Landed vs Condo Calculator

Landed vs Condo Comparison

Compare total cost of ownership between landed and condo

Landed Property
Condo
Assumptions
Landed PSF -
Condo PSF -
Landed Value (end) -
Condo Value (end) -
Landed Capital Gain -
Condo Capital Gain -
Landed Total Maintenance -
Condo Total Maintenance -
Net Difference (Landed advantage) -

Landed vs Condo: Which Is Right for You?

Key Takeaways

  • Landed properties appreciate faster in absolute terms but are less liquid — selling a $4M terrace takes 3–6 months to find a qualified SC buyer, vs 4–8 weeks for a comparable condo.
  • Landed rental yields are typically 1.5–2.5% gross (difficult to justify on a $4M property at $8,000–$10,000/month rent), while condos in the same district yield 2.5–3.5% gross.
  • Landed properties have no sinking fund, facilities, or MCST — but maintenance falls entirely on the owner: structural repairs, roofing, plumbing, and repainting can cost $30,000–$80,000 every 5–7 years.
  • En-bloc potential exists for landed estates (especially in older districts) — this optionality has historically added a premium to landed prices near lease expiry or in areas targeted for redevelopment.
  • Foreigners cannot buy most landed properties, making the buyer pool smaller at resale — a factor that can slow sales in down cycles when SC buyers have multiple options.

What It Does

Compare the total cost of ownership between

Why It Matters

Landed vs condo is one of the most debated property investment questions in Singapore. Landed properties have historically delivered stronger appreciation in absolute dollar terms — a $3M terrace house bought in 2010 for $1.5M has doubled in value. But the per-square-foot comparison, the yield comparison, and the liquidity comparison tell a different story. Making this decision without a structured financial comparison leads to choices driven by aspiration rather than analysis.

The...

How It Works

Tips & Pitfalls

Expert Tips

  • Use realistic assumptions — Singapore condo appreciation has historically averaged 2-4% per year. Avoid overly optimistic projections. When in doubt, use 3% as a baseline.

Common Pitfalls

  • Comparing landed appreciation in prime districts to condo appreciation in OCR — Valid comparison requires the same district. D10 terrace vs D10 condo is meaningful; D10 terrace vs D25 condo is not. Ensure comparable location and specification before drawing conclusions.
  • Ignoring maintenance cost difference — Condo maintenance is predictable (monthly MCST fee) and shared. Landed maintenance is sporadic and fully borne by the owner. A 15-year landed ownership typically accumulates $100,000–$200,000 in major repairs not reflected in annual cost estimates.
  • Discounting the liquidity premium of condos — In a down market, condos sell in weeks because of the larger buyer pool (SCs, PRs, foreigners). Landed properties can sit for 6–12 months without offers if market sentiment is weak. This illiquidity is a real risk cost that should be reflected in the comparison.

Frequently Asked Questions

Is my data saved?
No. All calculations run entirely in your browser. Nothing is stored on our servers or shared with third parties.
Do landed properties appreciate faster than condos?
In absolute dollar terms, landed properties in prime districts have historically appreciated more than condos in the same district — due to land scarcity, restricted foreign buyer pool, and the finite supply of landed homes in Singapore. However, on a percentage return basis, condos can outperform landed during specific market cycles, particularly when condo prices are suppressed relative to landed. The appreciation comparison also depends heavily on district, tenure (freehold vs 99yr), and...
Can I save my results?
Log in to save scenarios to your dashboard, or use the share button to copy a URL that encodes your inputs.
What are the main costs unique to landed property ownership?
Landed-specific ownership costs not applicable to condo: (1) Full external maintenance — roof, structure, drainage, repainting. Typical cycle cost $30,000–$80,000 every 5–8 years. (2) No MCST to manage shared areas — owner is solely responsible. (3) Property tax on the full land + building AV — higher AV means higher property tax. (4) No sinking fund — all major repairs come from the owner's own cash reserves. Budget for 1.0–1.5% of property value per year in average maintenance...

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