By mid-2026, Singapore’s property market is behaving a lot like the queue outside a good chicken rice stall: shorter than last year, but everyone still willing to wait because the price feels right. And here’s the thing—mortgage rates have quietly become the best friend a homebuyer could ask for. Fixed two-year loans sit at 1.4% to 1.7%, while three-month compounded SORA has dropped to around 1.1%, the lowest since 2022. That’s not a small dip. That’s the market handing buyers a discount coupon they haven’t seen in years.
Mortgage rates have quietly become the best friend a homebuyer could ask for—cheaper than they’ve been since 2022.
Prices, though, aren’t crashing. Private home prices are still expected to climb 3% to 4% for the year. Landed homes are the real stars here, up 2.5% in Q2 alone, because land for landed housing is scarcer than a parking lot near Orchard Road on a Saturday night. Even the public housing market saw a record 412 HDB flats sell for $1,000,000 or more in Q1 2026, underscoring resilience at the very top of the resale ladder. Non-landed prices actually slipped 0.1% quarter-on-quarter—proof that not every segment is running the same race.
Transaction volumes tell a different story. Resale flats and private resale homes are both trading below 2025 levels. HDB resale fell 7.4% year-on-year in H1. New launches? Down 41% year-on-year in Q1—the thinnest pipeline in ages, about 30% smaller than 2025’s calendar. Fewer stalls open, but the ones that are open—like Pinery Residences at 92.5% sold—are still packing in the crowds.
Policy tweaks are doing quiet, useful work too. Scrapping the 15-month wait-out for private owners buying HDB resale flats is like removing a toll gate on a road nobody wanted to sit on. ABSD remission timelines stretching to six and seven years give developers breathing room without loosening the actual ABSD rates, which haven’t budged since April 2023. Even amid the slower launch activity, buyer profiles remain steady, with Singapore citizens and permanent residents making up 98.3% of new non-landed private home purchases in H1 2026. Meanwhile, the broader housing landscape draws comparisons to global trends, where the median existing-home price has now logged 30 consecutive months of year-over-year increases, reflecting just how entrenched property value growth has become across major markets.
Bottom line: cheaper financing, steady demand from citizens and PRs, and a market that’s cooling just enough to stay sane. Not a fire sale. Not a frenzy either. Just a market finding its balance—like a hawker balancing three plates on one arm, somehow making it work.
