Singapore’s landed housing market has long been defined by its scarcity, stability, and prestige. With only about 73,000 landed homes in the nation—forming less than 5% of the total housing stock—buyers often face a competitive landscape. Among the most sought-after districts in the North-East region are District 19 (D19) and District 28 (D28), both offering distinctive strengths that cater to varied homeowner needs and preferences.
This article explores how D19 and D28 compare in terms of transaction activity, inventory dynamics, lifestyle appeal, and long-term potential—without suggesting that one is necessarily “better” than the other. Instead, it helps discerning buyers align their priorities with the district that suits them best.
District 19: The Volume Leader with Vibrant Connectivity
D19 encompasses Serangoon Gardens, Hougang, Sengkang, and Punggol. It is known for its established neighbourhoods, abundant amenities, reputable schools, and excellent MRT coverage. Serangoon Garden Circus and Kovan are especially popular for their blend of charm and convenience.
Strong Volume Effect As of November 2024, D19 led Singapore’s landed market with 252 transactions year-to-date—far surpassing D28’s 165 transactions. This “Volume Effect” reflects D19’s liquidity, an important consideration for buyers who value ease of entry and exit when investing in landed property.
Terrace Homes: The Star Performer Freehold terrace houses in D19 have demonstrated the highest compound annual growth rate (CAGR) among landed property types at 5.9% from 2015 to 2024, outperforming the OCR average of 4.7%. The absorption ratio for terrace homes stands at 12.2 months—indicative of healthy demand and turnover.
A Broad Pricing Spectrum D19 offers a wide spectrum of options. Inter-terraces dominate the $4M–$6M price range, while detached homes often hover around $6M–$12M. Buyers can find everything from entry-level landed homes to large detached houses with redevelopment potential.
District 28: The Tranquil, Tightly-Held Alternative
District 28 covers Seletar, Yio Chu Kang, and parts of Sengkang. It is quieter and less densely developed, home to established enclaves such as Seletar Hills Estate, Luxus Hills, and Nim Collection.
Resilient but Tighter Market While D28 trails D19 in volume with 165 transactions during the same period, it still outperforms traditional prime districts like D10 and D20. Its landed market remains resilient due to a limited pipeline of new supply and strong owner-occupier holding power.
Fast-Moving Terrace Segment Terrace homes are the most liquid landed segment in D28. With an absorption ratio of just 1.79 months, this segment reflects intense demand and low supply. Most terrace listings (81%) are priced under $5M, making them relatively accessible compared to other landed categories.
Detached and Corner Terraces: Ultra-Scarce Corner terrace and detached homes in D28 are tightly held. With only 5 and 9 listings respectively, these homes command a premium due to their rarity. Detached homes are largely older properties priced between $6M–$10M, often requiring A&A or full rebuilds, with only a handful of move-in-ready listings above $12M.
Inventory Dynamics: Seller’s Market vs Buyer’s Market
As of 22nd October 2024, District 19 recorded 353 semi-detached listings—the highest among landed property types in the district. This elevated inventory suggests that the semi-detached segment is skewing toward a buyer’s market, offering more negotiation room for discerning buyers. In contrast, detached homes in D19 continue to see limited movement, with an absorption ratio of 229 months, indicating niche demand within the ultra-luxury tier.
In District 28, based on data from 3rd February 2025, semi-detached homes also lead in supply with 278 active listings. The absorption ratio here stands at 16.4 months, pointing to similarly buyer-favourable conditions—particularly in the $5M–$6M range. This segment sees competition between newer, move-in-ready homes in Luxus Hills and older, larger homes in Seletar Hills, giving buyers a range of options to suit different renovation preferences and lifestyle needs.
Lifestyle, Connectivity, and Accessibility
District 19 stands out for its urban connectivity, served by both the North-East and Circle MRT lines and anchored by vibrant town hubs such as Serangoon and Hougang. Its landed enclaves—including Kovan and Serangoon Gardens—offer residents a dynamic lifestyle, with amenities like Chomp Chomp Food Centre, country clubs, and access to reputable schools such as Rosyth School and Lycée Français de Singapour.
District 28, by comparison, leans more toward suburban living. It features established landed estates like Seletar Hills alongside newer developments such as Luxus Hills and the Nim Collection, offering a mix of traditional and contemporary housing options. While D28 may not match D19’s vibrancy, it provides practical lifestyle amenities like The Seletar Mall and Greenwich V, along with aviation-themed dining spots at Seletar Aerospace Park. The district is also well-connected by MRT stations such as Yio Chu Kang and Lentor, with further accessibility improvements on the horizon via the upcoming Cross Island Line.
Price Growth & Long-Term Outlook
D19 outperformed D28 in terms of CAGR: 5.4% vs. 3.6% between 2015–2024. This superior growth in D19 is largely driven by its high transaction volume, faster turnover, and broad appeal to various buyer groups.
D28’s slower growth reflects a more end-user-driven market and tighter inventory. Its appeal lies in exclusivity, liveability, and stability—offering peace of mind to long-term homeowners and multi-generational families.
Ultimately, whether you lean toward D19’s urban dynamism or D28’s serene exclusivity, both districts offer compelling opportunities in Singapore’s pure landed market. The key lies in matching your priorities—be it lifestyle, liquidity, or long-term value—with the right district and property type.
Navigating Singapore’s landed property market doesn’t have to be daunting. Our experienced consultants are here to provide personalised guidance and expert insights, ensuring a smooth journey to finding your ideal home. Whether you’re seeking a legacy investment or a dream property for your family, we’re ready to help you make the right choice. Contact us today to turn your aspirations of owning a landed home into a seamless and rewarding reality.
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