Updated September 2026. This is a reproducible return framework, not financial advice or a claim that landed property is necessarily lucrative.
Return begins with a complete cost base
Do not calculate landed-property ROI from purchase and sale prices alone. Include duties, legal and financing costs, renovation or rebuilding, professional fees, maintenance, property tax, insurance, vacancy where relevant and selling costs.
Separate land, building and option value
Plot form, frontage, access, tenure and street quality affect land value. The existing structure has its own condition and useful life. Redevelopment potential must be verified against URA controls and qualified-professional advice; start with the official landed-housing guidance.
Calculate returns transparently
- State the acquisition date, total cash flows and valuation date.
- Use net proceeds after transaction costs.
- Calculate both annualised return and equity cash flow.
- Show a base, downside and delayed-exit scenario.
- Document every comparable and exclusion.
URA supplies current landed transaction evidence through its private residential data service. Sparse transactions and unique plots require judgement; a district average cannot replace a site-level comparison. A resilient purchase should work as a home and remain financeable even when the optimistic scenario does not occur.