A condominium in Singapore generally costs about S$1 million for an older compact resale unit to more than S$5 million for a large luxury or prime-area residence in 2026. Many buyers should expect to spend approximately S$1.3 million to S$2.3 million for a one- or two-bedroom home and S$1.8 million to S$3.5 million for a practical three-bedroom condo.
The exact price depends on the location, tenure, floor area, property age, distance from an MRT station, developer, facilities, floor level, view, and whether the home is a new launch or resale property. Buyers exploring Residence Condos should compare the total purchase amount, price per square foot, financing requirements, and ongoing ownership costs rather than relying only on an advertised starting price.
This guide reflects general market conditions, published project references, and prevailing Singapore property rules available in August 2026. Unit prices and government regulations can change, so buyers should obtain current quotations and professional advice before committing.
Key Takeaways
- Older resale condos generally provide lower entry prices than new launches.
- New-launch one- and two-bedroom units commonly begin between S$1.3 million and S$2 million.
- Family-sized three-bedroom condos often cost between S$1.8 million and S$3.5 million.
- Large four- and five-bedroom units may cost S$2.5 million to more than S$5 million.
- Prime central, freehold, waterfront, and integrated developments usually command premiums.
- The property price does not include stamp duties, legal fees, renovation, maintenance, or mortgage interest.
- Qualifying buyers using a 75% bank loan generally need a 25% down payment, including at least 5% cash.
- The exact unit and total purchase budget matter more than a project’s average price per square foot.
How Much Is a Condo in Singapore in 2026?
The following ranges provide a practical starting point for buyers comparing private condominiums across Singapore.
| Condo type | Indicative 2026 price range |
| Older compact resale or studio | S$900,000–S$1.3 million |
| One-bedroom new launch or newer resale | S$1.2 million–S$1.8 million |
| Two-bedroom condo | S$1.3 million–S$2.3 million |
| Three-bedroom family condo | S$1.8 million–S$3.5 million |
| Four-bedroom condo | S$2.5 million–S$4.5 million |
| Five-bedroom, penthouse, or luxury home | S$4 million–S$10 million or more |
These are broad planning ranges rather than official valuations. A compact home in a prime central development may cost more than a larger suburban resale unit. Similarly, a high-floor sea-view residence or integrated development can attract a significant premium over another condo with the same bedroom count.
How Location Affects Condo Prices
Core Central Region
The Core Central Region includes prime districts and established luxury markets around Orchard, River Valley, Marina Bay, Newton, and selected central neighborhoods.
Condos in these areas usually have:
- Higher land and development costs
- Strong proximity to business and lifestyle districts
- Greater concentrations of luxury and freehold projects
- Higher price-per-square-foot levels
- Smaller unit sizes at equivalent purchase budgets
A one- or two-bedroom central condo can exceed S$2 million, while larger family homes commonly cost S$3 million to well above S$5 million.
Buyers considering projects such as Skye at Holland should assess whether the location, tenure, surrounding amenities, and future resale audience justify the higher entry price.
Rest of Central Region
The Rest of Central Region includes city-fringe neighborhoods such as Queenstown, Alexandra, Bishan, Toa Payoh, Marine Parade, and parts of Bukit Timah.
RCR properties often balance:
- Relatively short travel times to the city
- Established schools and amenities
- MRT connectivity
- Strong owner-occupier demand
- Prices below many prime central developments
New three-bedroom units in popular RCR areas can cost S$2.5 million to S$4 million, depending on the project, size, and proximity to transportation.
The published starting prices for Dunearn House, for example, included approximately S$1.475 million for selected two-bedroom homes, S$2.597 million for three-bedroom configurations, and S$3.588 million for four-bedroom units. These figures remain subject to the exact unit and current availability.
Outside Central Region
The Outside Central Region includes suburban areas such as Tampines, Lentor, Pasir Ris, Woodlands, Punggol, Jurong, and parts of the northeast and east.
OCR condos are not necessarily inexpensive. New developments close to MRT stations, shopping centers, parks, or integrated transport hubs can command prices comparable to some city-fringe properties.
Recent project references demonstrate the variation:
- Selected two-bedroom units at Pinery Residences were published from approximately S$1.498 million.
- Selected two-bedroom units at Lentor Gardens Residences launched from around S$1.41 million.
- Family-sized units at Parktown Residence may attract premiums for their position within an integrated Tampines North development.
Buyers should therefore compare individual properties instead of assuming every suburban condo provides a low-cost entry point.
How Unit Size Changes the Purchase Price
One- and Two-Bedroom Units
Smaller homes typically require a lower total purchase amount, making them more accessible to singles, couples, and investors. However, compact units frequently have a higher price per square foot because kitchens, bathrooms, and building infrastructure must be provided within a smaller area.
A lower purchase quantum can reduce:
- The required down payment
- Buyer’s Stamp Duty
- Mortgage repayments
- Renovation expenses
- Monthly maintenance contributions
The trade-off is limited flexibility. A small unit may become unsuitable when the buyer begins working from home, has children, or needs space for parents and caregivers.
Three-Bedroom Units
Three-bedroom condos are popular among families and HDB upgraders because they generally provide a wider resale audience and greater household flexibility.
In 2026, a three-bedroom condo may cost:
- Around S$1.8 million to S$2.5 million in selected resale or suburban projects
- Approximately S$2.3 million to S$3.2 million in many new launches
- More than S$3.5 million in premium or central locations
The published Vela Bay Residence Condos price references included selected three-bedroom units from approximately S$2.314 million and premium three-bedroom configurations from about S$2.832 million.
Four- and Five-Bedroom Units
Larger properties cater to bigger households, multigenerational families, and buyers who want permanent offices or guest rooms.
The higher purchase price also increases:
- The cash down payment
- CPF requirements
- Stamp duties
- Mortgage payments
- Renovation costs
- Maintenance fees
- Property tax exposure
Buyers should use Choosing What Fits Your Lifestyle to compare practical layouts rather than automatically purchasing the largest unit their bank will finance.
New-Launch Condo vs. Resale Condo Prices
New-Launch Condos
New launches commonly cost more per square foot because buyers are paying for:
- New facilities and specifications
- Developer warranties and defects-liability coverage
- Modern layouts and smart-home provisions
- Progressive payment arrangements
- Future neighborhood improvements
- Marketing, construction, and land costs
Projects such as Thomson Reserve Residences and Lucerne Grand Residence should be compared by total unit price, floor area, tenure, transportation access, and expected completion—not only launch discounts.
A new launch may suit buyers who can wait for completion and prefer progressive loan disbursement. However, the final surroundings, view, noise level, and actual finished home cannot be inspected in the same way as a completed resale property.
Resale Condos
Resale properties may provide:
- Lower price-per-square-foot levels
- Larger traditional layouts
- Immediate or earlier occupancy
- Established facilities and management
- Actual views and surroundings that can be inspected
- Transaction evidence from comparable units
Possible additional costs include renovation, appliance replacement, repairs, and upgrading older interiors. Buyers must also consider the remaining lease and the possibility that the agreed price exceeds the bank valuation.
Why Some Condos Cost More Than Others
Two condominiums of the same size can have very different prices because of several factors.
Tenure
Freehold and 999-year properties often command premiums over comparable 99-year leasehold developments. However, tenure should not be assessed alone. A well-connected leasehold condo may attract stronger demand than a freehold property with poor transportation access or an inefficient layout.
MRT and Integrated Development Access
Condos connected directly to MRT stations, malls, bus interchanges, or community facilities generally attract higher prices because they reduce daily travel friction.
This premium may be reasonable for households that use the facilities regularly. Buyers who drive or work from home may place less value on direct rail integration.
Floor Level, Facing, and View
Higher-floor, sea-facing, park-facing, or unblocked units can cost substantially more than lower-floor homes in the same stack.
Before paying a premium, confirm:
- Whether the view is permanent
- Afternoon-sun exposure
- Distance from neighboring buildings
- Road and facility noise
- Privacy from opposite units
- Future development on surrounding land
Age and Condition
Older condos can offer larger layouts at lower prices, but buyers should inspect the condition of the unit and development. Major repairs, dated mechanical systems, waterproofing problems, or future upgrading works can affect the real cost of ownership.
How Much Money Do You Need Upfront?
For a buyer with no outstanding housing loan who qualifies for a maximum 75% bank loan, the usual minimum down payment is 25% of the lower of the purchase price or valuation.
The amount typically includes:
- At least 5% in cash
- Another 20% in cash, eligible CPF Ordinary Account savings, or both
- A bank loan of up to 75%, subject to approval
For a S$2 million condo, the basic down payment would be S$500,000, including at least S$100,000 in cash. This does not include stamp duties, legal costs, renovation, valuation shortfalls, or emergency funds.
A lower loan-to-value limit may apply when the buyer has outstanding housing loans, chooses a longer loan tenure, or does not satisfy the bank’s income and credit requirements.
Costs Beyond the Condo Price
Buyer’s Stamp Duty
Buyer’s Stamp Duty applies to the higher of the property’s purchase price or market value. It is an additional purchase expense and should not be treated as part of the basic 25% down payment.
Additional Buyer’s Stamp Duty
ABSD depends on the buyer’s nationality, residency status, and number of residential properties owned.
Under prevailing rates:
- A Singapore citizen buying a first residential property generally pays no ABSD.
- A Singapore citizen buying a second property generally pays 20%.
- A permanent resident buying a first property generally pays 5%.
- Most foreign individuals generally pay 60%.
Joint purchases may be assessed according to the highest applicable buyer profile, subject to available remissions.
Legal, Renovation, and Ownership Expenses
Buyers should also prepare for:
- Conveyancing fees
- Mortgage and valuation charges
- Renovation and furniture
- Maintenance fees
- Property tax
- Insurance
- Utilities
- Moving expenses
- Repairs and replacement costs
- Emergency savings
The affordable condo is not necessarily the one that uses the maximum loan available. It is the property that allows the household to continue saving after paying all recurring expenses.
How to Compare Condo Prices Properly
Use the following process:
- Compare properties in similar locations and completion periods.
- Review total price and price per square foot.
- Calculate usable internal space.
- Check tenure and remaining lease.
- Assess transportation and daily amenities.
- Compare floor, facing, privacy, and noise.
- Include renovation and ownership expenses.
- Confirm current bank financing.
- Calculate BSD and applicable ABSD.
- Maintain a cash and CPF emergency reserve.
Do not compare a compact new launch directly with an older resale unit without adjusting for completion timing, condition, facilities, lease, and transportation access.
Conclusion
The answer to “how much is a condo in Singapore” ranges from approximately S$1 million for an older compact resale unit to more than S$5 million for larger luxury, central, or waterfront properties. Many buyers should plan for S$1.3 million to S$2.3 million for a one- or two-bedroom condo and S$1.8 million to S$3.5 million for a family-sized three-bedroom home.
The right budget must include the down payment, housing loan, BSD, possible ABSD, legal costs, renovation, maintenance fees, and emergency savings. Compare the exact unit rather than relying on project averages or advertised starting prices.
For help comparing current projects, floor plans, prices, and available units, visit Contact Us, call Lincoln Teo at +65 6100 2177, or email sales@residencecondos.sg. Buyers should obtain independent legal, mortgage, CPF, and tax advice before committing to a property.
