Prime Residential Hybrid
Rank 05
Singapore Core Central
The FO-proxy residential city that works: 60% ABSD locked foreigners out, and locals plus new citizens still bid CCR to a four-year high.
Photograph by Dietmar Rabich, CC BY-SA 4.0, via Wikimedia Commons, resized
Why it is here
Knight Frank PGCI has Singapore +9.8% YoY to Q1 2026 (5th globally). Savills prices prime at $1,860 psf / €17,200/sqm (Dec 2025) and forecasts +2% to 3.9% in 2026. The Business Times recorded 353 CCR homes ≥S$5m in H1 2026 — a four-year high, +24.7% YoY. Knight Frank Singapore: 128 large prime non-landed sales worth S$1.1bn in H1, average S$2,689 psf. Foreigners’ share of new homes fell to 4.7% YTD 2026 after the 60% ABSD. The Wealth Report sizes Singapore UHNWIs at 7,171 in 2026, forecast 10,495 by 2031 (+46%). USD 1mn buys 28 sq m — tied with Geneva.
Who it is for
Families parking a single-family office under the VCC/13O-13U regime who will buy as citizens or PRs, not as 60%-ABSD tourists.
Sources
- Prime Global Cities Index Q1 2026Singapore prime +9.8% YoY and +2.4% QoQ; 5th in the 46-city ranking.
- World Cities Prime Residential Index 2026 forecast vs 2025 growthSingapore Dec 2025 prime $1,860 psf / €17,200 psm; 2025 −0.10%; 2026 forecast +2% to 3.9%.
- Flight to safety: New citizens and PRs drive Singapore luxury home sales353 CCR ≥S$5m sales in H1 2026 (+24.7%); KF 128 large-prime sales / S$1.1bn, avg S$2,689 psf; foreign new-home share 4.7% after 60% ABSD.
- The Wealth Report 2026PIRI Singapore +7.9% in 2025; UHNWIs 7,171 (2026) to 10,495 (2031f, +46%); USD 1mn buys 28 sq m.
