Semi-Detached Houses in Singapore

Discover why semi-detached houses in Singapore offer the perfect balance of space, privacy and location for families looking to invest in landed property.
semi-detached house

Singapore’s competitive real estate landscape has a secret gem: semi-detached houses. These properties, where two houses share a common wall, are the sweet spot between towering condominiums and sprawling bungalows. They’ve gained popularity among upwardly mobile Singaporeans and permanent residents who want space without the hefty price tag of a fully detached home.

According to the Urban Redevelopment Authority (URA), semi-detached houses make up about 7% of Singapore’s landed residential property market, or around 25,000 units across the island. While semi-detached houses in Singapore are relatively scarce compared to condominiums, which dominate nearly 70% of residential transactions, the semi-detached house segment attracts buyers looking for that elusive balance of space and privacy.

semi-detached house in Singapore

What Exactly Is A Semi-Detached House?

Colloquially called ‘semi-Ds’, these houses are built side by side, with a shared party wall dividing them. This architectural arrangement creates homes that look like mirror images of each other, but modern designs increasingly incorporate unique elements that set neighboring units apart.

The standard size of a semi-detached house in Singapore generally ranges from about 2,150 to 4,300 square feet of built-up area, sitting on land parcels starting from 2,160 square feet, as stipulated by the URA. These homes offer more space than terraced houses, which typically have built-up areas between 1,600 and 3,000 square feet, with land sizes starting at 1,620 square feet. However, semi-detached homes remain more modest than bungalows, which require a minimum land area of 4,305 square feet.

This is a middle ground for many Singaporean families, offering a generous sense of space and privacy without the higher maintenance demands of a full-fledged bungalow. This balance continues to make semi-detached houses highly desirable in Singapore’s landed property market.

Recent data from the Singapore Real Estate Exchange (SRX) shows that the average transaction price for semi-detached properties reached $6.5 million in 2024 — a 0.4% increase from the previous year. That appreciation underscores the enduring appeal of these properties despite broader economic fluctuations.

modern semi-detached house

Locations of Semi-Detached Houses in Singapore

Semi-detached houses can be found across Singapore but are mainly concentrated in specific residential enclaves like Districts 15 (East Coast, Katong), 19 (Serangoon Gardens, Hougang), 28 (Seletar, Yio Chu Kang), 10 and 11 (Bukit Timah, Holland Village, Newton, Novena), and 16 (Bedok, Upper East Coast). These neighbourhoods feature significant property clusters within established neighbourhoods that blend landed and low-rise developments.

Semi-detached living in Singapore is about finding the perfect balance between space, community and affordability. Semi-Ds offer the best of both worlds: space to breathe, community to connect with, and the affordability to enjoy life.

The eastern region remains particularly popular among semi-detached house hunters. Buyers are willing to pay a premium for properties close to amenities, good schools, and the beach, like Joo Chiat and Opera Estate in District 15. A recent analysis found that this area’s semi-detached properties command average prices per square foot ranging from approximately S$1,799 to S$3,315.

While newer developments in the north (Springleaf, Thomson) and west (Sunset Way, Clementi) offer relatively better value for money and larger land sizes, buyers must be willing to trade centrality for that extra space. These areas have seen growing interest from buyers prepared to make that trade-off.

standard size of semi-detached house

Government Guidelines, Regulations and Restrictions

Singapore has a comprehensive set of regulations and restrictions regarding semi-detached house sizes. The URA mandates specific requirements, including a minimum plot width of 8 metres and a minimum plot size of 200 square meters.

There’s some flexibility for irregularly shaped plots within existing landed housing estates. In these cases, the URA may consider a slight deficiency in the required plot width. That’s provided the absolute minimum plot width at its narrowest point is 4 metres. 

In addition to plot dimensions, semi-detached houses must adhere to specific storey height limits, envelope control guidelines and building setback requirements. These regulations ensure that new developments harmonise with the surrounding environment and do not negatively impact neighbouring properties. This helps retain a neighbourhood’s unique feel, which could be a major draw for buyers looking for that intangible value.

The Singapore Land Authority (SLA) also regulates land ownership and usage. Homeowners must use these properties for residential purposes only and comply with SLA rules regarding renovations and alterations. Failure to adhere to these regulations can result in penalties and fines, so it’s best to ensure you speak to a real estate professional if you have any questions.

modern semi-detached house in Singapore

Ownership and Eligibility

Eligibility to own a semi-detached house largely depends on your residency status. Singapore citizens can purchase these properties without any restrictions. That makes it a straightforward process for locals investing in landed properties.

Foreigners, including PRs, however, face a different set of rules. To purchase a semi-detached house, they must first get approval from the SLA. The SLA assesses each application on a case-by-case basis, considering factors such as the applicant’s financial resources and the property’s specific location. This ensures that the purchase aligns with national interests and urban planning goals.

semi-detached house Singapore

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Evolution of the Modern Semi-Detached House

Semi-detached housing first appeared in Singapore during the colonial period, often built as government quarters or private residences for middle-class families. These older units, still visible in established neighborhoods like Katong and Siglap, feature characteristic art deco or colonial architectural elements that charm history enthusiasts and renovation-minded buyers alike.

However, today’s modern semi-detached house bears little resemblance to its historical counterparts. Contemporary designs embrace open-concept layouts, floor-to-ceiling windows, and integrated smart home systems. Many recent developments showcase bold architectural statements, with asymmetrical façades, cantilevered structures, and rooftop gardens that maximise the limited footprint while creating visually striking exteriors.

As Elaine She, founder of SHE Real Estate, notes, “The modern semi-detached house in Singapore has undergone a remarkable transformation. Today’s designs prioritise natural light, ventilation and flexible spaces that adapt to evolving family needs while maintaining the connection to outdoor areas that many homeowners prize.”

This evolution has been partly driven by changing regulations. In 2019, the URA revised guidelines to allow semi-detached houses greater flexibility in design, provided they maintain certain setback requirements and height restrictions. These changes have unleashed a wave of innovation among architects working within the semi-detached format.

 

Singapore semi-detached house

 

Financial Considerations and Investment Potential

Purchasing a semi-detached house in Singapore is a significant financial commitment. Older units in less central locations typically require a budget of at least S$2.8 million, while prime district properties can easily exceed S$5 million. Financing these purchases involves navigating loan-to-value limits, which are more restrictive for landed properties, often capped at 75% of the purchase price.

From an investment perspective, semi-detached houses have historically demonstrated strong capital appreciation. Data shows that semi-detached properties have appreciated by about 32% over the past decade in District 28 in the north. That performance reflects the scarcity of landed properties in land-constrained Singapore.

“Supply and demand is what drives the market”, explains She. “The limited supply of semi-detached houses in Singapore creates a resilient price floor. They maintain value even during market downturns, making them attractive long-term investments.”

Another financial consideration is the Additional Buyer’s Stamp Duty (ABSD), which explicitly impacts foreign buyers and Singaporeans purchasing multiple properties. For foreigners, acquiring a semi-detached house requires the 60% ABSD and special approval from the Singapore Land Authority. This effectively restricts most semi-detached purchases to citizens and permanent residents.

 

semi-detached house size

 

Lifestyle Benefits and Practical Considerations

The typical semi-detached house provides ample play space for families with children. Small gardens or yards often include outdoor experiences that are increasingly rare in Singapore’s high-rise-dominated landscape. 

Maintenance responsibilities for semi-detached homeowners in Singapore can be a significant consideration. There are typically annual maintenance costs between S$5,000 and S$15,000, depending on the age and condition of the property. That’s a substantial bill to foot. And, while semi-detached homes offer more space than apartments, you still have to compromise on space planning and privacy compared to fully detached homes.

 

modern semi-detached house Singapore

 

That being said, several factors suggest that the demand for semi-detached houses will remain strong. With more professionals working from home, Singaporeans increasingly value the dedicated home office spaces that many semi-detached houses can provide. 

The regulatory environment is stable, with no major policy changes expected to impact semi-detached house ownership. However, you can never be too sure about potential adjustments to property taxes or development guidelines. That’s why it’s worth watching these developments if you’re considering investing in a semi-detached home.

If you are in the market for a semi-detached house in Singapore, our team at SHE Real Estate would be happy to guide you through the process. Contact us to schedule a consultation with our leading luxury property team.

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