Singapore Homes Linger Longer as Sellers Offer Bigger Discounts

Sellers in Singapore’s private housing market are waiting longer to sign on the dotted line, as buyers become choosier and vendor discounts tick higher in the first half of 2026. The median days on market for private condos climbed to 63 days in June, according to figures from OrangeTee & Tie, up from 48 days a year ago—the longest since April 2022.

This matters because, amid heat warnings and inflationary pressures nationwide, buyers are taking their time and pushing for better deals, especially in non-prime districts. Analysts say the lengthening sales period and softening prices are early signals of a market tilting away from sellers, while families in HDB flats continue to upgrade or cash out.

Cooling in Key Districts: Bukit Timah and Serangoon

Banks and agencies point to slower activity across the Core Central Region (CCR) and the city fringe. In Bukit Timah, a traditionally prized address, agents say several units along Dunearn Road have languished for nearly three months, with one freehold three-bedder at RoyalGreen dropping its asking price by $220,000 before finding a buyer. Over in Serangoon—especially along Upper Serangoon View at Boathouse Residences—condos that fetched $1,600 psf last year are now transacting around $1,480 psf on average, says a PropNex team tracking D19.

Among executive condominiums (ECs) in Tengah and Jurong, sellers are also adjusting expectations. Recent listings at Parc Clover EC saw vendor discounts up to 4%, according to ERA. Even newer resale HDB units in Dakota Crescent and Toa Payoh, once snapped up in days, are staying on the market longer as buyers have more options.

Data: Deals Take Longer, Discounts Get Deeper

According to URA records, overall vendor discounting—the differential between original listing price and eventual sale price—increased to a median 3.6% for private condos in Q2 2026, compared with 2.4% a year ago. In District 10, the average discount crept above 4%, while mass-market areas like Pasir Ris and Punggol clock in just under 3%. A new record was quietly set at Marina Bay Suites in June, where a high-floor four-bedder changed hands at $3.78 million, down 11% from the 2025 high.

Resale HDB flats aren’t immune, either. According to HDB’s own data, the average days on market for 5-room flats edged up to 37 days citywide, up from just 24 days in late 2025. Even in brisk estates like Queenstown and Bukit Merah, agents report some sellers relisting twice after failed offers.

What Sellers and Buyers Should Expect Next

For homeowners keen to sell, patience will be critical through the rest of 2026. ERA expects days on market to rise further if mortgage rates stay high and buyers keep hunting for bargains. Any seller unprepared to negotiate may need to wait months or risk pulling their listing. Buyers, meanwhile, are in a stronger position—especially those eyeing resale condos in city-fringe estates. Property experts recommend tracking recent transacted prices in your chosen district rather than anchoring on peak asking rates seen in 2023 and early 2024.

Industry watchers will be eyeing whether upcoming government land sales at Tengah and Holland Drive in Q3 bring fresh urgency or lower prices. For now, the leverage lies with buyers ready to move, as the clock ticks ever slower for sellers across Singapore’s private and public housing estates.