Budget Guides

Best Condos Under $2M in Singapore (2026)

Most popular condos under $2M with detailed price trends and buyer analysis.

Last updated: 28 April 2026

Overview

This guide provides a data-driven analysis of private residential properties in Singapore priced under the $2,000,000 threshold. The current market shows significant transaction volumes in Districts 18, 5, and 19, with entry prices starting at $1,435.08 psf. Most high-volume projects in this category feature 99-year leases that commenced between 2017 and 2019, ensuring over 90 years of remaining tenure.

Market Analysis

Data indicates that Treasure at Tampines (D18) leads the segment with 1,963 transactions at an average price of $1,435.08 psf. In District 5, Normanton Park and Parc Clematis recorded a combined 3,206 transactions with average prices ranging from $1,681.73 to $1,816.47 psf. Central locations such as District 3 command higher rates, with Avenue South Residence and Stirling Residences averaging $2,208.56 psf and $2,140.12 psf respectively. District 19 offers multiple options including The Florence Residences and Riverfront Residences, which maintain average prices between $1,529.92 and $1,663.75 psf.

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
AVENUE SOUTH RESIDENCED03 Queenstown, Tiong Bahru$2,208.56179699 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

Buyer Advice

Buyers should evaluate the trade-off between location and floor area, as a $2,000,000 budget yields more space in District 18 ($1,435.08 psf) compared to District 3 ($2,208.56 psf). It is important to review lease commencement dates, as the top-performing projects in this list have leases beginning between 2017 and 2019. Financial planning should account for the PSF variations between RCR projects like Parc Esta ($1,889.03 psf) and OCR projects like Riverfront Residences ($1,529.92 psf).

Frequently Asked Questions

Which condo under $2M has the highest transaction volume in Singapore?
Treasure at Tampines in District 18 has the highest volume with 1,963 transactions. The project has an average price of $1,435.08 psf and its 99-year lease commenced in 2018.
What is the average PSF for condos under $2M in District 5?
In District 5, Normanton Park averages $1,816.47 psf while Parc Clematis averages $1,681.73 psf. These two projects accounted for a total of 3,206 transactions in the analyzed period.
Can I find a condo under $2M in District 3?
Yes, Avenue South Residence and Stirling Residences are options in District 3, though they have higher average prices of $2,208.56 psf and $2,140.12 psf. These higher PSF rates typically mean smaller unit sizes for the same $2,000,000 budget.
How do prices compare between different projects in District 19?
Within District 19, Riverfront Residences is the most affordable at $1,529.92 psf, followed by Affinity at Serangoon at $1,625.81 psf. The Florence Residences is the highest among the three at $1,663.75 psf.
What is the lease status of popular condos under $2M?
The most popular projects are 99-year leasehold properties with recent lease starts. For example, Stirling Residences started its lease in 2017, while Normanton Park and Parc Clematis both commenced in 2019.
What is the average price for a condo in District 14 under $2M?
Parc Esta in District 14 has an average transaction price of $1,889.03 psf. With 890 transactions recorded, it represents a significant portion of the activity in the $2,000,000 price bracket for that area.

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

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