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: 28 April 2026
Overview
The Singapore private residential market for units priced under $1,000,000 is primarily concentrated in the Outside Central Region (OCR), specifically within districts 18, 19, 27, and 28. High transaction volumes are observed in projects such as Parc Central Residences (613 transactions) and North Gaia (603 transactions), both of which are 99-year leasehold developments. These entry-level options typically feature price points ranging from $1,151.567 to $1,407.31 per square foot (PSF).
Market Analysis
Data indicates that Executive Condominiums (ECs) like Ola and Parc Central Residences offer some of the lowest entry PSFs at $1,151.567 and $1,176.318 respectively. District 19 shows the highest concentration of high-volume projects, with Ola, Kingsford Waterbay, and The Minton totaling 1,314 transactions. Newer leasehold projects with 2021 commencement dates, such as Copen Grand and Tenet, command higher PSFs of $1,341.165 and $1,385.38. Conversely, older developments like The Minton, with a lease commencing in 2007, maintain a PSF of $1,282.556, reflecting a price gap between older and newer inventory.
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
Prospective buyers must calculate the maximum floor area achievable within the $1,000,000 limit; for example, at High Park Residences' $1,407.31 PSF, the unit size would be approximately 710 square feet. Comparing the $1,151.567 PSF at Ola against the $1,371.427 PSF at Kingsford Waterbay shows a 19% variance within the same district, highlighting the importance of project-specific PSF analysis. Buyers should also account for the remaining lease term, as projects in this category range from 2007 to 2021 lease commencements.
Frequently Asked Questions
Which condo under $1M has the highest transaction volume in Singapore?
What is the average PSF for affordable condos in District 27?
Where can I find the lowest PSF condos under $1 million?
Are there newer 99-year leasehold condos available for under $1M?
Which District 28 projects are popular for budget-conscious buyers?
How does the lease year affect the price of condos in District 19?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
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