14/01/2026
In Singapore, land has always been precious. Every few years, we hear the same question: How do we house more people without sacrificing quality of life? With smaller family sizes and more households being formed, the pressure on housing supply is real.
The URA Draft Master Plan 2025 once again highlights the need to optimise land use. One interesting idea raised is whether landed housing areas can be made to “work harder”—not by tearing them down for condos, but by allowing taller landed homes on smaller plots, possibly up to five storeys.
When you look at the numbers, the issue becomes clearer. Over the last decade, the number of private condos has grown significantly, but the supply of landed homes has barely moved. Today, less than 5% of resident households live in landed properties, and that percentage is shrinking. For many Singaporeans, owning a landed home is slowly becoming a dream that feels out of reach.
Yet, landed homes remain highly valued. Many Singaporeans aspire to move from a condo to a landed home not for luxury alone, but for privacy, space, multi-generational living, and the freedom to design their own home. These are real lifestyle needs, especially for families with elderly parents or growing children.
Since landed homes are mainly reserved for Singapore citizens, increasing supply could help more locals—not foreigners—own one. This matters, especially for local business owners, professionals, and entrepreneurs who have contributed to Singapore’s economy and want to put down long-term roots here.
There are also practical benefits for the country. Bigger homes usually mean higher annual values, which lead to higher property tax contributions. This additional revenue can support public spending, healthcare, and infrastructure—things Singaporeans rely on as our population ages.
Some people worry that allowing taller houses will spoil the character of landed estates. That concern is valid. But Singapore has proven that good rules and strict planning controls work. Height limits, setbacks, site coverage, and privacy guidelines already exist and can continue to be enforced. Taller does not have to mean crowded or ugly.
Personally, I feel this is a sensible and Singapore-style solution—practical, balanced, and forward-looking. Turning landed estates into high-rise condos would completely change the character of these neighbourhoods. At the same time, keeping landed housing “locked” in the past does not reflect today’s realities.
Allowing well-designed, taller landed homes strikes a good balance. It preserves the landed lifestyle while making better use of scarce land. More importantly, it gives more Singaporeans a fair chance to own a landed home, instead of seeing it become an exclusive privilege for only a very small group.
Singapore has always succeeded by planning ahead and adapting early. Rethinking how we build landed homes could be one of the ways we ensure that our housing system remains inclusive, aspirational, and sustainable for the next generation.
