S$1,839,000.

A citizen buying a first home pays S$61,550 in total. A citizen buying a second home pays S$429,350, with ABSD at 20%. A permanent resident buying a first home pays S$153,500. A foreigner pays S$1,164,950, with ABSD at 60%. Note that the LTV cap also drops to 45.0% for the second-home case.

Where Does The S$1,839,000 Median Come From?

The median is drawn from recorded transactions in the quarter, not from any assessment of a particular home.

The table below shows the sales behind it.

There were 42 sales of 60 to 99 sqm units in District 10 in Q2 2026. The median per area was S$2,164 psf and the median size was 883 sqft. A year earlier the median price was S$2,100,000, so the change is -12.4%. With 42 sales, a shift in the mix of projects or sizes can move the median on its own.

Summary

At District 10's Q2 2026 median of S$1,839,000, a citizen buying a first home faces S$61,550 in stamp duty and a loan capped at S$1,379,250. Before the loan, S$521,300 is payable, made up of stamp duty, S$91,950 in minimum cash and S$367,800 in CPF or cash. The instalment works out to S$6,541 a month at 3%, and S$7,280 at the 4% stress rate.

These figures are indicative and computed from recorded transactions, together with the tax and financing rules recorded as in force. They are not a valuation of any home. The median tells you the midpoint of 42 sales in one quarter and one district. It cannot tell you what any single unit would fetch, and the five-year cost of S$330,498 rests on the stated rate, tenure and assumptions.

Method: an illustrative example, not a real purchase. The price is the median of the quarter's recorded sales named. The buyer is a Singapore citizen first-time owner-occupier aged 35. The stated household income is S$18,000 a month, with no other debt. The loan is the maximum, over 25 years at 3%. Stamp duty, loan limits, instalments and the five-year hold cost are computed by this site's position engine under the rules recorded as in force for the quarter. The rule versions used are bsd 2023-02-15, absd 2023-04-27, ssd 2025-07-04, ltv 2024-08-20, tdsr 2022-09-30, property_tax 2025-01-01, costs 2020-01-01. Further assumptions: sale at today's indicative mid value after 5 years. Seller pays 2% commission and S$3,000 legal fees, plus 9% GST. Mortgage interest from a standard amortisation schedule at the given rate. Loan of S$1,379,250 (75% of the price), the maximum available. Property tax on an assumed annual value of S$53,040 (85% of market rent). Maintenance at the configured norm. Rates are versioned data in config/rules.yaml, checked against IRAS and MAS publications on 2026-09-18. The newest version applied here took effect 2025-07-04. Rules change with each cooling-measure round. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.