Steep price tags and large mortgages often come to mind when we think of landed homes in Singapore. But if you have always wanted the space and privacy of having your own roof and backyard, you might not actually need a multi-million dollar budget.
By focusing on landed estates with shorter remaining leases, you can still find affordable landed homes for less than some condominiums or resale HDBs. If you’re willing to make that trade-off for larger living space, here are 5 cheapest landed estates in Singapore under S$1.5 million.
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Why are these leasehold landed homes in Singapore so cheap?
Most landed homes in Singapore cost several million dollars, so seeing houses listed for under S$1.5 million naturally raises eyebrows…and questions! The main reason is tenure. Many of the homes featured below sit on leases with fewer than 20 years remaining, with some having less than 10 years left.
In an article written by The Straits Times, these homes found around Bedok Road, and specifically in Jalan Chempaka Kuning and Jalan Chempaka Puteh sit on leases that began in 1964. These are not standard 99-year leases. Instead, they were built on 70-year leasehold land that is set to expire in August 2034.
This is the same case for Koh Sek Lim estate in Bedok, the land belonged to Koh Sek Lim but developers eventually acquired the rights to the land and built and sold homes with 70-year leases. And while the residents have petitioned through the years for the lease to be extended, no such extension has been granted.
The short remaining lease naturally creates several challenges for interested buyers:
- Limited or no CPF usage
- Difficulty obtaining bank loans
- Lower resale demand
- Uncertainty over future lease extensions
- A shrinking pool of potential buyers
As a result, these properties trade at a fraction of the price of comparable landed homes with healthy remaining leases.
Where can you find these cheap, but short-leasehold landed homes?
1. Koh Sek Lim Estate (Bedok Road)
Several of the cheapest landed homes currently on the market can be found within Koh Sek Lim Estate along Bedok Road. Located within walking distance of Tanah Merah MRT Station, the estate consists largely of semi-detached homes sitting on sizeable land plots. Many listings here offer between 3,000sqft and 4,300sqft of land, making them significantly larger than most condominiums at a similar price point.
The reason prices remain unusually low is the estate’s complicated lease situation. While Koh Sek Lim Estate is technically a freehold enclave, historical lease arrangements mean many homes effectively have fewer than 10 years of usable tenure remaining. This severely limits financing options and reduces the pool of potential buyers.
6-bedroom semi-detached house for $790,000
Image credit: Andrew Nair via PropertyGuru
This two-storey home sits on a 4,298sqft plot just seven minutes from Tanah Merah MRT Station. The property works out to approximately $184psf based on land area, making it one of the cheapest landed homes currently listed in Singapore.
View the property’s listing here.
7-bedroom semi-detached house for $700,000
Image credit: Thawhir Iqbal via PropertyGuru
Another standout listing in the estate is this 4,313sqft semi-detached house, which works out to just $162psf. The property is located about 12 minutes from Tanah Merah MRT and offers enough space for large or multi-generational families.
View the property’s listing here.
2. Fuyong Estate (Hillview)
Fuyong Estate is arguably Singapore’s most surprising source of sub-$1 million landed homes. Located beside Hillview MRT station and The Rail Mall, the neighbourhood enjoys a highly convenient location despite its relatively modest asking prices.
Many homes here are single-storey semi-detached houses sitting on plots of around 2,700sqft to 2,800sqft. Unlike Koh Sek Lim Estate, the properties are generally easier to understand from a tenure perspective: most sit on 99-year leases with roughly 20 years remaining.
While financing challenges still exist, the longer remaining lease compared to Koh Sek Lim Estate makes these homes somewhat more accessible to buyers looking for an entry point into landed living.
4-bedroom semi-detached house on Jalan Asas for $800,000
Image credit: Propseller via PropertyGuru
This bright and airy single-storey home sits on a 2,743sqft plot and is located within walking distance of both Hillview MRT Station and The Rail Mall. The house has been updated over the years and offers a relatively move-in-ready condition.
Image credit: Propseller via PropertyGuru
Here’s the rub: the majority of houses in Fuyong Estate have a 99-year leasehold, and the properties only have 20 years of lease remaining as of this year!
View the property’s listing here.
3-bedroom house on Jalan Siap for $880,000
Image credit: Lee Chong via PropertyGuru
Located just 130m from The Rail Mall, this single-storey semi-D home that spans 2,762sqft combines convenience with easy access to nearby nature reserves and schools. Its location is arguably one of the strongest selling points among the estate’s cheaper listings.
3. Jalan Chempaka Puteh (Simpang Bedok)
Another landed home enclave that frequently surfaces in searches for unusually affordable landed homes is Jalan Chempaka Puteh and Jalan Chempaka Kuning. Located right behind Jalan Simpang Bedok and its eating houses, many homes here sit on large plots of land, yet are priced cheaper than some 3- and 4-room HDB flats in the market today.
Recent listings around the Jalan Chempaka Kuning and Bedok Road area have also included semi-detached houses on land plots of roughly 3,600sqft. These homes are typically located within walking distance of Tanah Merah MRT Station and remain some of the cheapest landed properties currently advertised in eastern Singapore.
6-bedroom semi-detached house for $900,000
Image credit: Jocelyn Koh via PropertyGuru
Going for $900,000, this huge 2-storey semi-detached house in Yugi Garden offers six bedrooms and 3,333sqft of land area. It was renovated just 4 years ago, meaning you probably will not need to spend heavily on modernizing the space before moving in.
It even features a games room on the first level and an outdoor balcony. You are also just minutes away from Bedok Shopping Complex and Tanah Merah MRT.
View the property’s listing here.
6-bedroom semi-D in Bedok for $790,000
Image credit: Andrew Nair via PropertyGuru
At $790,000, this six-bedroom semi-detached house along Bedok Road is even cheaper than most HDBs these days! It sports 4,298sqft of land area, and the property itself has two storeys, putting it at $183.81/sqft. It’s also only a 7-minute walk away from Tanah Merah MRT Station, with plenty of amenities, shops, and restaurants in the vicinity.
View the property’s listing here.
Cheapest leasehold landed estates in Singapore
These 3 estates are among the few places in Singapore where landed homes can still occasionally be found below the million-dollar mark. While the trade-off is usually a short remaining lease, buyers who prioritise space over long-term tenure may find opportunities that would be impossible elsewhere in the landed market.
Read more of our other articles here:
- Most gorgeous homes in Singapore
- Hidden streets with Singapore’s richest homes
- Most incredible homes in Malaysia
Cover image adapted from: Jocelyn Koh via PropertyGuru, Propseller via PropertyGuru
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