What Can $9 Million Buy in District 10's Landed Market?

A family comes to District 10 with $9 million.

They'd like a generous plot. Five bedrooms. A room for their parents on the ground floor. And ideally, a house that won't need much work.

It's a substantial budget.

So why does the search so often feel like a list of compromises?

Prices are moving, but that doesn't answer your question

URA's landed price index rose 2.9% in 3Q 2026, after 2.5% in 2Q. Over 2025 as a whole, it rose 7.6%.

Those figures tell you the direction of the market.

They don't tell you what a particular house on Namly Avenue or Lantana Avenue should sell for, or what your $9 million will actually get you.

Where $9 million sits in District 10

In my extract of 93 D10 landed sales from January to October 2026, the median semi-detached house sold for $9.00 million.

So $9 million doesn't put you above the semi-D market. It puts you right in the middle of it, competing with the most buyers.

The terrace median was $6.28 million. The detached median was $20.25 million.

In practice, $9 million in D10 usually means a good terrace with room to spare, or a mid-market semi-D. A detached house at this budget is the exception, not the plan.

Location or land?

If your family has no strong attachment to a neighbourhood, you may be able to trade some location for more land or a newer house.

But if you grew up around Bukit Timah, your parents live nearby, or your children's routines are already built around these streets, moving further out isn't a simple upgrade.

A D10 address comes with a particular web of roads, schools and everyday conveniences. At a fixed budget, wanting a specific enclave narrows what's available.

I'd rather talk through what that location is worth to your family than pretend a house elsewhere is better value just because it's bigger.

Would you rather have a terrace in the enclave you love, or a semi-D somewhere that's just fine?

The house on the land can change the whole comparison

Take an older terrace on a decent plot.

A buyer planning to rebuild will look at the land size, frontage, access and design limits. The existing house may be worth very little to them.

Now take a newly rebuilt home at a higher price. Another family may happily pay more for it, because they can move in without a year or two of construction.

Neither buyer is wrong. They just want different things from the same street.

But comparing the two on asking price alone misses the time, uncertainty, financing and extra money it takes to turn the older house into the home you actually want. At $9 million, that gap can decide whether a house is within budget or well outside it.

So I'd ask honestly: do you want a project, or a home?

Why I wouldn't lean on a single land psf figure

Land psf is a useful way to compare plots of different sizes. It can still mislead.

Here's one recent pair from September 2026.

Source: URA caveat data via Huttons transaction report, October 2026.

Their land rates are just $56 psf apart. Their prices are $2.92 million apart.

I'm not suggesting either was better value. They're different house types on different roads, and I'd need to see both buildings to say more. But it shows how a similar land rate can describe two very different purchases.

Tenure, plot shape, a corner or intermediate position, the building's condition and the exact street all move the number. A lower land psf can still be the less practical buy, if the plot limits what your family needs to do with it.

So for a $9 million D10 search, I'd start with completed sales on the actual road, or the nearest comparable streets. Then I'd look at the condition of what was sold.

Before raising the budget, I'd ask

• Which enclave or street matters most, and why.
• Whether a terrace in the right place beats a semi-D somewhere else.
• Move in now, or renovate or rebuild later, and what that costs in time and money.
• Which recent sales on the actual road genuinely compare.
• What the repayments look like if you stretch, and what's left over.

Would I stretch past $9 million?

Only if the extra money buys something the family will use every day.

If $9 million doesn't deliver everything on the list, I'd ask which compromise would be easiest to live with for ten years. Less land but a better layout? An older house that needs work? A different enclave? A bigger mortgage? Or waiting a while longer?

The market can't answer that for you. It can only tell you what's available.

At this budget, timing and supply matter as much as price. The right house on the right street may only come up once or twice a year, and sometimes it never reaches a portal. That's why it helps to have someone who knows the current demand and supply in each D10 enclave, not just last quarter's averages. If you're searching around $9 million, tell me what matters most and I'll show you what fits.

The aim isn't the biggest house your finances allow. It's the one whose compromises are worth making.

Sources: URA, 3rd Quarter 2026 real estate statistics (23 October 2026); URA, 4th Quarter 2025 real estate statistics; D10 medians from my own extract of URA residential transaction records, January to October 2026 (extracted 13 October 2026), which may not cover every completed sale; Fir Avenue and Grove Drive transactions from URA caveat data via a Huttons transaction report. Taufiq Corvin is a real estate salesperson with Huttons Asia.