Median-priced District 17 unit at $1,130,000 needs $312,300 before the loan in 2Q2026
Published 5 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 Singapore citizen buying a first home at the District 17 (Changi, Loyang, Flora) median of $1,130,000 in 2Q2026 would pay stamp duty of $29,800. The total before the loan comes to $312,300 — the upfront outlay measured for this buyer profile at the median price.
The median was $1,135,000 a year earlier, a change of -0.4%, based on 25 sales in URA Data Service caveats. The example buyer is a 35-year-old with a bank loan over 25 years.
The median rests on 25 sales in District 17
The median price per area was $1,258 psf, and the median size was 893 sqft. The example uses the 60 to 99 sqm size band.
The table below sets out the sales behind the median.
| Item | Value |
|---|---|
| Sales in the quarter | 25 |
| Median price | S$1,130,000 |
| Median per area | S$1,258 psf |
| Median size | 893 sqft |
| Median price a year earlier | S$1,135,000 |
| Change | -0.4% |
Stamp duty and cash make up the upfront outlay
The example buyer has a household income of $18,000 a month. Buyer's stamp duty is $29,800, and additional buyer's stamp duty is $0 at 0%.
Minimum cash is $56,500. A further $226,000 is payable in CPF or cash. The table below shows each item and the total before the loan.
| Item | Amount |
|---|---|
| Price (median of the quarter's sales) | S$1,130,000 |
| Buyer's stamp duty | S$29,800 |
| Additional buyer's stamp duty (0%) | S$0 |
| Stamp duty in total | S$29,800 |
| Maximum loan (75.0% of price) | S$847,500 |
| Minimum cash | S$56,500 |
| CPF or cash | S$226,000 |
| Total before the loan (stamp duty, cash, CPF or cash) | S$312,300 |
The loan-to-value limit sets the maximum loan at $847,500
The loan limit is 75.0% of the price. The TDSR would allow $1,875,580, so the loan-to-value limit is the binding one. The MSR limit does not apply.
The monthly instalment is $4,019 at 3%, or 22.3% of the stated income. At the 4% stress rate used for the TDSR test, it is $4,473.
| 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$847,500 |
| 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$4,019 |
| Monthly instalment at the 4% stress rate | S$4,473 |
| Instalment as a share of the stated income | 22.3% |
Holding the home for five years costs $203,419 in all
Interest over the five years is $118,295. Property tax and maintenance add $24,150.
Costs going in are $33,070, and costs coming out are $27,904. The hold assumes a sale at today's indicative mid value after five years.
| Item | Amount |
|---|---|
| Costs going in (stamp duty, fees) | S$33,070 |
| Interest over five years | S$118,295 |
| Property tax and maintenance over five years | S$24,150 |
| Costs coming out | S$27,904 |
| Total cost of the hold | S$203,419 |
Stamp duty at the same price varies widely by buyer profile
Buyer's stamp duty is the same for all four profiles. The additional buyer's stamp duty differs.
A citizen buying a second home pays $255,800 in total at an ABSD rate of 20%, with an LTV cap of 45%. A foreigner pays $707,800 at 60%.
A permanent resident buying a first home pays $86,300 at 5%. The table below lists all four.
| Buyer | BSD | ABSD rate (%) | ABSD | Total | LTV cap (%) |
|---|---|---|---|---|---|
| Singapore citizen, first home | S$29,800 | 0.0 | S$0 | S$29,800 | 75.0 |
| Singapore citizen, second home | S$29,800 | 20.0 | S$226,000 | S$255,800 | 45.0 |
| Permanent resident, first home | S$29,800 | 5.0 | S$56,500 | S$86,300 | 75.0 |
| Foreigner | S$29,800 | 60.0 | S$678,000 | S$707,800 | 75.0 |
Holding the home for five years costs $203,419 in all. The price would need to rise 18.4% over the five years to cover that. All figures are indicative and drawn from recorded transactions and the rules recorded as in force.
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$847,500 (75% of the price), the maximum available. Property tax on an assumed annual value of S$33,150 (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.