Property Market in Kranji

Kranji offers more accessible private property compared to the city-wide average. According to URA transaction records from 2022 to 2025,D25 has recorded 2,081 private residential transactions, making it a market with consistent but measured transaction activity. The median condominium and apartment price stands at S$1.1M, which is 34% below the Singapore-wide median of S$1.7M.

Kranji is a suburb in northwestern Singapore, bounded by Sungei Kadut to the north, Turf Club to the east, as well as Lim Chu Kang and the Western Water Catchment to the west.

The private residential market in Kranji spans 7 property categories. Condominiums lead with 582 transactions at a median of S$930K. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Kranji also has an active landed property segment. Terrace houses trade at a median of S$2.2M, semi-detached homes at S$3.6M, and detached houses at S$4.2M. Landed properties in Kranji offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Kranji's property pricing. Freehold properties trade at a median of S$3.6M, while 99-year leasehold units trade at S$1.2M. That is a 208% premium for freehold, or approximately S$2.4M more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$10,969/sqm versus leasehold at S$12,739/sqm. For buyers weighing freehold versus leasehold in Kranji, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Kranji, with 2,054 transactions versus 27 freehold.

For condominiums and apartments in Kranji, floor level creates a measurable price gradient. Units on floors 06-10 sell for a median of S$1.3M, while units on floors 01-05 sell for S$999K. That is a 34% premium for higher floors, worth approximately S$342K per unit.

In Kranji, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Kranji average S$4.01 psf per square foot per month, placing the district relatively affordable rental rates, making it accessible for tenants on a tighter budget. The highest rents are commanded by PARC ROSEWOOD at S$5.38 psf.

The rental spread within Kranji runs from S$3.29 psf at WOODGROVE CONDOMINIUM to S$5.38 psf at PARC ROSEWOOD. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Kranji should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Kranji is NORWOOD GRAND on CHAMPIONS WAY, with 268 URA-recorded transactions at a median of S$1,554,500. FORESTVILLE follows with 250 transactions at S$1,240,370.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Kranji sits closest to Seletar (S$1.1M), Loyang (S$1.2M), Yishun (S$1.2M). Those with a larger budget might look at Telok Blangah at S$2.6M.