First-time citizen buyer at District 14's 2Q2026 median of $1,420,000 pays $41,400 in stamp duty
Published 4 Nov 2026
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.
A first-time citizen buyer at District 14's 2Q2026 median of $1,420,000 pays $41,400 in stamp duty. Cash and CPF needed before the loan come to $396,400 — the entry cost at the median, not at any one home.
The median is based on URA Data Service caveats for Geylang, Eunos and Paya Lebar. The example buyer is 35, earns $18,000 a month and takes a 25-year bank loan on a 60 to 99 sqm unit.
District 14 median fell 11.8% y-o-y in 2Q2026
The district recorded 63 sales in 2Q2026. The median price of $1,420,000 compares with $1,610,000 a year earlier, a change of -11.8%.
The median works out to $1,858 psf on a median size of 861 sqft.
| Item | Value |
|---|---|
| Sales in the quarter | 63 |
| Median price | S$1,420,000 |
| Median per area | S$1,858 psf |
| Median size | 861 sqft |
| Median price a year earlier | S$1,610,000 |
| Change | -11.8% |
First-time citizen pays no additional buyer's stamp duty at the median
Buyer's stamp duty is $41,400 and additional buyer's stamp duty is $0 at 0%. The maximum loan is $1,065,000, or 75.0% of the price.
Minimum cash is $71,000, with a further $284,000 payable in CPF or cash. Including stamp duty, the total before the loan is $396,400.
| Item | Amount |
|---|---|
| Price (median of the quarter's sales) | S$1,420,000 |
| Buyer's stamp duty | S$41,400 |
| Additional buyer's stamp duty (0%) | S$0 |
| Stamp duty in total | S$41,400 |
| Maximum loan (75.0% of price) | S$1,065,000 |
| Minimum cash | S$71,000 |
| CPF or cash | S$284,000 |
| Total before the loan (stamp duty, cash, CPF or cash) | S$396,400 |
Loan-to-value limit sets the borrowing ceiling
The loan-to-value limit is the binding one, at $1,065,000. The total debt servicing ratio would allow $1,875,580, and the mortgage servicing ratio does not apply.
The monthly instalment is $5,050 at 3%, or 28.1% of the stated income. At the 4% stress rate used for the TDSR test, it is $5,621.
| Item | Value |
|---|---|
| Loan type | bank loan |
| Tenure | 25 years |
| Loan-to-value cap | 75% (loan number 1, 75% LTV over 25 years) |
| Loan allowed by LTV | S$1,065,000 |
| Loan allowed by TDSR | S$1,875,580 |
| Loan allowed by MSR | not applicable |
| Binding limit | the loan-to-value limit |
| Monthly instalment at 3% | S$5,050 |
| Monthly instalment at the 4% stress rate | S$5,621 |
| Instalment as a share of the stated income | 28.1% |
Foreigners face a total stamp duty of $893,400 at the same price
Buyer's stamp duty is the same for all four profiles in the table. Additional buyer's stamp duty drives the gap in totals.
A citizen buying a second home pays $325,400 at an ABSD rate of 20%. A permanent resident buying a first home pays $112,400 at 5%, and a foreigner pays at 60%. The LTV cap for a second home is 45.0%.
| Buyer | BSD | ABSD rate (%) | ABSD | Total | LTV cap (%) |
|---|---|---|---|---|---|
| Singapore citizen, first home | S$41,400 | 0.0 | S$0 | S$41,400 | 75.0 |
| Singapore citizen, second home | S$41,400 | 20.0 | S$284,000 | S$325,400 | 45.0 |
| Permanent resident, first home | S$41,400 | 5.0 | S$71,000 | S$112,400 | 75.0 |
| Foreigner | S$41,400 | 60.0 | S$852,000 | S$893,400 | 75.0 |
Holding the home for five years costs $257,380 in all
Interest over five years is $148,654 on the maximum loan. Property tax and maintenance add $29,830.
Costs going in are $44,670 and costs coming out are $34,226. On these assumptions, the price would need to rise 18.5% over the five years to cover the total.
| Item | Amount |
|---|---|
| Costs going in (stamp duty, fees) | S$44,670 |
| Interest over five years | S$148,654 |
| Property tax and maintenance over five years | S$29,830 |
| Costs coming out | S$34,226 |
| Total cost of the hold | S$257,380 |
The rates applied are versioned data, checked against IRAS and MAS publications on 2026-09-18. The newest version applied took effect 2025-07-04.
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$1,065,000 (75% of the price), the maximum available. Property tax on an assumed annual value of S$54,060 (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.