Singapore Property Listings: A Complete Overview of What's on the Market (2026)
How many homes are for sale and rent right now, and how their asking prices compare to what's actually transacting — the gap that matters most to buyers and renters.
About 152,705 homes are currently listed across Singapore's major portals — 61,911 private homes for sale, 32,764 for rent, plus 33,648 HDB flats for sale and 14,955 for rent. Asking prices skew optimistic: of the listings with a solid transacted benchmark, 28.2% are priced at least 8% above comparable sold prices, and only 10.3% below. A listing is a starting position, not a transaction — the gap between asking and sold is the single most useful thing to check before you make an offer.
At any moment, more than 150,000 Singapore homes are listed for sale or rent — and every one shows an asking price, which is the seller's opening position, not the market's answer. This page is the live inventory: how much is on the market, and crucially, how those asking prices compare to what comparable homes are actually selling for.
It is part of our overview of the Singapore property market; for what has actually transacted, see the transactions overview.
How many homes are on the Singapore property market right now?
About 152,705 homes are listed across the major portals — 61,911 private homes for sale, 32,764 for rent, plus 33,648 HDB flats for sale and 14,955 for rent, and 5,236 landed homes for sale.
About 152,705 homes are currently listed for sale or rent across Singapore's major portals. The bulk is private property, but HDB is a large share too:
| Type | Listings |
|---|---|
| Private / condo — for sale | 61,911 |
| Private / condo — for rent | 32,764 |
| HDB — for sale | 33,648 |
| HDB — for rent | 14,955 |
| Landed — for sale | 5,236 |
These five categories cover the bulk of the market; the total also includes landed rentals and a smaller set of other listings, so the itemised rows do not add up to the headline figure.
Two things stand out. First, for-sale inventory is deep — over 100,000 homes are on the market to buy (condo, HDB and landed combined), so buyers have real choice and room to negotiate. Second, the rental pool is large (nearly 48,000 listings), consistent with the wave of new completions that has cooled rents. This is a live snapshot: listings are added and taken down constantly, so read the levels as indicative, not exact.
Are listings priced above or below what's actually selling?
Above, far more often than below. Of listings with a solid transacted benchmark, 28.2% ask at least 8% above comparable sold prices and only 10.3% below — sellers open high, so asking prices skew optimistic.
Above, far more often than below. This is the single most useful thing a buyer can know, and it is where a listing and a transaction part ways. Taking only the listings with a solid transacted benchmark — 45,405 of them, each with at least 10 comparable sold units — here is how asking prices line up against what actually sold:
| Asking vs comparable sold prices | Share of benchmarked listings |
|---|---|
| 8%+ below comps (a value signal) | 10.3% |
| Within ±8% of comps | 61.4% |
| 8%+ above comps | 28.2% |
Nearly three times as many listings are priced 8%+ above recent comparable sales as below them (28.2% versus 10.3%). That is the asking-vs-transacted gap in one number: sellers, understandably, open high. The majority (61.4%) sit within a sensible band of recent sales — those are the realistically-priced ones. For what has actually changed hands, cross-check the transactions overview.
Why is a listing's asking price not the market price?
An asking price is the seller's opening position, set before any buyer responds; the market price is only revealed when a deal closes. Anchor to recent transacted prices, and treat the asking price as a ceiling to negotiate from.
Because an asking price is a position, not a fact. It is what a seller hopes to get, set before any buyer has responded; the market price is only revealed when a deal is done. The 28.2%-above figure above is exactly this optimism showing up in the data.
That is why the discipline for any serious buyer or renter is the same: anchor to what sold, not to what's asked.
- For a purchase, pull the recent transacted caveats for the specific project and unit type, and treat the asking price as the ceiling to negotiate down from.
- For a rental, check recent transacted rents for the same project and bedroom count rather than the headline asking rent.
Insight line: asking prices tell you what sellers want; transacted prices tell you what the market pays. Use the first to shortlist and the second to value — never the other way round.
How can you spot an underpriced listing in Singapore?
About 10.3% of benchmarked listings ask 8%+ below comparable sold prices — a starting signal, not proof. Check why (floor, facing, lease, condition), require enough comparables, and verify against the project's recent transactions.
About 10.3% of benchmarked listings are asking at least 8% below comparable sold prices — a modelled signal worth a closer look. But treat it as a starting point, not proof of a deal. A listing can sit below comparable sales for good reasons: a lower floor, a poor facing, a shorter remaining lease, a tenanted unit, or works needed.
A sensible way to use the signal:
- Filter for genuine gaps. A credible below-comps listing is backed by enough comparable sales (we require at least 10) and sits in a believable band — an extreme 30%-below "bargain" is usually a comp mismatch or a distressed one-off.
- Check why. Compare the specific unit's floor, facing, lease and condition against the comparables before assuming it is genuinely cheap.
- Verify against sold data. Confirm the gap against the project's own recent transactions.
To scan live listings by value gap, yield and price, use the property listings finder.
Which listings offer the highest rental yield?
About 6,587 private listings carry a strong gross-yield signal (recent transacted rent for that project and bedroom count, annualised against the asking price). It's gross of costs and private-only — a screening tool, not a verdict.
Across the private-listing pool, about 6,587 listings currently carry a strong gross-yield signal — meaning the recent transacted rent for that project and bedroom count, annualised against the asking price, lands at the high end.
Two cautions keep this honest:
- Gross, not net. A strong gross yield is before maintenance fees, property tax, vacancy and agent commission — the net figure is lower, and a high-yield unit is often a smaller, older or less central one.
- Buy-to-rent is a private-only play. An HDB flat cannot be bought purely to let out (the five-year minimum occupation and owner-occupation rules), so a yield-hunting search is a condo search.
Yield is a screening tool, not a verdict — a high number flags a unit worth investigating, not an automatic buy. Filter live listings by yield in the property listings finder, and work out gross versus net for a specific unit with the rental yield guide.
How do you search listings that actually fit your budget?
Set your value anchor from transacted prices first, then filter live listings by price, area, bedrooms and value-gap in the listings finder — and price each shortlisted unit against its own project's recent comparables, not an average.
Start from what sells, then filter what's listed. The workflow that avoids overpaying:
- Set your value anchor. Use transacted prices — from the transactions overview, or by district and town in the PSF-by-district and HDB-by-town league tables — to know what a home like the one you want actually costs.
- Filter the live listings. Search by price, area, bedrooms, yield and value-gap in the property listings finder, and compare projects in the condo directory.
- Price each shortlisted unit against its own comparables, not the district or town average — the specific project, floor and lease decide the real number.
Shortlist on listings; value on transactions. The listing tells you what is available; the sold data tells you what it is worth.
The biggest mistake people make reading property listings
Treating an asking price as the market price. Nearly a third of benchmarked listings ask 8%+ above comparable sold prices — anchor to transacted data, and treat a 'below-comps' listing as a lead to investigate, not a proven bargain.
The biggest mistake is treating an asking price as the market price. It is not — 28.2% of benchmarked listings ask 8% or more above what comparable homes actually sold for, so anchoring to asking prices systematically overvalues the market.
Three guards:
- Anchor to sold, not asked. Always check recent transacted prices for the specific project and unit type before you offer.
- A 'below-comps' tag is a lead, not a verdict. Something may be cheaper for a reason — floor, facing, lease or condition — so investigate before assuming a bargain.
- Asking rents mislead too. Check transacted rents, not the headline listing, for the same project and bedroom count.
Get those right and listings become a shortlisting tool, while transactions do the valuing — which is exactly the right division of labour.
Methodology and sources
Where every figure comes from — and what we deliberately did not claim.
Where the figures come from. Listing counts and the asking-vs-comp gap are taken over PropKaki's live-listings data (listing_ai_master_financial_mv), which matches current portal listings to recent URA and HDB transacted comparables, as of July 2026. The asking-vs-comp shares use only listings with at least 10 comparable sold units, so the benchmark is solid; the value gap is asking price against the median transacted price of comparable units. The strong-yield count uses each project's recent transacted rent for the listing's bedroom count, annualised against its asking price (private homes only).
What we have not claimed: that these are transacted prices (they are live asking prices, which change and expire); that a 'below-comps' listing is a proven bargain (it is a modelled starting signal — condition, floor, facing and lease move real value); that yields are net (they are gross of costs); or that counts are exact (portals can double-list; read them as indicative inventory). Data as of 2026 — verify against URA, HDB and data.gov.sg. This is general information, not financial advice.
Got a question this raised? Ask PropKaki.
Take any point from this analysis and apply it to your own project, budget or decision.
PropKakiFor most buyers this year, staying well within budget beats trying to time the market.