Updated September 2026. This is a landed-home assessment framework, not an investment forecast.
Entry price is more than price per square foot
For a landed home, compare land area, plot shape, frontage, access, tenure, street character and existing building condition. A lower land-rate purchase may still be expensive if the plot is difficult to use or the house requires major work.
Separate current utility from future potential
Value the home in three layers: the land, the existing improvement and any feasible alteration or redevelopment option. URA's Master Plan shows permissible land use and density, but site-specific envelope, setbacks, access and authority requirements still need professional verification.
Use transaction evidence carefully
URA provides private residential transaction data, including landed property records. Compare like with like and investigate outliers. A broad District 15 average cannot substitute for evidence from similar streets, tenure, plot form and sale condition. Check current records through the URA property data service.
Build a complete acquisition budget
- Purchase price, duties, legal and financing costs.
- Immediate repairs and realistic renovation or rebuilding budgets.
- Professional fees, approvals, contingency and holding costs.
- Alternative scenarios if works cost more or take longer.
A prudent entry is one where the existing home is acceptable, the land characteristics support the price and the future plan remains optional rather than essential.