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Condo vs Landed Property: Singapore Guide

Comparing condos and landed properties in Singapore — price gap, lifestyle, and investment returns.

Last updated: 27 July 2026

Overview

The Singapore residential market shows a significant price range for high-density condominiums, with entry-level prices starting at $1,435.08 psf at Treasure at Tampines in District 18. In contrast, premium RCR developments such as Avenue South Residence reach $2,208.561 psf, reflecting the diverse financial commitments required for different property types. This guide compares the financial and structural differences between leasehold condominiums and the landed property segment to assist in asset allocation decisions.

Market Analysis

Transaction volume data highlights a high level of liquidity in the condominium market, with Normanton Park recording 1,882 transactions and Parc Clematis seeing 1,324 transactions. Price analysis reveals a 49% psf premium for District 3 properties like Stirling Residences ($2,140.122 psf) over District 18 options like Treasure at Tampines. Most high-volume projects in the current market, including Jadescape and The Florence Residences, are 99-year leasehold developments with leases commencing between 2017 and 2019. While landed properties offer land title ownership, the lower entry psf of $1,529.915 at Riverfront Residences demonstrates the accessibility of the condo market for HDB upgraders.

Featured Projects

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 compare the $1,435.08 to $2,208.561 psf range of condominiums against the absolute quantum of landed homes to assess total debt servicing ratios. For those prioritizing exit liquidity, projects with over 1,000 transactions, such as Parc Clematis or Normanton Park, provide more historical data points for valuation. It is essential to factor in the lease commencement dates, as most current high-volume developments are 99-year leaseholds starting from 2018 or 2019.

Frequently Asked Questions

What is the price gap between condos in D18 and D3?
Based on market data, the price gap is approximately $773.48 psf. Treasure at Tampines in D18 averages $1,435.08 psf, while Avenue South Residence in D3 averages $2,208.561 psf.
How does transaction volume compare between different condo projects?
Transaction volumes vary significantly, with Treasure at Tampines recording 1,963 transactions. Other high-volume projects include Normanton Park with 1,882 transactions and Parc Clematis with 1,324 transactions.
What are the typical lease terms for new-launch condominiums?
The majority of high-volume condominium projects are 99-year leasehold properties. For example, the leases for Jadescape, Parc Esta, and Riverfront Residences all commenced in 2018.
Which districts offer the most affordable psf for condominiums?
District 18 and District 19 offer lower psf entries, with Treasure at Tampines at $1,435.08 psf and Riverfront Residences at $1,529.915 psf. This is lower than District 5 projects like Normanton Park which averages $1,816.473 psf.
Is it better to buy a condo or landed property for liquidity?
Condominiums typically offer higher liquidity as evidenced by transaction volumes reaching 1,963 units in a single project. Landed properties have a smaller market pool and lower transaction frequency due to higher absolute price quantums.
What is the average psf for a condominium in District 5?
In District 5, the average psf ranges from $1,681.726 at Parc Clematis to $1,816.473 at Normanton Park. These figures represent the mid-range pricing for RCR and OCR-fringe developments.

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

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