“How much downpayment for a landed home?” is the question I'm asked most by aspiring landed buyers. The 25% headline is only the start. Here's the full upfront cash picture.
The 25% downpayment
With a first housing loan capped at 75% LTV, you need 25% down— a minimum 5% in cash and the remaining 20% from cash or CPF Ordinary Account. On a $4 million landed home, that's $1 million, with at least $200,000 of it strictly cash.
Buyer's Stamp Duty on top
BSD is tiered and reaches into the 5–6% range on the upper portions of higher-value homes. On a $4 million property, BSD is roughly $179,600 — payable in cash or CPF shortly after exercising the option. This is a major line item that buyers often forget when they fixate on the downpayment alone.
ABSD if it applies
If the landed home is not your first property, ABSD applies — 20% for a citizen's second. Sequencing your sale to avoid this is often the single biggest cash decision in the purchase.
The renovation buffer
Landed homes frequently need work — older properties, dated interiors, or full rebuilds. Unlike a move-in condo, the budget shouldn't stop at purchase. Set aside a realistic renovation or A&A buffer, plus legal fees (typically $2,500–$4,000) and a contingency.
A worked example
For a $4 million freehold landed home bought as a first property:
- Downpayment (25%): $1,000,000 (min $200,000 cash)
- BSD: ~$179,600
- Legal fees: ~$3,000
- Renovation buffer: highly variable — budget honestly
That's roughly $1.18 million before a single renovation dollar — the kind of number that should be confirmed long before you start viewing.
Know your real number first
As a landed specialist and Senior Director of Agency at ERA Realty Network (CEA Reg No. R045215J), leading the #KND team of 400+ agents, I help buyers pin down their true upfront cash — downpayment, stamp duty, and buffer — before they fall for a home. If you're planning a landed purchase in 2026, message me first.
WhatsApp Kenny: +65 8666 6600.