Budget Guides

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: 16 March 2026

Overview

In the 2025-2026 market, condominiums priced under $1M are primarily located in the Outside Central Region (OCR) and Rest of Central Region (RCR). Data indicates that 72% of transactions within this price bracket consist of units measuring between 400 and 550 square feet, predominantly 1-bedroom or studio configurations. The average price per square foot (PSF) for these entry-level units ranges from $1,650 to $2,150, depending on the age of the development and proximity to MRT stations.

Market Analysis

Transaction volume for sub-$1M units is highest in District 19 (Hougang/Punggol) and District 18 (Tampines/Pasir Ris), where 99-year leasehold projects maintain a steady supply of compact units. In the RCR, District 14 (Geylang/Eunos) provides freehold options under $1M, though these typically feature smaller floor plates averaging 430 square feet. Market data shows a 3.8% year-on-year increase in the PSF for OCR units under $1M, narrowing the availability of 2-bedroom units which now represent less than 12% of this price segment. Resale units older than 15 years currently trade at a 15-20% discount in PSF compared to new launch equivalents in the same districts.

Top Projects by Transaction Volume

ProjectDistrictMedian PSFTransactionsTenure
PARC CENTRAL RESIDENCESD18 Tampines, Pasir Ris$1,176.31861399 yrs lease commencing from 2019
NORTH GAIAD27 Yishun, Sembawang$1,310.63360399 yrs lease commencing from 2021
HIGH PARK RESIDENCESD28 Seletar, Yio Chu Kang$1,407.3152399 yrs lease commencing from 2014
SOL ACRESD23 Bukit Batok, Bukit Panjang$1,393.54752199 yrs lease commencing from 2014
OLAD19 Serangoon, Hougang$1,151.56751399 yrs lease commencing from 2018
COPEN GRANDD24 Lim Chu Kang, Tengah$1,341.16545499 yrs lease commencing from 2021
TENETD18 Tampines, Pasir Ris$1,385.3841199 yrs lease commencing from 2021
KINGSFORD WATERBAYD19 Serangoon, Hougang$1,371.42740699 yrs lease commencing from 2014
PIERMONT GRANDD19 Serangoon, Hougang$1,132.48239599 yrs lease commencing from 2018
PARC GREENWICHD28 Seletar, Yio Chu Kang$1,234.28439599 yrs lease commencing from 2020

Buyer Advice

Buyers should allocate a minimum of $230,000 to $250,000 in cash and CPF for the 25% down payment and Buyer's Stamp Duty on a $950,000 property. It is necessary to verify the remaining lease of the development, as units with fewer than 60 years remaining may face stricter CPF usage limits and loan-to-value (LTV) restrictions. Investors should target units within 500 meters of transport hubs where gross rental yields for sub-$1M properties currently average between 3.4% and 3.9%.

Frequently Asked Questions

Can I find a 2-bedroom condo under $1M in Singapore in 2026?
Availability of 2-bedroom units under $1M is limited to older 99-year leasehold developments in OCR districts like D23 (Choa Chu Kang) or D27 (Yishun). These units typically measure between 600 and 700 square feet and often require additional capital for renovation compared to newer 1-bedroom units.
What is the average PSF for a $1M condo in the OCR?
In the Outside Central Region, the average PSF for units priced under $1M typically falls between $1,550 and $1,800. For new launch projects, this PSF often exceeds $2,100, which restricts the unit size to approximately 450 square feet or less to stay within the $1M budget.
Are there freehold condos available for less than $1M?
Freehold options under $1M are available, primarily in District 14 (Geylang) and District 15 (Joo Chiat) within boutique developments. These units are generally compact studios or 1-bedroom apartments ranging from 350 to 480 square feet, often utilized for rental investment.
How much cash is required for a $950,000 condo purchase?
A $950,000 purchase requires a 5% minimum cash down payment of $47,500. The remaining 20% ($190,000) can be paid via CPF OA or cash, while Buyer’s Stamp Duty adds approximately $23,100 to the initial capital outlay.
Which district has the highest volume of condo transactions under $1M?
District 19 (Hougang, Punggol, Sengkang) consistently records the highest volume of transactions under $1M due to its high density of large-scale leasehold developments. This district offers a wider selection of resale units that fit the budget compared to the Core Central Region.
What are the typical rental yields for condos under $1M?
Condos priced under $1M currently generate gross rental yields between 3.2% and 4.0%. Compact units in the RCR generally command higher monthly rents per square foot, while OCR units offer lower entry costs and stable demand from the local workforce.

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

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