Best Condos Under $3M in Singapore (2026)
Premium condos under $3M across all districts with investment potential analysis.
Last updated: 28 April 2026
Overview
This guide analyzes Singapore condominium options priced under $3,000,000, focusing on 99-year leasehold developments with lease commencement dates between 2017 and 2019. Data from 10 high-volume projects shows a price range starting from $1,435.08 psf at Treasure at Tampines to $2,208.561 psf at Avenue South Residence. These developments represent a significant segment of the market, with Treasure at Tampines alone recording 1,963 transactions.
Market Analysis
Market data indicates a significant PSF variance across districts for units under $3,000,000, with District 3 projects like Avenue South Residence ($2,208.561 psf) and Stirling Residences ($2,140.122 psf) commanding higher rates than District 18 or 19. Treasure at Tampines (D18) offers a lower entry point at $1,435.08 psf, while Riverfront Residences (D19) follows at $1,529.915 psf. Transaction volumes are highest in the $1,400 to $1,850 psf bracket, as seen in Normanton Park (1,882 transactions) and Parc Clematis (1,324 transactions). All 10 analyzed projects are 99-year leasehold developments with leases beginning within a three-year window from 2017 to 2019.
Top Projects by Transaction Volume
| Project | District | Median PSF | Transactions | Tenure |
|---|---|---|---|---|
| TREASURE AT TAMPINES | D18 Tampines, Pasir Ris | $1,435.08 | 1,963 | 99 yrs lease commencing from 2018 |
| NORMANTON PARK | D05 Pasir Panjang, Clementi | $1,816.473 | 1,882 | 99 yrs lease commencing from 2019 |
| PARC CLEMATIS | D05 Pasir Panjang, Clementi | $1,681.726 | 1,324 | 99 yrs lease commencing from 2019 |
| THE FLORENCE RESIDENCES | D19 Serangoon, Hougang | $1,663.746 | 1,238 | 99 yrs lease commencing from 2018 |
| JADESCAPE | D20 Bishan, Ang Mo Kio | $1,779.553 | 963 | 99 yrs lease commencing from 2018 |
| PARC ESTA | D14 Geylang, Paya Lebar | $1,889.03 | 890 | 99 yrs lease commencing from 2018 |
| AFFINITY AT SERANGOON | D19 Serangoon, Hougang | $1,625.805 | 846 | 99 yrs lease commencing from 2018 |
| AVENUE SOUTH RESIDENCE | D03 Queenstown, Tiong Bahru | $2,208.561 | 796 | 99 yrs lease commencing from 2018 |
| RIVERFRONT RESIDENCES | D19 Serangoon, Hougang | $1,529.915 | 792 | 99 yrs lease commencing from 2018 |
| STIRLING RESIDENCES | D03 Queenstown, Tiong Bahru | $2,140.122 | 748 | 99 yrs lease commencing from 2017 |
Buyer Advice
Buyers should evaluate the trade-off between location and unit size, as PSF rates in District 3 are approximately 53% higher than in District 18 for similar leasehold tenures. Investors may utilize transaction volume as a liquidity indicator, noting that projects like Treasure at Tampines and Normanton Park have each recorded over 1,800 transactions. It is necessary to verify the specific lease commencement date, as the projects listed have approximately 90 to 92 years of remaining lease as of 2026.
Frequently Asked Questions
What is the average PSF for a condo under $3M in District 18?
Are there condo options under $3M available in District 3?
Which condo under $3M has the highest transaction volume?
What is the price difference between District 5 and District 19 condos?
How old are the leases for these $3M budget condominiums?
Can I find a condo under $1,700 PSF within a $3M budget?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
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