Private Home At S$1,382,500 In District 16: What Q2 2026 Data Shows

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 median price is easy to quote. What it takes to complete the purchase is harder to see. This guide works through one example in District 16 (Bedok, Upper East Coast, Siglap).

In this article, we look at the sales behind the median, the cash needed at purchase, the loan limits and the monthly instalment. We also look at the five-year cost of holding and at how stamp duty differs across four buyer profiles.

The example uses Q2 2026's median price of S$1,382,500, based on private-home caveat data from the URA Data Service. The buyer is a 35-year-old Singapore citizen with a first home, a household income of S$18,000 a month and a 25-year bank loan. The unit is in the 60 to 99 sqm band.

What Is The Median Behind This Example?

The price comes from recorded sales in the district during the quarter. The table below sets out the sales behind it.

The table shows 48 sales in Q2 2026. The median price was S$1,382,500, or S$1,566 psf, for a median size of 926 sqft. A year earlier the median was S$1,320,000, so the change is +4.7%. Note that a median is not a valuation of any one home.

How Much Cash And Loan Does The Purchase Involve?

For this buyer, stamp duty is S$39,900. That is all buyer's stamp duty, as the additional buyer's stamp duty rate is 0%. The first table below sets out the purchase in full.

The bank loan is capped at S$1,036,875, which is 75.0% of the price. The table shows the loan-to-value limit is the binding one. The TDSR limit is higher at S$1,875,580, and the MSR does not apply.

Cash needed at purchase is at least S$69,125. A further S$276,500 can be paid in CPF or cash. With stamp duty, the total before the loan is S$385,525.

The second table below covers the loan. The monthly instalment is S$4,917 at 3%, which is 27.3% of the stated income. At the 4% stress rate used for the TDSR test, it is S$5,473.

What Does Holding The Home For Five Years Cost?

The engine also adds up what five years of owning this home costs. The table below breaks the total into four parts.

The total is S$247,503. Interest makes up S$144,729 of it. Property tax and maintenance come to S$26,196. Costs going in are S$43,170, and costs coming out are S$33,408.

The calculation uses the maximum loan and a sale at today's indicative mid value after five years. On those terms, the price would need to rise 18.3% over the five years to cover the total. This is a measured figure from recorded transactions and the rules in force, not a valuation.

How Does Stamp Duty Change By Buyer Profile?

The buyer's stamp duty is the same for every profile at this price. What changes is the additional buyer's stamp duty, and in one case the loan limit. The table below shows all four profiles at the same price.

A Singapore citizen with a first home pays S$39,900 in total. A Singapore citizen with a second home pays S$316,400, with an ABSD rate of 20%. A permanent resident with a first home pays S$109,025 at 5%. A foreigner pays S$869,400 at 60%.

Note the last column. The LTV cap falls to 45.0% for the citizen with a second home. It stays at 75.0% for the other three profiles.

Summary

At Q2 2026's median of S$1,382,500, District 16 (Bedok, Upper East Coast, Siglap) had 48 sales, up 4.7% on the same quarter a year earlier. For a first-time Singapore citizen buyer, the engine puts the total before the loan at S$385,525. The loan is limited by the loan-to-value cap, and the monthly instalment is S$4,917 at 3%. Holding for five years costs S$247,503 in all.

These figures come from recorded transactions and the tax and financing rules recorded as in force. They cover one buyer profile and one price. They cannot show what any particular home would sell for, or how a different income, age or loan would change the result.

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$1,036,875 (75% of the price), the maximum available. Property tax on an assumed annual value of S$39,780 (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.