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540 estates · URA caveat data 1995–2026 · refreshed with the data

Where to buy landed — by the numbers

Landed trades thinly, so the honest question isn’t just “what returned most” but “what returned well and can be sold again.” We start with a liquidity gate — only estates with enough matched repeat sales to trust — then rank by four signals. A high score is a research lead, not a recommendation: the entry ticket is large and every estate is its own market.

✓Liquidity gate

At least 12 matched buy–sell pairs. Below this, returns are one-sale noise and an exit is uncertain — so the estate isn’t ranked. A gate, not a signal.

1Growth

Median repeat-sales return of ≥ 5% a year (same-address resales, appreciation only, before costs).

2Depth

25+ matched pairs — a genuinely tradeable market, so your future exit is easier.

3Rebuild

3+ URA rebuild permissions across the estate’s streets — live demand to tear down and rebuild signals sought-after land.

4Scarcity

Mostly freehold, or a Bungalow / 3-storey URA landed-housing designation — the scarcer, higher-envelope tiers.

The shortlist — 540 estates clear the liquidity gate

116 hit all four signals. Score is simply how many signals an estate meets (0–4); ties break on return, then trading depth.

The estate shortlist

Sorted by signals, then annualised return, then depth. Tap an estate for its own page. Rows in green hit all four.

EstateDistAnn. returnPairsRebuildsFreeholdLanded formSignals
Hoover ParkD21+11.1%3821698%3-Storey Mixed Landed4/4
Jalan TanjongD16+10.2%324093%3-Storey Mixed Landed4/4
Raffles ParkD11+9.5%4316496%2-Storey Bungalows4/4
Tembeling RoadD15+9.3%442197%—4/4
Jalan Kayu EstateD28+9.0%261000%3-Storey Mixed Landed4/4
Bartley Rise EstateD19+9.0%376098%—4/4
Sin Chuan GardenD14+9.0%293599%3-Storey Mixed Landed4/4
Eden ParkD10+8.7%3411495%2-Storey Semi-Detached4/4
Spring Park EstateD16+8.6%3812199%3-Storey Mixed Landed4/4
Paya Lebar GardensD19+8.2%562897%2-Storey Mixed Landed4/4
Lucky HeightsD16+8.1%304793%3-Storey Mixed Landed4/4
Carpmael RoadD15+8.0%645496%—4/4
Eng Kong ParkD21+8.0%3813498%3-Storey Mixed Landed4/4
Sembawang Hills EstateD20+7.9%557681100%2-Storey Mixed Landed4/4
Fulton HillD20+7.7%373595%2-Storey Mixed Landed4/4
Capitol ParkD11+7.7%8522897%2-Storey Mixed Landed4/4
Thomson ParkD20+7.7%343997%2-Storey Mixed Landed4/4
Langsat RoadD15+7.6%413196%—4/4
Bukit Loyang EstateD17+7.6%3341100%3-Storey Mixed Landed4/4
East Coast RoadD15+7.5%316297%—4/4
Joo Chiat TerraceD15+7.5%671896%—4/4
Sea View ParkD15+7.5%4613295%2-Storey Semi-Detached4/4
Onan RoadD15+7.5%1146998%—4/4
Yew Lian ParkD20+7.4%3556100%2-Storey Mixed Landed4/4
Thomson Hills EstateD20+7.4%7615298%2-Storey Mixed Landed4/4
Yong Seng EstateD14+7.3%4710799%3-Storey Mixed Landed4/4
Koon Seng RoadD15+7.3%302099%—4/4
Serangoon ParkD13+7.3%6913196%2-Storey Mixed Landed4/4
Woodlands ParkD25+7.3%477295%3-Storey Semi-Detached4/4
Seaside ParkD15+7.3%5413597%3-Storey Mixed Landed4/4
Kovan RoadD19+7.2%302384%—4/4
Thomson Garden EstateD20+7.1%26315197%3-Storey Mixed Landed4/4
Ban Guan ParkD10+7.1%9421995%2-Storey Semi-Detached4/4
Lorong J Telok KurauD15+7.1%465098%—4/4
Hillcrest ParkD11+7.1%7217495%2-Storey Mixed Landed4/4
Windsor Park EstateD20+7.1%50132100%2-Storey Mixed Landed4/4
Saraca GardensD28+7.0%2864100%2-Storey Mixed Landed4/4
Bedok PesariD16+7.0%295795%2-Storey Mixed Landed4/4
Charlton ParkD19+7.0%9224896%2-Storey Mixed Landed4/4
Adelphi Park EstateD20+6.9%5012294%2-Storey Semi-Detached4/4

How to use this

Treat the shortlist as a starting list, not a verdict. A high score says an estate has appreciated, trades often enough to exit, shows rebuild demand and sits in a scarcer tier — but the right street and the specific plot decide the outcome. Open an estate to see its streets, then price a home with the landed valuation tool and check the street’s rebuild activity.

Compare the full return league on the profit & loss tables, or step back to the landed overview.

How is this worked out? — gate, signals & sources
Liquidity gate
Estates (URA project name, else street) with ≥ 12 matched repeat-sale pairs since 1995. Fewer and the numbers are one-sale noise.
Growth
Repeat-sales median annualised return ≥ 5% (same address bought then sold; appreciation only, before costs).
Depth
≥ 25 matched pairs — proxy for how easily you could sell again.
Rebuild
≥ 3 URA Written Permissions implying a rebuild (new erection / reconstruction) across the estate’s streets, 2000–now.
Scarcity
Freehold share ≥ 60%, or a Bungalow / 3-storey URA Landed Housing Area designation (data.gov.sg).
Limits: caveats are optional (GCBs especially), designations are indicative, and a thin estate can still swing on one sale. Directional research, not a valuation.
For educational purposes only — not financial advice.
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