Buying At District 11's Q2 2026 Median Of S$1,800,000: What The Numbers Look Like

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.

Novena, Newton and Thomson draw plenty of interest. Many readers want to know what a purchase there involves in cash terms. The sticker price is only part of it.

In this article, we look at one illustrative purchase at District 11's Q2 2026 median. We cover stamp duty, the loan cap, the cash needed at purchase, and the cost of holding for five years. We also compare stamp duty across buyer profiles.

The median price for a 60 to 99 sqm unit in District 11 was S$1,800,000 in Q2 2026. That comes from URA Data Service caveats. The rest of the figures are computed by this site's engine.

What Does The Purchase Look Like At S$1,800,000?

The buyer here is a Singapore citizen aged 35, buying a first home to live in. Household income is S$18,000 a month. The loan is a bank loan over 25 years.

The table below sets out the price, the stamp duty and the money needed before the loan.

Buyer's stamp duty is S$59,600. Additional buyer's stamp duty is S$0 at 0%. Note that minimum cash is S$90,000, with a further S$360,000 payable in CPF or cash. With stamp duty, that is S$509,600 before the loan.

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

Two caps apply to the loan in this example. One comes from the LTV limit, the other from the TDSR test. The lower of the two binds.

The table below shows both, along with the monthly instalment.

The LTV limit allows S$1,350,000. The TDSR test allows S$1,875,580. So the LTV limit is the binding one here. The instalment is S$6,402 a month at 3%, or 35.6% of the stated income. At the 4% stress rate used for the test, it is S$7,126.

What Does Five Years Of Holding Cost?

Buying and selling both carry costs. So does holding the home in between. The engine adds these up over a five-year hold.

The table below breaks down the total.

Interest over five years is S$188,435. Property tax and maintenance come to S$23,883. Costs going in are S$62,870 and costs coming out are S$42,510. The total is S$317,698. On these assumptions, the price would need to rise 18.0% over the five years to cover that sum.

How Does Stamp Duty Change By Buyer Profile?

The price stays at S$1,800,000 in each row below. Only the buyer profile changes. Buyer's stamp duty is the same throughout, at S$59,600.

The table below shows the totals.

A Singapore citizen buying a second home pays S$419,600 in total, with ABSD at 20%. A permanent resident buying a first home pays S$149,600, with ABSD at 5%. A foreigner pays S$1,139,600, with ABSD at 60%. Note that the LTV cap also drops to 45.0% for the second-home row.

What Sits Behind The Median?

The median comes from recorded sales, not from an estimate. It helps to know how many sales it covers.

The table below shows the sales behind the figure.

There were 41 such sales in District 11 in Q2 2026. The median per area was S$2,057 psf and the median size was 829 sqft. A year earlier, the median was also S$1,800,000, a change of 0.0%. With 41 sales, a shift in the mix of projects or sizes can move the median on its own.

Key Takeaways

At District 11's Q2 2026 median of S$1,800,000, this illustrative citizen buyer needs S$509,600 before the loan. The bank loan is capped at S$1,350,000 by the LTV limit, with an instalment of S$6,402 a month at 3%. Five years of holding adds up to S$317,698 on the stated assumptions.

These figures describe one profile at one price. They are not a valuation of any home, and they do not reflect any particular unit in the district. Stamp duty and loan rules are versioned and change over time. The median itself rests on 41 recorded sales, so it moves with the mix as much as with price.

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$1,350,000 (75% of the price), the maximum available. Property tax on an assumed annual value of S$39,015 (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.