Selling in District 10 · Taufiq CorvinSelling a landed house in District 10?
Two buyers can view your house on the same afternoon and leave with numbers millions apart. One plans to live in it. The other plans to knock it down. Your asking price, your marketing and your timing all depend on which one you’re selling to — and working that out is where I start.
Where You Are
Most D10 sales start with a change in the family, not a market call.
Every sale is shaped by why it’s happening. These are the four I see most in Namly, Lantana, Cypress, Garlick and Brizay.
The house is bigger than the life in it now.
The children have moved out and the stairs feel steeper every year. The real questions are timing, and where the proceeds go next — both worth settling before the house goes on the market, not after the first offer.
Talk through downsizing →Several family members, one house.
Decisions need to be fair, documented and agreed. I keep the process orderly and every beneficiary informed, and I plan the marketing around the estate’s legal timeline with your lawyer — not ahead of it.
Discuss an estate sale →A fixed move date, and a house still to sell.
The sale has to fit your timeline without the price paying for the deadline. That includes running viewings, negotiation and completion while you’re already overseas, with you deciding at every step.
Plan a sale around a move →An older house on good land.
Rebuilding might be the right call. Or a rebuild buyer may pay more for the land than the finished house would net you. I’ll run both sets of numbers before you commit to either.
Compare rebuild and sale →Before Anything Else
What you get from the first conversation.
Before we talk about listing, you should understand exactly what you’re working with.
Your street, in numbers
The recent sales that genuinely compare with your house — and, just as important, what each one does and doesn’t tell you about yours.
Your most likely buyer
Someone moving in, or someone rebuilding. They value different things, so they need a different price story and different marketing.
Three numbers, kept apart
The range the evidence supports, the asking strategy, and your walk-away figure once the loan, costs and your next move are counted.
No obligation to list. If the honest answer is “not yet” or “hold”, that’s what you’ll hear. For the full reasoning behind how I price, read how much your D10 landed house is really worth.
The Process
How I sell a landed home.
Five stages, handled by me personally from the first visit to completion. No hand-offs to a junior.
Assess
The house, the land, the street and what the sale must achieve for you.
Position
Who the buyer is, what they’ll pay for, and the asking strategy that reaches them.
Prepare
Photography, a filmed home tour, floor plans and documents — all with your approval.
Engage
Qualified enquiries only, viewings arranged around you, and feedback reported back every week.
Close
Offers compared on terms, not just price, then coordinated with your lawyer through completion.
Each stage runs on the Corvin Method: your situation is read first, then the house and the land are scored against the buyer most likely to pay for them. See the method →
What You Keep
The number that matters is what’s left.
Your next move depends on the money that actually reaches you, and when. Before we list, I’ll work it out with you.
Your loan
The bank is repaid first. If you’re still in a lock-in period, check for a prepayment penalty.
Your CPF
CPF used for the house goes back to your CPF account with accrued interest. It’s still yours, but it isn’t cash for the next purchase.
Seller’s Stamp Duty
For homes acquired on or after 4 July 2025, SSD applies within four years: 16%, 12%, 8%, then 4%. Most long-held D10 homes aren’t affected.
Fees
Legal fees and the agency fee, which is agreed in writing before any marketing starts.
Buying again as well? Owning two homes at once can bring ABSD into play, so we plan the order of the two deals before your house is listed.
For owners: how much your D10 landed house is really worth · Online Estimate, Bank Valuation or Agent's Price: Why Your Landed House Has Three Different Numbers · Selling Your Landed Home: How I'd Weigh an Offer and Work Out What You Actually Keep · Rebuilding a Landed House? The Costs That Aren't in the Contractor's Quote.
Presentation
How your house would be seen.
Most landed listings get a photo set and a portal post. The houses I market are filmed as full home tours, published on my YouTube channel and on this site, so buyers understand the house before they book a viewing.
The Address at Hillcrest
A house I’m currently marketing. The film leads with the private pool, home lift and attic sky garden, because those are what this buyer is paying for.
Namly Crescent
A home tour filmed and presented by me in the Namly enclave: a rebuilt detached house, presented around its architecture and how the family actually lives in it.
The enclaves get the same treatment. Inside the Enclave walks the streets buyers are choosing between: Namly, Lantana and Cypress.
The Market Read
What D10 landed homes sold for in 2026.
I track District 10 landed transactions street by street. Across the 93 records from January to October 2026, this is what the three main house types sold for.
| House type | Median price | Median land psf |
|---|---|---|
| Terrace | $6.28m | $3,122 |
| Semi-detached | $9.00m | $2,518 |
| Detached | $20.25m | $2,211 |
| All 93 records | $9.55m | $2,619 |
Source: URA residential transaction records, January–October 2026, from my own extract (13 October 2026). Medians are context, not a valuation of any individual house.
Medians won’t price your house. Three D10 semi-Ds sold close to $9 million this year at land rates ranging from $2,119 to $3,054 psf. On a 4,000 sq ft plot, that spread alone is worth more than $3.5 million. The difference is the street, the plot, the building and the buyer — which is why the assessment comes before the price.
Full 2026 D10 price analysis → · How the five enclaves differ →
Exposure
Selling quietly is an option.
How public your sale is should be a deliberate choice, not a default. Each level trades privacy against reach — we choose together.
Full visibility
Portals, the filmed home tour, this site and my buyer enquiries. The widest reach, and the most public.
No public price
Shown only to buyers and co-broking agents who are qualified on budget and eligibility. Less noise on your street.
No listing at all
Offered only to verified buyers who have enquired with me about District 10. Nothing public, though finding the buyer can take longer.
Who You’ll Deal With
Me, from the first conversation to completion.
I’m Taufiq Corvin, a Singapore real estate agent since 2019 (CEA R060478C), now focused on District 10 landed homes. I track every landed sale in Namly, Lantana, Cypress, Garlick and Brizay street by street, and I film the enclaves myself for Inside the Enclave.
Before property, I was a firefighter and training officer. It taught me to stay calm when the stakes are high and to work from a process rather than instinct. Selling a family home is not a fire — but it deserves the same discipline.
More about me → · Check my registration on the CEA Public Register →
Common Questions
Straight answers.
How do I choose an agent to sell a landed house in District 10?
Ask three things: what D10 landed homes they’ve marketed or sold recently, how they’ll find the right buyer for your house specifically, and who will actually do the work day to day. Then check their registration and recent transactions on the CEA Public Register.
What does it cost to sell?
Agency commission in Singapore isn’t fixed — it’s negotiated and agreed in writing before any marketing starts. On top of that are legal fees, repayment of any outstanding loan, the CPF refund with accrued interest and, if you bought on or after 4 July 2025 and sell within four years, Seller’s Stamp Duty. The valuation guide covers the costs that come off the top.
How long does a D10 landed sale take?
There’s no honest fixed answer. It depends on how the price compares with recent evidence, the house and the land, how many competing listings are out, and the buyer’s financing. Once a buyer is found, the Option to Purchase and completion run to a set timeline — usually a few months — which I map out with you before we list.
Can I sell without a public listing?
Yes. Your house can be marketed openly, shown only to qualified buyers and their agents, or offered privately with no listing at all. Less exposure means more privacy but usually fewer buyers, so we’ll weigh that before choosing.
How does selling an inherited property work?
The executors or administrators usually need the Grant of Probate or Letters of Administration before a sale can complete, so the estate’s lawyer should confirm the position first. Marketing can then be planned around that timeline, with every beneficiary kept informed.
Can I sell and buy my next home at the same time?
Yes, but the order matters. Completion dates, financing and stamp duties — including Additional Buyer’s Stamp Duty if you briefly own two residential properties — all depend on which happens first. We plan the sequence before your house is listed.
The Next Easy Step
Thinking about selling? Start with what you’re working with.
A no-obligation read of your house, your street and your likely buyer. You don’t need to be ready to list — you just need to want the facts first.
WhatsApp TaufiqRequest a Selling Assessment
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