Homejourney
Budget Guides

Best Condos Under $2M in Singapore (2026)

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

Last updated: 27 July 2026

Overview

The 2026 Singapore private residential market shows a high concentration of activity in the sub-$2 million segment, particularly within the Outside Central Region (OCR) and Rest of Central Region (RCR). Treasure at Tampines in District 18 leads the market volume with 1,963 transactions at an average price of $1,435.08 psf. Other significant projects in this price bracket include Normanton Park and Parc Clematis in District 5, which recorded 1,882 and 1,324 transactions respectively.

Market Analysis

Data indicates a significant price variance across districts for units under $2 million, with District 3 projects such as Avenue South Residence and Stirling Residences commanding higher averages of $2,208.56 psf and $2,140.12 psf. Conversely, District 19 offers lower entry points, with Riverfront Residences averaging $1,529.915 psf and Affinity at Serangoon at $1,625.805 psf. The majority of high-volume projects in this budget category are 99-year leasehold developments with lease commencements between 2017 and 2019. District 5 remains a high-demand area, where Normanton Park maintains an average price of $1,816.473 psf across nearly 1,900 transactions.

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 calculate the trade-off between location and floor area, as a $2 million budget yields approximately 905 square feet at Avenue South Residence ($2,208.56 psf) compared to 1,393 square feet at Treasure at Tampines ($1,435.08 psf). Transaction volume is a key indicator of market liquidity, with the top four projects each exceeding 1,200 recorded transactions. Reviewing lease commencement dates is essential, as the top ten projects in this category currently hold approximately 90 to 92 years of remaining leasehold tenure.

Frequently Asked Questions

Which condo under $2 million has the highest transaction volume?
Treasure at Tampines in District 18 has the highest volume with 1,963 transactions. It also features the lowest average price among the top ten projects at $1,435.08 psf.
What is the average PSF for a condo in District 5 under $2 million?
In District 5, Normanton Park averages $1,816.473 psf while Parc Clematis averages $1,681.726 psf. These two projects combined account for 3,206 transactions in this price segment.
Are there condos under $2 million available in District 3?
Yes, Avenue South Residence and Stirling Residences are prominent options in District 3. However, they carry higher price points of $2,208.561 psf and $2,140.122 psf respectively.
How does the pricing in District 19 compare for budget-conscious buyers?
District 19 provides multiple options including Riverfront Residences at $1,529.915 psf and The Florence Residences at $1,663.746 psf. Affinity at Serangoon is also priced within this range at $1,625.805 psf.
What is the typical lease profile for these $2 million condos?
The top-performing condos in this category are 99-year leasehold properties. Lease commencement dates for these projects are recent, ranging from 2017 for Stirling Residences to 2019 for Normanton Park and Parc Clematis.
Which project offers the most competitive PSF in the Rest of Central Region (RCR)?
Jadescape in District 20 offers a competitive RCR entry point at $1,779.553 psf with 963 transactions. Parc Esta in District 14 is slightly higher at $1,889.03 psf with 890 transactions.

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

Related Guides

Best Condos Under $1M in Singapore (2026)

Data-driven list of the most transacted condos under $1M with PSF analysis and district breakdown.

Best Condos Under $1.5M in Singapore (2026)

Top condos priced below $1.5M ranked by transaction volume, PSF, and location.

Best HDB Resale Flats Under $500K (2026)

Most affordable HDB resale flats by town, flat type, and recent transaction data.

Best 3-Bedroom Condos Under $2M in Singapore

Family-sized 3-bedroom condos under $2M with unit size, PSF, and neighbourhood analysis.