Budget Guides

Best Condos Under $1.5M in Singapore (2026)

Top condos priced below $1.5M ranked by transaction volume, PSF, and location.

Last updated: 28 April 2026

Overview

The Singapore private residential market offers several condominium options priced under the $1,500,000 threshold, primarily concentrated in the Outside Central Region (OCR) and Rest of Central Region (RCR). Transaction data indicates that projects like Treasure at Tampines (D18) and Normanton Park (D5) lead in volume with 1,963 and 1,882 transactions respectively. Average unit prices in this budget segment range from $1,435.08 psf at Treasure at Tampines to $2,140.122 psf at Stirling Residences.

Market Analysis

Data from recent transactions shows a high concentration of activity in District 5 and District 19, with projects like Parc Clematis and The Florence Residences recording 1,324 and 1,238 transactions respectively. While most high-volume projects are 99-year leasehold properties with leases commencing between 2017 and 2019, Forett@Bukit Timah represents a freehold option that recorded 679 transactions at an average of $1,999.076 psf. The price gap between the entry point in District 18 ($1,435.08 psf) and the RCR entry in District 3 ($2,140.122 psf) is approximately 49%. Buyers targeting the $1,500,000 cap typically find larger unit configurations in District 18 or District 19 compared to the more central District 3 or District 5 locations.

Top Projects by Transaction Volume

ProjectDistrictMedian PSFTransactionsTenure
TREASURE AT TAMPINESD18 Tampines, Pasir Ris$1,435.081,96399 yrs lease commencing from 2018
NORMANTON PARKD05 Pasir Panjang, Clementi$1,816.4731,88299 yrs lease commencing from 2019
PARC CLEMATISD05 Pasir Panjang, Clementi$1,681.7261,32499 yrs lease commencing from 2019
THE FLORENCE RESIDENCESD19 Serangoon, Hougang$1,663.7461,23899 yrs lease commencing from 2018
JADESCAPED20 Bishan, Ang Mo Kio$1,779.55396399 yrs lease commencing from 2018
PARC ESTAD14 Geylang, Paya Lebar$1,889.0389099 yrs lease commencing from 2018
AFFINITY AT SERANGOOND19 Serangoon, Hougang$1,625.80584699 yrs lease commencing from 2018
RIVERFRONT RESIDENCESD19 Serangoon, Hougang$1,529.91579299 yrs lease commencing from 2018
STIRLING RESIDENCESD03 Queenstown, Tiong Bahru$2,140.12274899 yrs lease commencing from 2017
FORETT@BUKIT TIMAHD21 Clementi, Upper Bukit Timah$1,999.076679Freehold

Buyer Advice

Buyers should evaluate the price-per-square-foot (PSF) trade-offs, as a $1,500,000 budget allows for a higher floor area in Treasure at Tampines at $1,435.08 psf compared to Stirling Residences at $2,140.122 psf. Those prioritizing tenure may consider Forett@Bukit Timah, which recorded 679 transactions as a freehold property. It is essential to review the lease commencement dates, which for these high-volume projects typically range from 2017 to 2019.

Frequently Asked Questions

Which condo under $1.5 million has the highest transaction volume?
Treasure at Tampines in District 18 recorded the highest volume with 1,963 transactions. It features an average price of $1,435.08 psf and a 99-year lease starting from 2018.
Are there freehold condos available for less than $1.5 million?
Forett@Bukit Timah in District 21 is a freehold project that recorded 679 transactions with an average price of $1,999.076 psf. Buyers can find units within the $1,500,000 budget depending on the specific unit size and floor level.
What is the average PSF for a budget condo in District 5?
In District 5, Normanton Park averages $1,816.473 psf across 1,882 transactions, while Parc Clematis averages $1,681.726 psf across 1,324 transactions. Both projects are 99-year leasehold developments with leases starting in 2019.
Which District 19 condos fall under the $1.5 million price point?
The Florence Residences, Affinity at Serangoon, and Riverfront Residences are options in District 19. These projects have average prices ranging from $1,529.915 psf at Riverfront Residences to $1,663.746 psf at The Florence Residences.
How does the price of Stirling Residences compare to other RCR condos?
Stirling Residences in District 3 has an average price of $2,140.122 psf, which is higher than Normanton Park’s $1,816.473 psf. It recorded 748 transactions and has a lease commencing from 2017.
What is the entry-level PSF for a 99-year leasehold condo in the OCR?
Based on the data, Treasure at Tampines offers an entry-level PSF of $1,435.08. This project in District 18 has the lowest PSF among the top 10 most transacted projects listed.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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