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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.
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.
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.
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.
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.
