Condo prices in Singapore, district by district

Most condo pages hand you a filter and leave you to it. This one starts with the numbers, because the numbers are what let you compare two projects honestly — and because a headline price tells you almost nothing on its own.

Everything below comes from the 51 condominiums we are marketing today, not from a market average.

What 51 condominiums actually cost

By price band: 17 under $2m, 14 between $2m and $3m, 8 between $3m and $5m, 7 between $5m and $10m, and 5 above $10m.

The book runs from a one-bedroom in the north-west to an $18m penthouse at Keppel Bay. That spread is deliberate — the same reading of a floor plan and a price list applies at both ends.

Why the city fringe reads higher than prime

Singapore's condo market is usually described in three segments: the Core Central Region (prime — Districts 9, 10 and 11, plus the CBD and Sentosa), the Rest of Central Region (the city fringe), and the Outside Central Region (the suburbs). The received wisdom is that psf falls as you move out.

Our own book says otherwise:

The city fringe carries the highest median psf of the three, and prime carries the lowest. That is not a claim that fringe land is worth more than Orchard land. It is a stock effect, and it is worth understanding because it will happen to you the moment you start comparing listings.

What the segment labels are actually measuring

Our city-fringe listings are almost all new launches priced in 2026. Our prime listings include older resale stock — a penthouse at Keppel Bay, a unit at The Sail, a Sentosa apartment — priced on the resale market.

So the table above is not really telling you where these units are. It is telling you when they were priced, and by whom. A developer setting a launch price today and an owner selling a 2011 apartment are answering different questions.

Two consequences, both practical. First, never compare a new launch psf to a resale psf and call it a discount — they are set by different mechanisms, and our guide on new launch and resale sets out what actually differs. Second, a segment label is too coarse to price anything: inside our prime listings alone, psf runs from $1,541 to $3,581, a 2.3 times spread inside a single segment. The suburbs spread too: Tengah Garden Residences, a 1,249 sqft four-bedroom in D24 completing in 2031, works out at $2,167 psf, well under the $2,518 suburban median.

Where psf stops being useful

Price per square foot is the right first filter and a poor last one. Three places it misleads:

• Across tenure. Across the 19 new launches we are marketing, the freehold median psf sits below the 99-year median — because of which districts our freehold stock happens to sit in, not because freehold is worth less. Freehold vs leasehold has the numbers.
• Across layouts. Two units of identical area live very differently once bay windows, planters, air-con ledges and corridor space are accounted for. Strata area is not usable area. Reading a condo floor plan covers what is included.
• Across bedroom counts. Bedroom labels are not sizes. Across 19 new-launch unit charts, the largest one-bedroom is bigger than the smallest two-bedroom, and the same overlap holds at every step up. Unit mix explained has the full table.

The five things worth checking before you shortlist

• Price per square foot, then the layout. Use psf to build a shortlist and the floor plan to cut it. Never the other way round.
• Floor, stack and facing. The afternoon sun, the view line, and — more importantly — what can still be built in front of it. The site plan answers this; the floor plan does not.
• The unit mix of the whole development. A project built mostly of one-bedders behaves differently on resale from one built for families, and it decides how many units you compete with when you sell.
• What you will pay every month. Your maintenance contribution is set by your unit's share value, which is banded by floor area — so a small unit pays substantially more per square metre than a large one for the same pool and the same lifts. How the fee is calculated.
• The real walk to the MRT. Not the straight-line distance on the map.

Buying above $5 million

Twelve of our listings sit above $5m — at Keppel Bay, Marina Bay, Shenton Way, Novena, Katong, Pasir Panjang and the East Coast. The largest of them are the penthouses on our books, which we list on their own page. At that level the process changes shape rather than just scale.

Comparable evidence thins out. A penthouse or a large prime floor plate may have only a handful of genuinely comparable transactions in a year, which affects valuation, financing and how long a sale takes. Marketing is often quieter, because sellers at this level tend to prefer it. And the decision is usually about a specific unit rather than a project — the stack, the floor and the outlook, not the development's average psf.

What to ask before you appoint anyone

Almost nothing is published on how to choose who represents you on a condo purchase, which is odd given what is at stake. Four questions that will tell you what you need to know, whoever you appoint:

• Show me the psf working, not the headline price. Anyone can send a listing. Ask how they arrived at whether it is fairly priced against comparable units in the same development.
• What is the unit mix of this development, and what does my stack compete with on resale? If they have not looked, they are selling a unit rather than advising on one.
• What will the monthly maintenance be for this specific unit, and why? The answer should reference share value and floor area, not a rough figure per square foot.
• What would make you tell me not to buy this one? An adviser with no answer is selling.

We would rather answer those than book a viewing. Every listing here is handled by a CEA-registered salesperson, and each one lists the districts and property types they work across.

Work out your numbers first

Every residential purchase attracts Buyer's Stamp Duty, and Additional Buyer's Stamp Duty depends on your residency and how many residential properties you already hold. Loan-to-value limits and TDSR decide what you can borrow, and a new launch is paid progressively rather than in one go.

Run all of it before you view rather than after — condo buying costs in Singapore sets out every figure with the official source, and the stamp duty and mortgage calculators are linked in the footer of every page.

Guides in this series

Eight companion guides, written from the unit charts and price lists we hold and from the current government rules.

• Every new launch we are marketing — the full project-by-project comparison
• New launch condo psf compared — entry psf for 19 projects by bedroom type, district and tenure
• Condo unit mix explained — why every bedroom count overlaps the next
• Condo maintenance fees — share value, the rate, and who votes on it
• Condo vs landed property — price, floor space, who may buy, and what each costs to run
• New launch vs resale — payment timing, financing and what you can inspect
• Freehold vs 99-year leasehold — CPF, financing and collective sale
• Condo floor plans explained — strata area, and why two three-bedroom units differ by 440 sqft

For district-level detail, see the prime district guides.

Speak to our team

Finest SRI is part of SRI Pte Ltd, agency licence L3010738A. Eight CEA-registered salespeople. Across the agency, $80 million in transacted value since 2021.

Every listing on this page is handled by a CEA-registered salesperson. Get in touch for floor plans, unit availability, the psf working on a specific unit, or to arrange a viewing.

Figures on this page are drawn from the 51 condominiums Finest SRI is marketing as at 6 September 2026 and change as the book changes. They describe our own listings, not the Singapore market as a whole. Nothing here is financial advice.