We Make $400k Per Year And Live In A HDB. Should We Upgrade To A Landed Now Or Buy 2 Condos And Upgrade Later?
Dear Stacked Homes
My wife and I are avid readers of your site. We appreciate your candour and good advice (and writing!). We’re in a bit of a predicament and would appreciate some advice.
Background: we are in our early 30s with 2 young children and a helper. We earn in the low $400,000s, and currently stay in a HDB flat. We are in the process of selling off our flat, and would have approximately $1.2m to $1.4m in cash and CPF-OA thereafter.
Problem: We are looking to upgrade to a terrace house near any of the following MRT stations: Upper Thomson, Bright Hill, Marymount, Bishan, or Lor Chuan. Reasons for this are proximity to schools and family. Factoring in future income growth, we believe we can comfortably afford something in the $3.6m range, but most decent condition terraces are now priced upwards of $4m. What is important to us is convenience (e.g. good nearby transport network and amenities), minimal renovation or A/A required (meaning no single storey dilapidated shacks since we don’t have the capital for a rebuild), and some appreciation potential (i.e. no tiny land plots like many properties near Shunfu Market). In the near term (2-4 years), we don’t mind not living in the landed property since we don’t need all that space now, but are concerned about being priced out if current appreciation rates continue.
Question: Do we stretch ourselves and buy a $4m landed property now, or would it be better to buy a different property (e.g. a single large condo in a central location like Newton/Novena) or even 2 separate smaller new/resale condos (and possibly leasing both out and renting a 3rd property to stay in) and sell the condo(s) off in 3-5 years time to buy the landed property then? Or put another way, would these appreciate more than the terrace houses we are looking at, allowing us to better afford it at that time?
Hope you can feature this on your advice column. Look forward to hearing your thoughts. Thanks!
(This is part of an ongoing series where we answer reader questions about the property market. If you have one of your own, send it to stories@stackedhomes.com.)
Hi there,
Thanks for writing in and we’re happy to hear that you’ve enjoyed the content so far!
Having more than $1M in CPF and cash in your early 30s is undoubtedly an impressive achievement that places you in a favourable position. Nevertheless, we acknowledge that the decision-making process is still just as challenging due to the high-interest rate environment and the continually increasing land costs.
While we do not have a comprehensive understanding of your long-term goals, you have listed the different pathways you’re considering in the short term. Therefore, we will adopt a numbers-driven approach to demonstrate how the different pathways could pan out over a brief period of 3 to 5 years.
Here’s the challenge though. 3 to 5 years is a short time, and also it’s really hard to predict what it may look like over the course of 5 years – especially if you have strict plans on changing it up in 5 years. As you’ll see later in the numbers below, your entry and exit time can make a huge difference. Essentially, this is trying to time the market, which no one can guarantee.
Nevertheless, here’s what we will look into:
- Potential profits of the 3 pathways in 3 – 5 year’s time
- How much more will it cost to buy a landed home in 5 year’s time
Reader questions like the one above rarely have a clear-cut answer. The “right” move depends on your finances, timeline, long-term goals, and how much downside you’re prepared to accept if things don’t go to plan.
That’s the hardest part of any property decision, not finding information, but understanding what it means for your situation before committing.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
What are the annualised returns for landed vs non-landed homes?
Generally, landed homes do make more on average compared to non-landed homes. This is true – but this depends a lot on when you make the purchase.
Here’s what the annualised returns over 10 year periods look like for the respective periods below:
| Period | Landed Annualised | Non-Landed Annualised | Difference |
| 1975 – 1985 | 13.53% | 9.50% | -4.03% |
| 1976 – 1986 | 13.98% | 8.71% | -5.27% |
| 1977 – 1987 | 15.68% | 10.57% | -5.11% |
| 1978 – 1988 | 15.71% | 11.01% | -4.70% |
| 1979 – 1989 | 13.44% | 9.57% | -3.87% |
| 1980 – 1990 | 7.63% | 3.03% | -4.59% |
| 1981 – 1991 | 6.18% | 1.78% | -4.41% |
| 1982 – 1992 | 5.98% | 3.58% | -2.40% |
| 1983 – 1993 | 9.06% | 5.63% | -3.43% |
| 1984 – 1994 | 14.26% | 10.80% | -3.46% |
| 1985 – 1995 | 17.00% | 13.98% | -3.02% |
| 1986 – 1996 | 16.10% | 16.19% | 0.09% |
| 1987 – 1997 | 13.61% | 12.60% | -1.01% |
| 1988 – 1998 | 7.91% | 7.55% | -0.37% |
| 1989 – 1999 | 10.20% | 9.21% | -0.99% |
| 1990 – 2000 | 9.56% | 8.46% | -1.10% |
| 1991 – 2001 | 6.11% | 5.66% | -0.45% |
| 1992 – 2002 | 4.52% | 3.74% | -0.78% |
| 1993 – 2003 | -0.17% | 1.55% | 1.72% |
| 1994 – 2004 | -4.07% | -1.32% | 2.75% |
| 1995 – 2005 | -4.46% | -2.21% | 2.25% |
| 1996 – 2006 | -3.60% | -2.34% | 1.26% |
| 1997 – 2007 | -0.36% | 1.92% | 2.27% |
| 1998 – 2008 | 4.22% | 5.16% | 0.94% |
| 1999 – 2009 | 1.84% | 2.22% | 0.37% |
| 2000 – 2010 | 4.78% | 3.66% | -1.12% |
| 2001 – 2011 | 6.99% | 5.50% | -1.50% |
| 2002 – 2012 | 7.60% | 5.94% | -1.66% |
| 2003 – 2013 | 7.86% | 6.33% | -1.53% |
| 2004 – 2014 | 7.20% | 5.84% | -1.37% |
| 2005 – 2015 | 6.51% | 4.99% | -1.51% |
| 2006 – 2016 | 5.34% | 3.62% | -1.72% |
| 2007 – 2017 | 3.10% | 0.87% | -2.23% |
| 2008 – 2018 | 3.98% | 2.23% | -1.75% |
| 2009 – 2019 | 3.78% | 2.37% | -1.41% |
| 2010 – 2020 | 1.14% | 1.28% | 0.13% |
| 2011 – 2021 | 1.43% | 1.78% | 0.35% |
| 2012 – 2022 | 2.01% | 2.32% | 0.31% |
| 2013 – 2023 | 2.23% | 2.36% | 0.13% |
Data from 1975 till 2023 shows how varied the annualised returns are in different periods. For example, buying a landed home in 2008 and selling in 2018 saw annualised returns of 3.98% compared to if you had bought in 2012 and sold in 2022. Even the performance between landed and non-landed depends on when you buy.
Thus, the question of whether you’d “lose out” if you do not buy a landed home now compared to 5 years later is something nobody can answer. There’s just no way to be sure of how prices of landed homes would behave relative to non-landed homes between 2023 and 2028.
Regardless, we’ll still have to rely on data to do some sort of projection, so let’s use the most recent data points between 2013 – 2023.
Running a simulation
Gains: We looked at the Landed and Non-landed Property Price Index (PPI) between Q1 2013 to Q4 2022 to calculate the annualised returns and used them in assuming capital appreciation over the next 5 years. This is 2.23% for Landed and 2.36% for Non-landed private property on a yearly basis. This makes up the “total gains” that you can make when you sell your property.
Costs: For interest expense, we used 4.25% as the annual rate to reflect the existing market condition. Only interest cost is accounted for as cost. We also took into account property tax (stamp duty and yearly property tax) and maintenance costs (estimated $250 per month for a landed property, $600 per month for a 3-bedroom condo in the central district, $300 per month for a 2-bedroom condo in the RCR).
When it comes to owning landed properties, your monthly outgoings may be minimal, limited to only necessary expenses. Ideally, you’d be able to find a landed home that is new-ish, as the likelihood of major maintenance would be low. However, in the event of major damage, such as plumbing or roofing problems, the entire cost of repairs falls solely on you. Additionally, maintaining the exterior of the property, like repainting the façade, can be a pricey undertaking. This unpredictability in maintenance expenses for landed homes means that you may go months or years without any significant costs, only to be hit with a substantial bill for repairs suddenly.
Therefore, it is prudent to create a dedicated fund for repairs or have sufficient savings set aside to handle emergencies. It is also recommended to conduct annual checks to identify any potential damage before it worsens. This is particularly important to detect pests early, as even a small termite infestation can turn into a costly disaster within a few months.
As these costs are not fixed or predictable, they are not accounted for in our calculations.
Time period: We are using a 5-year horizon since you will not need the space in the short term.
Note: Other costs such as legal fees and agency fees were ignored as they are insignificant to the outcome. Renovation costs were not considered as they’re very subjective.
Pathway 1: Buy a $4M landed property now
| Period | Total Cost | Total Gains | Profit |
| Starting costs | $179,600 | $0 | -$179,600 |
| Year 1 | $327,502 | $89,200 | -$238,302 |
| Year 2 | $473,213 | $180,389 | -$292,824 |
| Year 3 | $616,637 | $273,612 | -$343,025 |
| Year 4 | $757,674 | $368,913 | -$388,761 |
| Year 5 | $896,223 | $466,340 | -$429,883 |
We will assume a 75% loan of $3M and a downpayment of $1M in CPF and cash. The Buyers Stamp Duty for a $4M property is at $179,600. The downpayment and BSD will utilise almost all the $1.2 – $1.4M of CPF and cash you have after selling your HDB.
The largest initial cost you will face is the BSD, which has recently increased for properties exceeding $1.5M. Also, the substantial interest expense on the $3M loan will gradually erode your profits, leading to greater losses over the years.
Pathway 2: Buy a large condo unit in a central location now
In 2022, the average PSF for non-landed properties above 1,200 sq ft in Districts 9, 10, and 11 is at $2,435. Assuming you purchase a 1,200 sq ft unit, that will amount to $2.922M.
| Period | Total Cost | Total Gains | Profit |
| Starting costs | $115,700 | $0 | -$115,700 |
| Year 1 | $224,096 | $68,959 | -$155,137 |
| Year 2 | $330,891 | $139,546 | -$191,345 |
| Year 3 | $436,016 | $211,798 | -$224,217 |
| Year 4 | $539,397 | $285,756 | -$253,641 |
| Year 5 | $640,960 | $361,459 | -$279,501 |
We will also assume a 75% loan of $2,191,500 and downpayment of $730,500 in CPF and cash. The BSD for a $2.922M property is at $115,700.
Similar to owning a landed property, your biggest initial expenditure will be the BSD, and the significant interest expense on your loan will also result in increasing losses over time.
Pathway 3: Buy 2 smaller condo units now to rent out, while renting a place for yourselves
Presuming an even split on the CPF and cash, each party will have $600 – 700K to put towards the downpayment and stamp duties. Individually, you will each be able to afford a property that costs up to $2.4M. This would mean you’ll be taking the maximum loan and utilising all your CPF and cash.
In 2022, the average PSF for a non-landed property in the RCR sized between 750 – 1,000 sq ft is at $1,986. Assuming you were to buy a 1,000 sq ft unit, that will amount to $1.986M.
| Period | Total Cost | Total Gains | Profit |
| Starting costs | $74,262 | $0 | -$74,262 |
| Year 1 | $149,443 | $106,450 | -$42,993 |
| Year 2 | $228,897 | $214,005 | -$14,892 |
| Year 3 | $301,854 | $322,693 | $20,840 |
| Year 4 | $378,988 | $432,540 | $53,552 |
| Year 5 | $449,524 | $543,573 | $94,049 |
Here, we are also assuming a 75% loan of $1,489,500 and a downpayment of $496,500. The BSD for a $1.986M property is at $68,900.
Since these 2 units will be rented out, we have taken into account the rental gains, agent fees (payable once every 2 years), and also a higher non-owner-occupied property tax rate. Generally, rental yields in Singapore range from 2 – 4% so we are using an average 3% rental yield for calculation purposes. You could say most rental yields today will be in the upper end of 4%, but let’s just take 3% to be conservative.
We can see from the table that from Year 3 onwards, you’re in the green. The profit of $94,049 is for one property. We will presume that both properties are performing similarly so the profits for the two properties will be $188,098.
Let’s say you were to rent an apartment in District 20, close to your family and schools for your kids. We have picked out 3 developments within 1KM of either Ai Tong School or Catholic High which are the two popular schools in the district, in order to determine the average 3 bedroom rental cost:
| Project | Average monthly 3 bedroom rent |
| Thomson Grand | $5,867 |
| Sky Vue | $5,321 |
| The Gardens at Bishan | $4,757 |
| Average rent based on the 3 projects | $5,315 |
Adding $300 for utilities to the average monthly rental of $5,315, it will cost $5,615 each month to rent a place. For 5 years, that will amount to $318,900.
Projected profits after 5 years if you were to rent out both properties and rent a place for your own stay: -$130,802.
5 year projection for the 3 different pathways
As before, we’re using the annualised growth rates over the last 10 years for this projection which is 2.23% for Landed properties and 2.36% for Non-landed properties.
| Period | Landed | Landed profit | Large condo unit in the CCR | Large condo unit in the CCR profit | Smaller condo in the RCR | Smaller condo in the RCR profit |
| Start | $4,000,000 | – | $2,922,000 | – | $1,986,000 | – |
| Year 1 | $4,089,200 | $89,200 | $2,990,959 | $68,959 | $2,032,870 | $46,870 |
| Year 2 | $4,180,389 | $180,389 | $3,061,546 | $139,546 | $2,080,845 | $94,845 |
| Year 3 | $4,273,612 | $273,612 | $3,133,798 | $211,798 | $2,129,953 | $143,953 |
| Year 4 | $4,368,913 | $368,913 | $3,207,756 | $285,756 | $2,180,220 | $194,220 |
| Year 5 | $4,466,340 | $466,340 | $3,283,459 | $361,459 | $2,231,673 | $245,673 |
If you were to purchase the landed property 5 years down the road, it will cost $466,340 more, which is a considerable sum of money so your concern about being priced out of the market is very real.
The question now is, should you stretch yourselves you buy the $4M landed now or buy a condo (for own stay or rental) and upgrade 5 years later? Let’s take a look at the numbers.
Buy a large condo in the central district, sell after 5 years, and purchase a landed:
| Period | Profit from large condo unit in the CCR | Cost of landed | BSD for landed | Extra cost to buy landed | Final position |
| Start | -$115,700 | $4,000,000 | -$115,700 | ||
| Year 1 | -$155,137 | $4,089,200 | $184,952 | $274,152 | -$429,289 |
| Year 2 | -$191,345 | $4,180,389 | $190,423 | $370,812 | -$562,158 |
| Year 3 | -$224,217 | $4,273,612 | $196,016 | $469,628 | -$693,845 |
| Year 4 | -$253,641 | $4,368,913 | $201,734 | $570,647 | -$824,289 |
| Year 5 | -$279,501 | $4,466,340 | $207,580 | $673,920 | -$953,422 |
Due to the substantial BSD and interest costs, you will incur a loss of -$279,501 from the condo in the first 5 years of owning it. If you were to sell it then, you will have to pay an additional $673,920 (including BSD) in order to purchase the landed property.
This leaves you at a “loss” of -$953,422.
Buy 2 smaller condos in the RCR to rent out while renting another place for your own stay, sell the 2 properties after 5 years, and purchase a landed:
| Period | Profit from small condo in the RCR | x 2 | Cost of rental | Actual profits | Cost of landed | BSD for landed | Extra cost to buy landed | Final position |
| Start | -$74,262 | -$148,524 | -$148,524 | $4,000,000 | -$148,524 | |||
| Year 1 | -$42,993 | -$85,986 | -67,380.00 | -$153,366 | $4,089,200 | $184,952 | $274,152 | -$427,518 |
| Year 2 | -$14,892 | -$29,783 | -134,760.00 | -$164,543 | $4,180,389 | $190,423 | $370,812 | -$535,355 |
| Year 3 | $20,840 | $41,679 | -202,140.00 | -$160,461 | $4,273,612 | $196,016 | $469,628 | -$630,088 |
| Year 4 | $53,552 | $107,105 | -269,520.00 | -$162,415 | $4,368,913 | $201,734 | $570,647 | -$733,063 |
| Year 5 | $94,049 | $188,099 | -336,900.00 | -$148,801 | $4,466,340 | $207,580 | $673,920 | -$822,721 |
In this scenario, the rental does help to more quickly break even on the BSD and interest costs but because you’re also renting a unit for your own stay, the profits after 5 years will be at -$148,801. Taking into account the additional $673,920 (including BSD) you’ll need to pay in order to purchase the landed property, this leaves you at a “loss” of -$822,721.
Buy the $4M landed property now:
| Period | Cost of holding landed |
| Start | -$179,600 |
| Year 1 | -$327,502 |
| Year 2 | -$473,213 |
| Year 3 | -$616,637 |
| Year 4 | -$757,674 |
| Year 5 | -$896,223 |
Based on BSD, the interest cost, maintenance, and property tax, you’d have incurred a cost of $896,223 over 5 years if you were to purchase the landed now.
Looking at the losses incurred in the first 2 pathways versus the costs incurred if you were to buy the landed property now, buying 2 smaller units to rent out and renting another for your own stay actually incurs the least losses.
However, this is provided prices of both properties are moving in tandem with the overall market and are able to generate a rental yield of minimally 3% with no gaps in between where the properties are left vacant.
Another pathway we considered is purchasing 2 properties, one for own stay and one to rent out, selling after 5 years, and purchasing the landed property:
Since staying close to your family and schools is important for you, for the own stay property we will look at something in District 20. In 2022, the average PSF for non-landed properties in D20 is $1,619. If you were to purchase a 1,200 sq ft unit, that’ll amount to $1,942,800. We will presume a 75% loan and monthly maintenance of $350.
Let’s assume the investment property will be the same as in Pathway 3, which costs $1.986M with a 3% rental yield.
| Period | Total Cost (Own stay condo) | Total Gains (Own stay condo) | Profit (Own stay condo) | Profit (Investment condo) | Total Profits |
| Starting costs | $66,740 | $0 | -$66,740 | -$74,262 | -$141,002 |
| Year 1 | $135,832 | $45,850 | -$89,982 | -$42,993 | -$132,975 |
| Year 2 | $203,859 | $92,782 | -$111,077 | -$14,892 | -$125,968 |
| Year 3 | $270,775 | $140,822 | -$129,953 | $20,840 | -$109,113 |
| Year 4 | $336,533 | $189,995 | -$146,537 | $53,552 | -$92,985 |
| Year 5 | $401,081 | $240,329 | -$160,752 | $94,049 | -$66,702 |
If you were to sell both properties after 5 years and purchase the landed:
| Period | Total profits | Cost of landed | BSD for landed | Extra cost to buy landed | Final position |
| Start | -$141,002 | $4,000,000 | -$141,002 | ||
| Year 1 | -$132,975 | $4,089,200 | $184,952 | $274,152 | -$407,127 |
| Year 2 | -$125,968 | $4,180,389 | $190,423 | $370,812 | -$496,780 |
| Year 3 | -$109,113 | $4,273,612 | $196,016 | $469,628 | -$578,741 |
| Year 4 | -$92,985 | $4,368,913 | $201,734 | $570,647 | -$663,632 |
| Year 5 | -$66,702 | $4,466,340 | $207,580 | $673,920 | -$740,622 |
If we were to compare this with Pathway 3 where you rent out both properties and rent another unit for your own stay, the difference in losses is $82,099 which is not a sum to be sniffed at.
In addition, having to manage one investment unit is much easier than managing two, so this might be a better option to consider. Just as we have mentioned earlier, this is provided prices of both properties are moving in line with the overall market and the investment unit is able to generate a rental yield of minimally 3% with no gaps in between where the property is left vacant.
| Period | Losses from buying 2 properties (1 for own stay, 1 for investment) | Cost of holding landed | Difference |
| Starting costs | -$141,002 | -$179,600 | -$38,598 |
| Year 1 | -$407,127 | -$327,502 | $79,624 |
| Year 2 | -$496,780 | -$473,213 | $23,567 |
| Year 3 | -$578,741 | -$616,637 | -$37,895 |
| Year 4 | -$663,632 | -$757,674 | -$94,042 |
| Year 5 | -$740,622 | -$896,223 | -$155,600 |
If you were to purchase 2 condo units, sell them after 5 years, and purchase a landed home, you’ll potentially lose $155,600 less as compared to buying the landed property now. This is still a considerable sum, so purely based on these numbers, buying 2 properties is the best option of the 3 pathways.
Having said that, there are several factors to weigh up taking that pathway such as rental rates, managing of tenants, renovation costs, costs incurred from the sale and purchase of the units (agent fees, legal fees), and the process of moving twice. Taking these into account, the actual difference between the two pathways may not be as huge as projected.
Conclusion
This 5-year analysis provides a better insight into the potential outcomes of the 3 different pathways, and based on the numbers alone, purchasing 2 properties (one for own stay and one for investment) and selling them after 5 years to buy a landed would incur the least amount of losses.
This is because our 10-year annualised returns were slightly higher for non-landed homes, and buying a 2nd property for investment provides some form of rental income that buying a landed home will not provide.
So you could certainly be in a better off position financially if you do identify the 2 right properties, but that in itself is the challenge.
Again, because 5 years is a relatively short period, you do have the risk of trying to time the market, as well as the stress of selling 2 houses and moving to a landed home. Things may not be so smooth, and trying to juggle the timelines of it all may be more tiresome than you think.
Also, let’s not forget that with the limited supply of landed homes, it does mean that hunting for the right one could take time – you will never know when a suitable one would come up for sale. Unless you are looking to buy and rebuild (and that in itself comes with its own headaches), then it might just not be worth the stress.
Therefore, the real question is: are you willing to miss out on 5 years that you could already be living in a landed home?
Ultimately, we cannot know for sure if landed homes will make more than non-landed homes in the next 5 years. You could really make more if you picked the right condos, but on the flip side, you could also seriously lose out if you get it wrong.
If this is not a risk you’re willing to take, then perhaps buying the landed home today is a safer bet.
After all, landed homes tend to be more stable given their limited supply. The area which you’re considering is also highly sought after considering the popular school nearby, providing even greater price defensiveness.
As predictable as it is, this decision really depends on your personal circumstances (how stable is your job, etc), as it has a significant impact on your living situation for the foreseeable future.
It goes without saying that our assumptions are based on historical figures and do not account for market trend shifts (if any).
Our models are pretty basic and may not always accurately reflect reality in the long run, despite appearing reasonable at present. While data and statistics can be dependable tools, ultimately, you must feel comfortable in your decision and understand the reasons behind it.
Have a question to ask? Shoot us an email at stories@stackedhomes.com – and don’t worry, we will keep your details anonymous.
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