Best Condos Under $1M in Singapore (2026)
Data-driven list of the most transacted condos under $1M with PSF analysis and district breakdown.
Last updated: 26 July 2026
Overview
The Singapore condominium market for units under $1M is concentrated in Outside Central Region (OCR) districts, specifically D18, D19, D27, and D28. Transaction data identifies Parc Central Residences (D18) and North Gaia (D27) as high-volume projects, recording 613 and 603 transactions respectively. Average prices per square foot (PSF) for these transacted units range from $1,151.567 to $1,407.31, predominantly within 99-year leasehold developments.
Market Analysis
Data analysis indicates that District 19 is a major hub for this price segment, with OLA, Kingsford Waterbay, and The Minton contributing 1,314 total transactions. OLA (D19) maintains the lowest average PSF in this group at $1,151.567, while High Park Residences (D28) represents the upper bound at $1,407.31 psf. Lease commencement dates for these high-volume projects vary from 2007 for The Minton to 2021 for newer entries like Copen Grand and Tenet. Despite the newer lease status, Copen Grand (D24) and Tenet (D18) recorded 454 and 411 transactions, with average PSF figures of $1,341.165 and $1,385.38 respectively.
Top Projects by Transaction Volume
| Project | District | Median PSF | Transactions | Tenure |
|---|---|---|---|---|
| PARC CENTRAL RESIDENCES | D18 Tampines, Pasir Ris | $1,176.318 | 613 | 99 yrs lease commencing from 2019 |
| NORTH GAIA | D27 Yishun, Sembawang | $1,310.633 | 603 | 99 yrs lease commencing from 2021 |
| HIGH PARK RESIDENCES | D28 Seletar, Yio Chu Kang | $1,407.31 | 523 | 99 yrs lease commencing from 2014 |
| SOL ACRES | D23 Bukit Batok, Bukit Panjang | $1,393.547 | 521 | 99 yrs lease commencing from 2014 |
| OLA | D19 Serangoon, Hougang | $1,151.567 | 513 | 99 yrs lease commencing from 2018 |
| COPEN GRAND | D24 Lim Chu Kang, Tengah | $1,341.165 | 454 | 99 yrs lease commencing from 2021 |
| TENET | D18 Tampines, Pasir Ris | $1,385.38 | 411 | 99 yrs lease commencing from 2021 |
| KINGSFORD WATERBAY | D19 Serangoon, Hougang | $1,371.427 | 406 | 99 yrs lease commencing from 2014 |
| PIERMONT GRAND | D19 Serangoon, Hougang | $1,132.482 | 395 | 99 yrs lease commencing from 2018 |
| PARC GREENWICH | D28 Seletar, Yio Chu Kang | $1,234.284 | 395 | 99 yrs lease commencing from 2020 |
Buyer Advice
Buyers should compare PSF rates within the same district, as evidenced by the $173.026 difference between Parc Greenwich ($1,234.284 psf) and High Park Residences ($1,407.31 psf) in District 28. It is necessary to evaluate the lease commencement date, which ranges from 2007 to 2021, as this affects the remaining tenure and potential financing limits. Focusing on developments with transaction volumes exceeding 400 units, such as Sol Acres or North Gaia, may indicate higher liquidity for specific unit types under $1M.
Frequently Asked Questions
Which condo under $1M has the lowest average PSF in Singapore?
Are there new launch condos under $1M with recent lease commencements?
What are the most transacted condos under $1M in District 19?
How does the price of High Park Residences compare to other budget condos?
What is the transaction volume for Parc Central Residences?
Is it possible to find a condo under $1M with a lease starting before 2010?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
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