Ten years of land sales, plotted
Every land sale in the dataset, priced in dollars per square foot per plot ratio (psf ppr) — the land cost embedded in each buildable square foot. Solid lines trace the yearly median for each region. Filter by region, sale source and land use; hover any point for the detail, and click a point to open that project's analysis where we track it.
View the yearly median table (psf ppr by region)
Points are individual land sales; medians are computed on the filtered set and only drawn for years with at least three sales in that region. En bloc headline rates can embed lease-upgrading premiums and development charges, so they are indicative rather than strictly comparable with GLS rates.
From land bid to launch price
Each point is a project in our tracker: its awarded land cost against the average psf buyers actually paid at launch. The grey diagonals mark launch-to-land multiples of 1.6×, 2.0× and 2.4×. Hollow points are pipeline projects plotted at the midpoint of our indicative estimate range — a forecast, not a transaction. Click any point to open the project.
Compare projects side by side
Pick up to four projects to line up their land economics: what the developer paid for the land and when, what the site can carry, and what that became — or is estimated to become — at launch. Every column links to the full project analysis.
Land rates are the awarded tender or reported en bloc rate in psf ppr from our land sales dataset. Estimated launch ranges follow our published pricing methodology and carry no developer confirmation. Multipliers for pipeline projects use the estimate midpoint and are marked (est.).
Why land cost is the first number we check
Data updated 12 Jul 2026 · 256 land sales, Jan 2016 – Sep 2025
Every new launch price in Singapore starts life as a land bid. Two to three years before a show flat opens, a developer commits to a land cost — at a URA or HDB Government Land Sales tender, or by buying an existing development en bloc — and that number, expressed in dollars per square foot per plot ratio, becomes the largest single input into the price list. Construction cost, financing and margin are layered on top, but the land rate is the floor beneath everything. That is why this dashboard exists: watching land sales is the closest thing the market offers to seeing launch prices before they are announced.
What a decade of land sales shows
The 256 sales in this dataset split into 86 URA tenders, 26 HDB tenders and 144 collective sales. The government land series is the cleanest read, and it has moved decisively: the median GLS rate in the Outside Central Region climbed from roughly $517 psf ppr in 2016 to about $980 psf ppr in 2025 — a near-doubling of suburban land cost in ten years. Executive condominium land has run even harder, from a median of about $343 psf ppr in 2016 to $771 psf ppr in 2025, with the Senja Close and Woodlands Drive 17 tenders of 2025 awarded at $771 and $782 psf ppr — each a record when it was set. City-fringe (RCR) land crossed $1,300 psf ppr on median in 2022–2023, and the priciest points on the chart remain the 2017–2018 prime-district collective sales, topping out at $2,910 psf ppr for the Park House site that became Park Nova.
The chart also makes the en bloc cycle visible. The 2017–2018 fever produced 45 and 46 collective sales in consecutive years — then the July 2018 cooling measures cut the count to four in 2019. A smaller wave returned in 2021–2022 before higher rates and ABSD on developers thinned it again to a single deal in 2024. When collective sales vanish, the GLS programme becomes almost the only pipeline of new private land — which concentrates competition, and pricing power, in government tenders.
The land-to-launch multiplier — and its limits
Across the 53 actively selling projects in our tracker with both an awarded land rate and matched launch transactions, the median launch psf is about 2.1× the land rate, and the middle of the pack sits between roughly 1.8× and 2.4×. That regularity is what powers our launch price estimates for pipeline sites: anchor on land, add construction and margin, calibrate against comparables.
But the multiplier is a description, not a law — and the outliers are the honest part of the chart. At one end, a project like Grange 1866 launched at only around 1.4× a very expensive en bloc land rate; at the other, Gems Ville cleared nearly 2.9× a cheap boutique site. Three cautions follow. First, en bloc headline rates are not always like-for-like: lease upgrading premiums and development charges can sit outside the reported figure, flattering or distorting the multiple. Second, the two-to-three-year gap between tender and launch means the multiplier captures market movement as much as developer margin — a rising market stretches it, a falling one compresses it, and the developer's margin is what gives first. Third, small boutique sites behave differently from 500-unit suburban plots. A high land bid makes a cheap launch unlikely; it does not make any particular launch price certain.
How to use this page
If you are watching a pipeline site — say a GLS award in a district you care about — start with the first chart to see where its land rate sits against history, then use the comparison tool to line it up against the most recent launched project nearby: land rate against land rate, and our estimate against what buyers actually paid next door. The GLS pipeline tracker lists every site we follow with award status and indicative ranges, and the launch map puts all of it in one view. For what happened after launch — what buyers of past projects made when they eventually sold — see the resale exit data. As always: this page is research, not advice, and estimates are estimates until a developer publishes a price list.
Frequently asked questions
What does psf ppr mean in a land sale?
Dollars per square foot per plot ratio — the land price divided by the maximum buildable gross floor area of the site. It is the standard unit for comparing land bids because it normalises for site size and plot ratio: a $1,000 psf ppr site gives the developer $1,000 of land cost embedded in every buildable square foot, whatever the plot's shape or size.
How much has Singapore land cost risen in the last decade?
In our dataset of 256 land sales, the median government land sale rate in the Outside Central Region rose from about $517 psf ppr in 2016 to about $980 psf ppr in 2025 — roughly a 90% increase. Executive condominium land rose even faster, from a median of about $343 psf ppr in 2016 to $771 psf ppr in 2025, with the 2025 EC tenders at $771–$782 psf ppr setting successive records.
How does land cost translate into new launch condo prices?
Land is typically the single largest input in a new launch, followed by construction cost and developer margin. Across the 53 actively selling projects in our tracker with both an awarded land rate and matched transaction data, the median launch price is about 2.1 times the land rate in psf ppr, with most projects between roughly 1.6× and 2.4×. The multiplier varies with region, product type, the time gap between tender and launch, and how the market moves in between.
What is the difference between a URA GLS, HDB GLS and en bloc land sale?
URA and HDB Government Land Sales are public tenders of state land — URA typically handles private residential and white sites, HDB handles executive condominium and selected integrated sites. An en bloc (collective sale) is a private transaction where owners of an existing development sell the whole site to a developer. GLS rates are clean, comparable data points; en bloc rates can embed additional costs such as lease upgrading premiums and development charges, so headline figures are less directly comparable.
Does a high land price guarantee a high launch price?
No. Land cost sets a floor under launch pricing but not the final number. Developers calibrate against comparable launches, and the two to three years between tender and launch mean the market can move against a land bid. In our data the land-to-launch multiplier ranges from about 1.4× to 2.9× — evidence that margins are compressed on aggressively bid sites and stretched on cheaply acquired ones.
Where does the land sales data on this page come from?
The dataset is compiled from published URA and HDB tender results and reported collective-sale transactions between January 2016 and September 2025, cross-checked against our project master file. Launch prices for the multiplier analysis come from matched caveat transaction data for actively selling projects. The full dataset is downloadable as JSON and every refresh is dated on the page.
Talk it through with an advisor
The charts tell you what land has done to prices. If you want to work through what a specific tender or launch means for your own plans — budget, ABSD position, timing an HDB sale, or whether to wait for a pipeline site — you can request a one-to-one consultation.
- No obligation, and no pressure to transact — the first conversation is about your goals, not a product.
- Personalised affordability and stamp-duty scenarios based on your actual numbers.
- Launch and tender alerts for the specific projects you shortlist.
Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish — see our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.