When it comes to freehold landed homes, both District 16 and District 15 stand as established pillars of the East, offering long-term value, family-friendly environments, and strong capital preservation. This week, we dive into a side-by-side comparison of Inter-Terrace and Corner Terrace homes in both districts—two segments that continue to attract steady demand across a broad spectrum of buyers.
Inventory & Demand: D16 Leads in Liquidity
Between September 2024 and April 2025, D16 registered a combined 38 Inter- and Corner Terrace transactions, with 164 active listings—giving it an Absorption Ratio of 4.3 months. This is a strong indicator of healthy demand, with market velocity leaning in favour of sellers without overheating.
In contrast, D15’s Inter- and Corner Terrace segment had a combined inventory of 529 units as of September 2024, and only 11 terrace homes transacted between August and September, leading to an Absorption Ratio of 48.1 months. This suggests a more supply-heavy, buyer-friendly environment where properties may take longer to move, particularly at the mid- to upper-tier range.
Pricing Distribution: D16 Remains Sub-$6M Friendly
D16’s Inter-Terrace listings are largely concentrated in the $4M–$6M bracket, with 64% priced below $6M. Notably, no Inter-Terrace listings in D16 exceed $7M. Corner Terraces here mirror this accessibility, with nearly 71% of listings priced between $5M–$7M.
On the other hand, D15’s Inter-Terrace inventory skews higher. While 12% of listings are priced below $4M, the majority—about 84%—sit between $4M and $8M, with the largest cluster in the $6M–$7M range. There’s also a visible tail of listings above $8M, including 5% priced in the $9M–$10M tier. Similarly, D15 Corner Terrace homes have a wider spread, with 38% priced at $7M–$8M and a small portion pushing past the $12M mark.
This suggests that while D15 presents a wider price range for buyers to choose from, D16 retains a more concentrated, accessible entry point—especially for those entering the landed segment for the first time.
Long-Term Performance: Steady Climbers on Both Fronts
Over the past decade, both districts have shown resilience in terms of capital growth. D15 Terrace houses recorded a compound annual growth rate (CAGR) of 5.3% from 2015 to 2024. Meanwhile, D16 Terrace homes notched a CAGR of 3.7% over the same period till 2025 year-to-date.
While D15’s CAGR is higher, this could be attributed in part to its proximity to the city and long-established reputation. D16’s lower CAGR, however, may also hint at a value gap—one that discerning buyers could see as an opportunity, particularly with the Thomson-East Coast Line enhancing connectivity and the transformation of the Bayshore precinct in progress.
Supply Trends: D15 Sees a Surge, D16 Tighter in Corner Plots
Inventory shifts also hint at different market dynamics. D15’s Inter-Terrace segment saw a notable month-on-month rise in listings in the $6M–$7M band, indicating potential supply build-up from sellers capitalising on past price growth.
Meanwhile, D16’s Corner Terrace inventory is the most limited among its landed segments, with just 65 active listings as of April 2025. This scarcity has likely supported price resilience, particularly for buyers seeking wider frontage or more garden space without venturing into Detached territory.
Market Positioning: Two Districts, Two Lifestyles
Districts 15 and 16 each offer their own unique appeal shaped by location, lifestyle offerings, and urban context. D15, anchored by subzones like Katong, Joo Chiat, and Marine Parade, is known for its vibrant mix of heritage shophouses, established dining scenes, and city-fringe accessibility. Its proximity to the CBD, coastal amenities like East Coast Park, and renowned schools has long made it a top pick for those seeking a blend of prestige and convenience.
D16, which spans areas like Bedok, Upper East Coast, and Bayshore, features well-established landed enclaves such as Kew Drive, Lucky Heights, and Sennett Estate. With a quieter residential environment and strong connectivity via major roads and MRT lines—including the East-West Line and the upcoming Thomson-East Coast Line—D16 appeals to families seeking liveable space with good access to both city-fringe amenities and Changi Airport.
Both districts benefit from lifestyle-driven demand, though each caters to slightly different buyer profiles. Inter- and Corner Terrace homes in D15 may appeal more to buyers drawn to the district’s rich architectural character and proximity to lifestyle hubs, while those in D16 may attract buyers who prioritise accessible entry pricing and a wider variety of home configurations in established landed zones.
Conclusion: Both Districts Offer Strength—But D16 May Offer the Edge in Accessibility
This comparison underscores why D16 continues to draw steady attention. With shorter sales cycles, a tighter supply of Corner Terraces, and strong fundamentals underpinned by infrastructure and lifestyle appeal, D16 remains a compelling choice—especially for those entering the landed segment or planning for multi-generational living.
D15 may command higher price tags, but D16’s relative value, liquidity, and price discipline may present the better opportunity for capital preservation without overexposure.
Stay tuned for more deep dives as we continue to help you navigate Singapore’s landed landscape with clarity and confidence.
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