What A S$1,732,950 Median Home In District 2 Actually Costs (Q2 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.

The headline price of a home is only the start. Stamp duty, the loan cap and the cash due at signing all follow from it. So do the costs of holding the place for a few years.

In this article, we look at one worked example. It covers stamp duty, the loan limit, the cash needed at purchase and the five-year cost of holding. We also set stamp duty side by side for four buyer profiles.

The median price for a 60 to 99 sqm private unit in District 2 (Tanjong Pagar, Anson) was S$1,732,950 in Q2 2026. That comes from URA Data Service caveat data. The median size was 786 sqft.

What The Purchase Looks Like At The Median

The buyer in this example is a Singapore citizen aged 35. It is a first home, bought to live in. Household income is S$18,000 a month, and the loan is a bank loan over 25 years.

The table below sets out the purchase.

The table shows buyer's stamp duty of S$56,247. Additional buyer's stamp duty is S$0, at 0%. The maximum loan is S$1,299,712, or 75.0% of the price.

Note that the cash floor is S$86,648. A further S$346,590 can come from CPF or cash. With stamp duty, that is S$489,484 before the loan.

How Much Can The Loan Cover?

Two caps decide the loan size here. One is the LTV cap. The other is the TDSR test, run at a stress rate.

The loan terms are in the table below.

The table shows S$1,299,712 allowed under LTV and S$1,875,580 allowed under TDSR. The lower figure binds, so the LTV limit sets the loan. MSR does not apply to this purchase.

The instalment is S$6,163 a month at 3%. At the 4% stress rate it is S$6,860. The instalment takes 34.2% of the stated monthly income.

What Five Years Of Holding Costs

The engine also totals the cost of holding this unit for five years. It counts money spent going in, money spent while holding, and money spent coming out.

The breakdown is in the table below.

The table shows S$181,416 of interest over five years. Property tax and maintenance add S$23,972. Costs going in are S$59,517, and costs coming out are S$41,048.

The five-year total is S$305,953. On these figures, the price would need to rise 18.1% to cover that. The sums assume a sale at today's indicative mid value after five years.

Stamp Duty By Buyer Profile

The same price produces very different stamp duty bills. The buyer profile sets the ABSD rate. The table below runs the four main cases.

The table shows a total of S$402,837 for a citizen buying a second home, with ABSD at 20.0%. A permanent resident buying a first home pays S$142,894 in total.

For a foreigner, ABSD runs at 60.0%, and the total comes to S$1,096,017. Note that the LTV cap also shifts. It is 45.0% for the citizen's second home and 75.0% for the other three rows.

The Sales Behind The Median

A median is only as steady as the sales under it. The table below shows how many sales sit behind this one.

The table shows 20 sales in District 2 in Q2 2026. The median works out to S$2,215 psf, on a median size of 786 sqft. The median a year earlier was S$1,510,000.

With 20 sales, the mix matters. A quarter with larger or newer units can move the median on its own. The change row is not reported here.

Key Takeaways

At the Q2 2026 median for a 60 to 99 sqm unit in District 2, this buyer faces S$56,247 in stamp duty. Cash and CPF before the loan come to S$489,484. The instalment is S$6,163 a month at 3%. Holding for five years costs S$305,953 in total.

These figures rest on one stated buyer profile at one quarter's median. They are indicative and drawn from recorded transactions. Nothing here is a valuation of any home. The rates applied are the versioned tax and financing rules recorded as in force, and those rules change.

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$1,299,712 (75% of the price), the maximum available. Property tax on an assumed annual value of S$42,840 (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.