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: 16 March 2026

Overview

As of early 2026, the $1.5 million price point remains a critical threshold for HDB upgraders and first-time private property buyers in Singapore. Market data indicates that transactions within this budget are primarily concentrated in the Outside Central Region (OCR) and Rest of Central Region (RCR), typically for units ranging from 450 to 800 square feet. Average PSF for entry-level resale units in these districts ranges from $1,600 to $2,100, depending on the age of the development and proximity to MRT stations.

Market Analysis

Market data from the previous four quarters shows that 65% of transactions under $1.5 million occurred in Districts 18, 19, and 23. In District 19 (Hougang/Punggol), the average transacted price for a 2-bedroom resale unit sits at $1.38 million, representing a 4.2% year-on-year increase. Compact 1-bedroom units in RCR locations like District 14 (Geylang/Eunos) average $1.42 million with a PSF of approximately $2,250. Transaction volumes for this price bracket decreased by 12% compared to 2024 levels, reflecting a shift toward smaller unit sizes to maintain the $1.5 million quantum amidst rising land costs.

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 prioritize developments with high transaction liquidity and a remaining lease of over 70 years to ensure future exit potential. It is necessary to account for the 25% minimum downpayment, which for a $1.5 million property requires $375,000 in cash or CPF, alongside Buyer’s Stamp Duty of approximately $44,600. Analyzing the price gap between new launches and resale units in the same district can identify value opportunities where resale PSF is 20% to 30% lower.

Frequently Asked Questions

Can I find a 3-bedroom condo under $1.5 million?
In 2026, 3-bedroom units under $1.5 million are primarily found in older resale developments in the OCR, such as District 17 or 25, where PSF remains below $1,400. Newer developments typically offer 2-bedroom or 2-bedroom + study configurations within this specific budget.
What is the average PSF for a $1.5 million condo in the RCR?
For RCR properties, the PSF usually ranges between $2,100 and $2,450. This budget typically secures a 1-bedroom or a compact 2-bedroom unit measuring between 500 and 650 square feet.
Are freehold condos available under $1.5 million?
Freehold options under $1.5 million are available, though they are often older walk-up apartments or small-format units in Districts 14 and 15. These units frequently measure under 500 square feet and may have limited communal facilities compared to leasehold mega-projects.
How much cash is needed for a $1.5 million condo?
A buyer requires a minimum 5% cash downpayment of $75,000, while the remaining 20% ($300,000) can be paid via CPF OA or cash. Total upfront costs also include Buyer’s Stamp Duty and legal fees, which typically exceed $47,000.
Which districts have the most condo listings under $1.5 million?
Districts 18 (Pasir Ris/Tampines), 19 (Hougang/Punggol), and 23 (Bukit Batok/Choa Chu Kang) consistently show the highest volume of listings in this price range. These areas offer a mix of executive condominiums and private resale units with larger average floor areas.
Does $1.5 million cover a new launch condo?
In the current market, $1.5 million is sufficient for 1-bedroom or some 2-bedroom units in OCR new launches. However, 3-bedroom new launch units in most regions now exceed $1.8 million due to rising construction and land acquisition costs.

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

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