Buying In District 22 At The Q2 2026 Median Of S$1,460,000: 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.

Stamp duty, the loan limit and the cash due at purchase all start from one number: the price. This guide runs those figures for a private home in District 22 (Jurong, Boon Lay, Lakeside) at the Q2 2026 median.

In this article, we look at the sales behind the median, the upfront cost, the loan and monthly instalment, and the cost of holding the home for five years. We also set stamp duty side by side for four buyer profiles.

The median price is S$1,460,000, based on private transaction caveats from the URA Data Service. The buyer is a Singapore citizen aged 35, buying a first home with a household income of S$18,000 a month and a 25-year bank loan.

Which Sales Sit Behind The Median?

The example starts from what actually sold. The median covers 34 sales of 60 to 99 sqm units in District 22 in Q2 2026.

The table below shows the median price, the median price per area and the median size. It also shows the median a year earlier and the change. Note that a quarter's median rests on a limited number of sales, and the mix of projects and sizes can move it from one quarter to the next.

What Does The Purchase Cost Upfront?

Stamp duty for a Singapore citizen buying a first home comes to S$43,000. All of it is buyer's stamp duty. Additional buyer's stamp duty is S$0 at 0%.

The first table below sets out the purchase. Minimum cash is S$73,000, and a further S$292,000 is payable in CPF or cash. With stamp duty, the total before the loan is S$408,000.

The second table below shows stamp duty at the same price for four buyer profiles. Buyer's stamp duty is the same for all four. Additional buyer's stamp duty is 0% for a citizen's first home, 20% for a citizen's second home, 5% for a permanent resident's first home and 60% for a foreigner. Totals run from S$43,000 to S$919,000. Note that the loan-to-value cap is 45% for the citizen buying a second home and 75% for the other three.

How Big Is The Loan, And What Is The Monthly Instalment?

The loan limit is S$1,095,000, which is 75.0% of the price. The loan-to-value limit sets it. The TDSR limit allows S$1,875,580, and the MSR does not apply, so neither is the binding one.

The table below shows the instalment on a 25-year bank loan. It is S$5,193 a month at 3%, or 28.8% of the stated income of S$18,000 a month. At the 4% stress rate used for the TDSR test, the instalment is S$5,780.

What Does Holding The Home For Five Years Cost?

The engine also adds up the cost of holding the home for five years. The total is S$263,006.

The table below splits it into four parts. Interest over the five years is S$152,842. Property tax and maintenance come to S$28,796. Costs going in are S$46,270, and costs coming out are S$35,098.

The calculation assumes a sale after five years at today's indicative mid value. The seller pays 2% commission and S$3,000 in legal fees, plus 9% GST. Property tax is based on an assumed annual value of S$46,920. On those terms, the price would need to rise 18.4% over the five years to cover the total. Note that this is an indicative figure from recorded transactions, not a valuation of any home.

Summary

At the Q2 2026 median of S$1,460,000, a first-time citizen buyer in District 22 pays S$43,000 in stamp duty. The total before the loan is S$408,000, and the loan limit is S$1,095,000. The median is +4.5% against the same quarter a year earlier, based on 34 sales. Holding the home for five years costs S$263,006 in the example.

These figures describe one buyer profile and one price, using recorded transactions and the tax and financing rules recorded as in force. The data cannot say what any particular unit would sell for, or how a different income, age or loan would change the result. Every figure is indicative.

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$1,095,000 (75% of the price), the maximum available. Property tax on an assumed annual value of S$46,920 (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.