The Property Collective
Land screen
12 Nov 2026
Freehold & 999-year land · Singapore

Land that splits into a few landed homes

Every freehold and 999-year detached house advertised in Singapore with 4,300 sq ft or more of land was read on 12 November 2026. Each plot was placed on URA's Master Plan 2025 to see what it can be split into. It was then valued against developers' sales of new semi-Ds and terraces within 700 m.

Two plots make 15% or more at the asking price, 4E Dyson Road and 78 Figaro Street, each on one condition. Two more work if the seller comes down 6–8%. A fifth works at a lower price, but its listing has to be confirmed first. The rest fail on zoning, on thin new-build prices, or because the listing is not really land.

1,289plots of 4,300 sq ft or more, read in full
346can be split under URA zoning, and were valued
275streets of URA sale records used as comparisons
4on the shortlist, plus one to confirm
At a glance

The calls

PlotLand sq ftAskAsk psfLand market nearbySchemeProfit at askMax price, 15% marginCall
Buy at asking
4E Dyson Road (D11)9,900S$20.0M2,02031% above Dyson Rd's last land sale; 22% below Mount Rosie's5 terraces22% (13–31%)S$21.7MBuy, if 5 lots fit
78 Figaro Street, Opera Estate (D15)6,700S$7.29M1,08836% below3 terraces24% (11–45%)S$8.5MBuy, if 3 lots fit
Buy at a lower price
21 Mount Rosie Road (D11)7,575S$20.0M2,640In line with the street4 terraces10% (3–17%)S$18.9MOffer ≤ S$18.9M
33 Woo Mon Chew Road (D15)9,300S$14.0M1,5059–25% below the street5 terraces10% (0–25%)S$13.0MOffer ≤ S$13.0M
Listing to confirm
19A Jalan Remis, Lucky Heights (D16)9,000S$12.5M1,3898–9% below4 terraces8% (−2 to 24%)S$11.1MConfirm, then ≤ S$11.1M
Pass at asking
3 Jalan Khairuddin, Opera Estate (D15)17,413S$23.0M1,322Big-plot discount5 lots9% (−1 to 20%)S$21.1MPass at ask
23 Brighton Crescent (D19)13,573S$18.0M1,326In line5 terraces1% (−9 to 12%)S$14.4MPass at ask
48A Lorong Marzuki (D14)5,342S$7.5M1,40424% below2 semi-DsLossUnder S$6MPass

"Profit at ask" is the base case: build cost S$450 psf, houses sized like the new builds that set the sale price. The range runs from S$500 psf with bigger houses to S$400 psf with smaller ones. "Max price" is the most the land can cost and still leave a 15% margin on total cost in the base case. Five units requires a licensed housing developer.

Shortlist · 4 plots

The plots that work

Land and asking price as advertised. Sales are URA caveats; "new sale" marks a developer selling a newly built house.

Novena / Chancery · D11 · Mixed landed, 2-storey envelope

014E Dyson Road

Freehold detached, 2 storeys, about 4,500 sq ft built-up, raised regular plot, parks 4 cars. Near ACS, SCGS and SJI.
Buy, if 5 lots fit
Map of the area around 4E Dyson Road, near Whitley Road and the Pan Island Expressway
Land9,900sq ft
AskingS$20,000,000
Psf on landS$2,020
Last Dyson Rd land saleS$1,541psf, Jan 2026

Advertised since 27 Oct 2026.

Developer sales nearby
DateStreetTypeLandPricePsf
Jul 2026Dyson RdSemi-Dnew sale3,46914.22M4,099
Jan 2026Chancery LnSemi-Dnew sale3,96214.50M3,660
Nov 2025Mount Rosie RdTerracenew sale3,74212.38M3,309
Mar 2025Mount Rosie RdTerracenew sale2,54010.02M3,945
Detached land sales
DateStreetLandPricePsf
Jan 2026Dyson Rd10,06115.50M1,541
May 2026Mount Rosie Rd7,63319.80M2,594
May 2025Chancery Ln11,46823.50M2,049
Five terraces of about 1,980 sq ft land, houses of 3,960 sq ft
Sales, 5 × S$8.63M43.15M
Land20.00M
BSD + 5% ABSD (non-remittable)2.14M
Build 19,800 sq ft at S$450 + 12%9.98M
Finance, 3.5 yrs2.45M
Agents + legal, 2%0.86M
ProfitS$7.72M · 22%
Range13–31%
Four lots instead (S$9.87M each)14% (5–23%)
The margin is real, but the land is not cheap. The ask is 31% above the January 2026 sale of a 10,061 sq ft detached house on the same road (S$15.5M). The profit comes from what new houses here sell for: a new Dyson Road semi-D fetched S$14.2M in July. Five lots need about 34 m of frontage and a licensed developer; four lots still come close to 15%. The postcode sits behind Whitley Road, about 100 m from the Pan Island Expressway, so frontage and road noise are the two things to settle on site. Open around S$17–18M.
Opera Estate · D15 · Mixed landed, 3-storey envelope

0278 Figaro Street

Freehold, advertised as land for rebuilding: the listing photos show a cleared plot between boundary walls. Titled "irregular land plot". 720 m to Siglap MRT (TE28).
Buy, if 3 lots fit
Map of Opera Estate around 78 Figaro Street, at the junction with Woo Mon Chew Road
Land6,700sq ft
AskingS$7,288,887
Psf on landS$1,088
vs Opera detached36% below

Advertised since 30 Oct 2026.

Developer sales nearby
DateStreetTypeLandPricePsf
Oct 2026Woo Mon Chew RdSemi-Dnew sale3,36910.40M3,087
Sep 2026Aida StSemi-Dnew sale3,0028.64M2,877
Jul 2026Aida StSemi-Dnew sale3,0029.48M3,158
Jun 2026Palm AveSemi-Dnew sale3,0558.84M2,893
May 2026Woo Mon Chew RdTerrace1,6156.50M4,026
Detached land sales
DateStreetLandPricePsf
Apr 2026Fidelio St6,25110.70M1,712
Feb 2026Woo Mon Chew Rd7,34412.13M1,652
Aug 2026Woo Mon Chew Rd6,76713.54M2,000
Three terraces of about 2,230 sq ft land, houses of 5,580 sq ft
Sales, 3 × S$7.32M21.97M
Land7.29M
BSD + 5% ABSD0.74M
Build 16,750 sq ft at S$450 + 12%8.44M
Finance, 2.5 yrs0.81M
Agents + legal, 2%0.44M
ProfitS$4.25M · 24%
Range11–45%
Two semi-Ds instead (S$9.34M each)10% (−1 to 27%)
Three terraces need about 22 m of road frontage. The listing calls the plot irregular, which is why it is priced 36% under the estate, so the survey plan comes first. With only two semi-Ds the plot is worth about S$6.7M to a developer, below the ask. A nearby plot, 60A Figaro Street, is advertised as "non-subdivisible", so not every Opera plot will split. 33 Woo Mon Chew Road (plot 04) is about 30 m away at the same junction.
Kheam Hock / Mount Rosie · D11 · Mixed landed, 2-storey envelope

0321 Mount Rosie Road

Freehold detached, 5 bedrooms, estate sale ("must sell"). Minutes to Stevens and Botanic Gardens MRT.
Offer ≤ S$18.9M
Map of the area around 21 Mount Rosie Road, near Goldhill Avenue
Land7,575sq ft
AskingS$20,000,000
Psf on landS$2,640
vs Mount Rosie detachedIn lineS$2,594

Advertised since 30 Oct 2026.

Nearby sales
DateStreetTypeLandPricePsf
Nov 2025Mount Rosie RdTerracenew sale3,74212.38M3,309
Mar 2025Mount Rosie RdTerracenew sale2,54010.02M3,945
Jul 2026Dyson RdSemi-Dnew sale3,46914.22M4,099
May 2026Mount Rosie RdDetached7,63319.80M2,594
Jan 2026Chancery LnDetached4,86110.88M2,238
Four terraces: 2 corners and 2 intermediates, about 1,890 sq ft land each
Sales, 4 × S$8.86M35.43M
Land20.00M
BSD + 5% ABSD2.14M
Build 15,150 sq ft at S$450 + 12%7.64M
Finance + agents2.38M
ProfitS$3.28M · 10%
Range3–17%
The plot is exactly big enough for four terraces at URA's minimum sizes (200 sq m corners, 150 sq m intermediates), which need about 28 m of frontage. Four units keeps it in the IRAS 3-year ABSD route. An estate sale is the seller most likely to accept 6% off. The same plot is also advertised as "Kheam Hock Road" at the same price.
Siglap · D15 · Mixed landed, 3-storey envelope

0433 Woo Mon Chew Road

Freehold detached, 3 storeys, about 6,500 sq ft built-up, 8 bedrooms. 9 minutes' walk to Siglap MRT (TE28).
Offer ≤ S$13.0M
Map of Siglap around 33 Woo Mon Chew Road, at the junction with Figaro Street
Land9,300sq ft
AskingS$14,000,000
Psf on landS$1,505
vs street detached9–25% below

Advertised since 2 Nov 2026.

Nearby sales
DateStreetTypeLandPricePsf
Oct 2026Woo Mon Chew RdSemi-Dnew sale3,36910.40M3,087
May 2026Woo Mon Chew RdTerrace1,6156.50M4,026
Jul 2026Aida StSemi-Dnew sale3,0029.48M3,158
Aug 2026Woo Mon Chew RdDetached6,76713.54M2,000
Feb 2026Woo Mon Chew RdDetached7,34412.13M1,652
Five terraces of about 1,860 sq ft land, houses of 4,650 sq ft
Sales, 5 × S$6.56M32.81M
Land14.00M
BSD + 5% ABSD1.48M
Build 23,250 sq ft at S$450 + 12%11.72M
Finance, 3.5 yrs + agents2.61M
ProfitS$3.01M · 10%
Range0–25%
Four lots instead3% (−7 to 17%)
This is the clearest under-market plot on the list. The land is 9–25% under the street's three recent detached sales, and a developer sold a new semi-D on the same street for S$10.4M last month. It needs five lots (about 34 m of frontage, licensed developer) to make money. It is advertised at S$14M under three addresses: 33 Woo Mon Chew Road, 31A Woo Mon Chew Road and 12 Jalan Tanah Puteh; 33 Woo Mon Chew Road is the most specific. 78 Figaro Street (plot 02) is about 30 m away.
To confirm · 1 plot

Works at a lower price, if it is real

Lucky Heights Estate · D16 · Mixed landed, 3-storey envelope

0519A Jalan Remis

Freehold detached, 3.5 storeys, about 11,000 sq ft built-up. 950 m to Bayshore MRT (TE29).
Confirm, then ≤ S$11.1M
Map of Lucky Heights Estate around 19A Jalan Remis, near Upper East Coast Road
Land9,000sq ft
AskingS$12,500,000
Psf on landS$1,389
vs estate detached8–9% below

Advertised since 6 Nov 2026.

Nearby sales
DateStreetTypeLandPricePsf
Jun 2026Lucky HeightsTerracenew sale2,0137.18M3,567
Jun 2026Palm AveSemi-Dnew sale3,0558.84M2,893
Sep 2026Jalan RemisSemi-D3,3299.00M2,703
Aug 2025Lucky HeightsDetached7,24111.10M1,533
Feb 2024Lucky HeightsDetached7,00410.60M1,513
Four lots of about 2,250 sq ft land, houses of 5,625 sq ft
Sales, 4 × S$7.29M29.18M
Land12.50M
BSD + 5% ABSD1.31M
Build 22,500 sq ft at S$450 + 12%11.34M
Finance + agents1.85M
ProfitS$2.17M · 8%
Range−2 to 24%
The advertisement's text lists 14 other houses with their land sizes and prices, and its photos show a nearby playground rather than the house. The 9,000 sq ft plot at S$12.5M comes from the listing's own fields, so it has to be confirmed as a specific property before any offer. If it is, four lots need about 28–32 m of frontage.
Looked at and passed

Why most of the land fails

PlotLand sq ftAskReason
A S$10M Opera Estate house advertised as 116 / 118 / 109 Fidelio St, 16 Terang Bulan Ave, 57B Jalan Tua Kong, 99 Siglap Rd and 907 East Coast Rd6,770–6,800S$10.0–11.6MOne house advertised at least seven times under different addresses: 6,212 sq ft built-up, pool, raised plot, cul-de-sac. One advert gives it as about 22 m wide by 24 m deep and reached by a long driveway. That makes it a back plot without the road frontage a split needs.
278 Dunearn Road5,339S$13.0MLooks profitable only if priced off quiet Kheam Hock new builds (S$13.6M a semi-D). Semi-Ds on Dunearn Road itself sell for S$5.7–6.8M.
8 Chancery Hill Road and other "brand new" detached houses——New developer product (Chancery Hill Collection, completion 2028), priced as finished houses, not as land.
3 Jalan Khairuddin, Opera Estate17,413S$23.0MFive lots make 9% at ask. Clears 15% at about S$21.1M.
23 Brighton Crescent13,573S$18.0MFive terraces make about 1% at ask. Clears 15% at about S$14.4M.
48A Lorong Marzuki5,342S$7.5MKembangan new semi-Ds sell for about S$5.6–6.1M on lots this size, too little to cover land plus building.
55 Hillside Drive, Kovan (999-yr)15,383S$16.39MBack plot behind an 11 m driveway; four lots lose money. Also advertised at S$18.8M.
Toh Estate, Ponggol 17th / 24th Ave, Lengkok Mariam6,100–10,200S$7.2–12.0MSemi-D-only or bungalow-only zones, and new houses there sell too low.
49A Serangoon Garden Way7,375S$9.58MAbout 12 m of frontage, too narrow for two semi-Ds.
Chestnut, Cluny, Binjai, Holland and other GCB plots——Good Class Bungalow areas: 1,400 sq m minimum, no split.
How the numbers were built

Method and assumptions

Screen
  • Every freehold and 999-year detached house advertised with at least 4,300 sq ft of land. Each advert was read for its postal code and description. Strata, cluster, shophouse and new-build listings are excluded.
  • House form from URA's Master Plan 2025 Landed Housing Area layer. Mixed landed allows terraces, semi-D zones allow semi-Ds, and bungalow zones need 400 sq m per lot. Good Class Bungalow areas are excluded.
  • Minimum lots: intermediate terrace 150 sq m, corner terrace or semi-D 200 sq m. Frontage rules of thumb: 8 m per semi-D, 8 m per corner terrace, 6 m per intermediate. Where an advert states the frontage, it caps the number of lots.
  • New-house prices come from URA developer sales ("new sale") of semi-Ds and terraces within 700 m since November 2024. Where fewer than two exist, the top third of recent sales stands in. On main roads only that road's own sales count. Each sale is scaled to the lot size with an elasticity of 0.6.
Cost model
  • BSD at residential rates. ABSD for a housing developer is 40%, with 35% remitted upfront, so 5% is a cost. With four units or fewer, IRAS requires completion and sale of every unit within 3 years, or the 35% falls due.
  • Houses of 2.0× the lot in 2-storey zones and 2.5× in 3-storey zones (with basement and attic), and 0.6× for land beyond 3,000 sq ft. Build at S$450 psf plus 12% for consultants and fees. The range uses S$400 psf with smaller houses and S$500 psf with bigger ones.
  • Finance at 4% on 70% of land for 2.5 years (3.5 years for five units) and on half the build cost. Agents and legal at 2% of sales.
  • Five or more units requires a licensed housing developer.

Before an option is signed, each plot's title and survey plan, road frontage, LTA road and drainage reserves, sewer line, tree conservation and URA's subdivision outcome need checking.