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Answers about the Singapore property market, built from public records.
Analysis by haio Research · Methodology
Condo · All districts · 4–9 years held · median CAGR (annualized return) · gross, before stamp duty · resales from 20 Feb 2010
Scroll sideways for all columns. Keyboard: focus the table area and use arrow keys.
| Bedrooms | Area | Pairs | Average / year | Median / year |
|---|---|---|---|---|
| 1BR | All Singapore | Unavailable | Insufficient sample | Insufficient sample |
| 2BR | All Singapore | Unavailable | Insufficient sample | Insufficient sample |
| 3BR | All Singapore | Unavailable | Insufficient sample | Insufficient sample |
| 4BR | All Singapore | Unavailable | Insufficient sample | Insufficient sample |
| 5BR+ | All Singapore | Unavailable | Insufficient sample | Insufficient sample |
Government Land Sales (GLS) sites awarded since January 2000, from URA's tender results. Pick a start and end year, then compare sites by land rate ($ per square foot per plot ratio, the yardstick developers price land in) or by the absolute winning bid. Landed GLS parcels carry no plot ratio, so that rate does not exist for them and they are not charted here. We hold those awards and will show them as their own series.
All districts · All held · Annual return · private homes · gross, no fees deducted · resold units only
2025 total
54,877
Peak · 2025
54,877
2026 so far
40,574partial
The latest quarter (2026 Q4) is still in progress; its bar is a partial count so far, not a drop in activity.
With a budget of $1M – $1.5M (gross prices, no fees deducted), here's what people actually buy
Most common: Condo, bought Resale
Condos only · 10,568 of 11,485 condo sales carry unit-level bedroom data (92%). Bedrooms are recorded, never guessed from floor area.
+3.2% avg. annualized return, middle-third floors · held 4–9 years
Based on 36,935 exact matched resales · same repeat-sale method as Bedroom Performance.
All Singapore, by floor third
60 matched pairs are left out of the annualized figures: an annualized return outside −50% to +200% a year, or two sales not provably of the same unit (those are left out of every figure).
$1M–$1.5M: share of purchases by property class
+5,613 more in other districts
CCR is running hottest (+1.8% last quarter) while RCR is the softest (-1.2%) — read straight off the official URA price index, 2Q2026.
Index rebased to 100 at 2Q2023 · tooltip shows the raw URA index
Walk-to-MRT units (≤5 min (≤400m)) carry a median +42% PSF over the furthest band: $1,423 → $2,016.
| Walk to MRT | Median PSF | Transactions |
|---|---|---|
| ≤5 min (≤400m) | $2,016 | 50,882 |
| 5-10 min (400-800m) | $1,742 | 42,289 |
| 10-15 min (800-1200m) | $1,548 | 19,624 |
| >15 min (>1200m) | $1,423 | 14,572 |
Source: URA Real Estate Statistics caveats × nearest MRT station (LTA / OneMap) · private residential · trailing 5 years. Units without an MRT distance on record are excluded, never guessed.
Top floors (Sky (31+)) carry a median +62% PSF over the ground band (Ground (1-5)): $1,589 → $2,579.
| Floor band | Median PSF | Transactions |
|---|---|---|
| Ground (1-5) | $1,589 | 52,022 |
| Low-mid (6-10) | $1,723 | 37,757 |
| Mid (11-15) | $1,769 | 26,559 |
| High (16-20) | $2,041 | 13,362 |
| Higher (21-30) | $2,287 | 10,740 |
| Sky (31+) | $2,579 | 4,954 |
Source: URA Real Estate Statistics · private residential caveats · trailing 5 years. URA records storey as a band; bars are bucketed by the band’s lower floor.
URA expects 7,495 units in 2026 (forecast).
| Year | Units | Type |
|---|---|---|
| 2013 | 14,403 | Actual |
| 2014 | 23,298 | Actual |
| 2015 | 22,267 | Actual |
| 2016 | 26,288 | Actual |
| 2017 | 20,568 | Actual |
| 2018 | 13,242 | Actual |
| 2019 | 8,913 | Actual |
| 2020 | 4,061 | Actual |
| 2021 | 6,388 | Actual |
| 2022 | 9,526 | Actual |
| 2023 | 21,284 | Actual |
| 2024 | 10,617 | Actual |
| 2025 | 7,996 | Actual |
| 2026 | 7,495 | Forecast |
| 2027 | 9,704 | Forecast |
| 2028 | 11,204 | Forecast |
| 2029 | 10,188 | Forecast |
Source: URA Real Estate Statistics, 2Q2026 release (24 Jul 2026) · private residential incl. EC
999÷FH ratio (years where both tenures are served)
Quietest month: Dec (14,765 deals), thinner competition. Busiest: Jul (25,579).
| Month | Transactions | Median PSF |
|---|---|---|
| Jan | 17,267 | $1,588 |
| Feb | 16,678 | $1,550 |
| Mar | 24,261 | $1,572 |
| Apr | 23,243 | $1,604 |
| May | 22,052 | $1,527 |
| Jun | 17,352 | $1,526 |
| Jul | 25,579 | $1,587 |
| Aug | 22,306 | $1,564 |
| Sep | 19,926 | $1,548 |
| Oct | 21,058 | $1,582 |
| Nov | 20,568 | $1,663 |
| Dec | 14,765 | $1,499 |
Source: URA Real Estate Statistics · private residential caveats · trailing 10 years, by calendar month. Median PSF = recorded price ÷ recorded area.
Record in Tampines, all time
S$1.39M
454 Tampines St 42
454 Tampines St 42
MULTI-GENERATION · 1,787 sqft · Floor 10 TO 12
S$1.39M
S$777 psf · Sept 2026
856F Tampines St 82
EXECUTIVE · 1,604 sqft · Floor 07 TO 09
S$1.24M
S$773 psf · Jun 2026
156 Tampines St 12
EXECUTIVE · 1,582 sqft · Floor 07 TO 09
S$1.21M
S$765 psf · Mar 2026
856D Tampines St 82
EXECUTIVE · 1,572 sqft · Floor 10 TO 12
S$1.21M
S$769 psf · Oct 2026
498J Tampines St 45
EXECUTIVE · 1,582 sqft · Floor 07 TO 09
S$1.21M
S$764 psf · Aug 2025
856E Tampines St 82
EXECUTIVE · 1,625 sqft · Floor 10 TO 12
S$1.20M
S$738 psf · Jun 2025
944 Tampines Ave 5
EXECUTIVE · 1,572 sqft · Floor 10 TO 12
S$1.19M
S$756 psf · Jul 2025
856D Tampines St 82
EXECUTIVE · 1,658 sqft · Floor 10 TO 12
S$1.19M
S$717 psf · Jul 2025
856C Tampines St 82
EXECUTIVE · 1,561 sqft · Floor 10 TO 12
S$1.18M
S$756 psf · Dec 2025
460 Tampines St 42
MULTI-GENERATION · 1,787 sqft · Floor 10 TO 12
S$1.17M
S$655 psf · Apr 2025
Sale prices from URA and HDB transaction records. Sale months are shown, not days.
54,877 transactions in 2025. Every sale in the public record, all-Singapore.
The scale fits the year you picked, so bar heights are not comparable between years — the transaction count above is.
Each band is 25.9% wider than the one below it, so the bands grow with the prices — a band near $500k spans about $130k, one near $5M spans about $1.3M. Labels mark where a band starts. The first bar is everything under $25k and the last is everything above $20M.
D14 ranks highest on yield and volume combined: 3.82% gross yield across 4,392 rental contracts.
| District | Gross yield | Rental contracts |
|---|---|---|
| D14 | 3.82% | 4,392 |
| D1 | 4.08% | 1,816 |
| D5 | 3.44% | 4,070 |
| D2 | 3.99% | 1,688 |
| D3 | 3.42% | 3,460 |
| D8 | 3.67% | 1,721 |
| D18 | 3.48% | 2,791 |
| D19 | 3.31% | 5,107 |
| D9 | 3.04% | 7,784 |
| D15 | 3.08% | 6,587 |
| D4 | 3.61% | 1,711 |
| D7 | 3.98% | 1,408 |
| D16 | 3.38% | 2,963 |
| D22 | 3.62% | 1,646 |
| D25 | 4.36% | 366 |
| D10 | 2.82% | 7,397 |
| D27 | 3.82% | 1,180 |
| D12 | 3.37% | 2,507 |
| D23 | 3.29% | 2,867 |
| D13 | 3.47% | 1,570 |
| D11 | 2.90% | 3,189 |
| D6 | 3.56% | 85 |
| D17 | 3.37% | 1,188 |
| D21 | 2.65% | 2,591 |
| D28 | 3.39% | 716 |
| D20 | 2.91% | 1,585 |
| D26 | 3.08% | 512 |
| D24 | no data | 0 |
Oct 2025–Sept 2026 · URA + REALIS rental contracts against URA private resale prices · gross yield, condo only, EC excluded
Enter an amount and pick a district to see what it becomes at the growth rate new launch buyers there actually saw.
$1,723,879
+$223,879 on $1,500,000 over 5 years
Based on 50,701 matched buy and sell pairs in all districts since 2010, new launch buyers who have sold made a median +2.8% a year, gross of stamp duties, interest and agent fees. Median holding period 7.3 years. 91.6% sold above what they paid.
This is past growth projected forward. It is not a forecast, and it is not your unit.
URA and REALIS caveats · median annualised return of matched new launch buy and sell pairs since Mar 2010 · gross of fees · not a forecast
263 matched pairs are left out of the annualized figures: an annualized return outside −50% to +200% a year, or two sales not provably of the same unit (those are left out of every figure).
The rate is the median annualised return of new launch buyers in that district who have since sold, matching each unit's buy leg to its own later sale. Because both legs are the same unit, it does not move with whichever project happened to launch in a given year. The return is gross: buyer's and additional buyer's stamp duty, seller's stamp duty, loan interest and agent fees are not deducted from it, so the figure above is projected at a gross rate, before those costs. The projection compounds the exact rate, not the rounded one shown beside it.
A pair exists only where a unit has resold, so buyers who are still holding are invisible here, in both directions.
It is a district median across every project, size and floor, and the path people actually lived through included the 2013 to 2017 drawdown that a single rate hides.
Source: matched new launch buy and sell pairs from URA and REALIS caveats, Mar 2010 to Oct 2026, refreshed nightly.
The same house bought and later resold, resold 2015 to Sept 2026, held 1 year or more. 12,643 resales. Medians.
| Type | Per year | Total gain | Lost money |
|---|---|---|---|
Terrace 6,607 resales · median hold 10.0 y | 5.5% | +74% | 3% |
Semi-detached 3,067 resales · median hold 10.8 y | 5.3% | +79% | 4% |
Detached 1,044 resales · median hold 10.3 y | 5.0% | +61% | 10% |
Cluster terrace 1,559 resales · median hold 8.8 y | 2.8% | +24% | 14% |
Cluster semi-D 366 resales · median hold 8.7 y | 1.7% | +14% | 24% |
Terrace and semi-detached houses gained the most, at about 5.5% a year, with detached slightly behind, while cluster (strata) landed gained under 3% a year.
An identical flat in the same block, bought and resold 5 or more years later, resold 2015 to Oct 2026. 39,065 pairs. Medians.
| Type | Per year | Total gain | Lost money |
|---|---|---|---|
2-room 259 pairs · median hold 8.5 y | 3.4% | +33% | 17% |
3-room 3,326 pairs · median hold 9.7 y | 3.3% | +39% | 13% |
4-room 16,982 pairs · median hold 9.8 y | 3.2% | +40% | 10% |
5-room 13,407 pairs · median hold 9.9 y | 2.9% | +38% | 10% |
Executive 5,091 pairs · median hold 10.9 y | 3.2% | +43% | 6% |
Every HDB flat type grew about 3% a year, with no type a clear winner, roughly 2 points a year below landed.
What share of condo sellers walked away in profit — by district, bedroom count and holding period. Exact same-unit matched sales from haio's unit-level records; where we can't verify the bedroom, we say so rather than guess.
86.2% of condo sellers sold at a gross profit · sellers since Mar 1995
Based on 219,692 exact matched sales · gross profit before stamp duties, interest and fees.
Best odds since Mar 1995
Estimate only, not financial advice. A model-generated guide from public data, not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.
Peak: 2007, 166 deals releasing 6,654 units. The pipeline thinned sharply afterwards.
| Year | Deals | Units lost |
|---|---|---|
| 1995 | 7 | 44 |
| 1996 | 13 | 176 |
| 1997 | 8 | 96 |
| 1998 | 0 | 0 |
| 1999 | 6 | 102 |
| 2000 | 5 | 124 |
| 2001 | 1 | 2 |
| 2002 | 5 | 171 |
| 2003 | 10 | 276 |
| 2004 | 9 | 311 |
| 2005 | 35 | 1,543 |
| 2006 | 83 | 4,350 |
| 2007 | 166 | 6,654 |
| 2008 | 9 | 74 |
| 2009 | 5 | 141 |
| 2010 | 40 | 743 |
| 2011 | 46 | 1,332 |
| 2012 | 25 | 535 |
| 2013 | 10 | 240 |
| 2014 | 0 | 0 |
| 2015 | 1 | 45 |
| 2016 | 7 | 600 |
| 2017 | 34 | 2,978 |
| 2018 | 46 | 3,285 |
| 2019 | 4 | 137 |
| 2020 | 6 | 108 |
| 2021 | 14 | 664 |
| 2022 | 9 | 1,593 |
| 2023 | 4 | 121 |
| 2024 | 1 | 255 |
| 2025 | 3 | 42 |
| 2026 | 3 | 500 |
Source: collective-sale (en-bloc) transaction history, 1995–2026. Shows deals concluded + existing units released; new replacement-unit counts are omitted (our coverage of those is too thin to report honestly).
| Year | Project | Redeveloped into | Units | Tenure (pre-sale) | Source |
|---|---|---|---|---|---|
| 2005 | BALMEG COURT | The Peak @ Balmeg | 65 | Freehold | Squarefoot |
| 2006 | AMBERVILLE | Silversea | 168 | 99 Yrs From 01/07/1978 | Squarefoot |
| 2006 | EAST COAST VILLE | Breeze By The East | 60 | Freehold | Squarefoot |
| 2006 | GRANGE TOWER | Grange Infinite | 80 | Freehold | Squarefoot |
| 2006 | PATERSON TOWER | The Marq on Paterson Hill | 72 | Freehold | Squarefoot |
| 2006 | ROSE GARDEN | The Shore Residences | 188 | Freehold | Squarefoot |
| 2006 | SOPHIA COURT | Sophia Residence | 188 | Freehold | Squarefoot |
| 2007 | FARRER COURT | D'Leedon | 618 | 99 Yrs From 01/09/1977 | Squarefoot |
| 2007 | FLAMINGO VALLEY | Flamingo Valley | 185 | Freehold | Squarefoot |
| 2007 | GILLMAN HEIGHTS | The Interlace | 607 | 99 Yrs From 01/07/1985 | Squarefoot |
| 2007 | GRANGEFORD APARTMENT | OUE Twin Peaks | 192 | 99 Yrs From 01/12/1974 | Squarefoot |
| 2007 | GREEN MEADOWS | The Meadows @ Peirce | 200 | Freehold | Squarefoot |
| 2007 | HIMIKO COURT | The Trizon | 176 | Freehold | Squarefoot |
| 2007 | ST PATRICK'S VIEW | St Patrick's Residences | 52 | Freehold | Squarefoot |
| 2009 | DRAGON MANSION1/2 | Spottiswoode 18 | 72 | Freehold | Squarefoot |
| 2011 | DRAGON MANSION2/2 | Spottiswoode Suites | 68 | Freehold | Squarefoot |
| 2011 | HENRY PARK | Parksuites | 64 | 999 Yrs From 06/07/1885 | Squarefoot |
| 2011 | HONG LEONG GARDEN SHOPPING CENTRE | NeWest | 138 | 956 Yrs From 27/05/1928 | Squarefoot |
| 2011 | ST PATRICK'S GARDEN | Seventy St Patrick's | 98 | Freehold | Squarefoot |
| 2013 | KISMIS LODGE | Kismis Residences | 64 | Freehold | Squarefoot |
| 2016 | RAINTREE GARDENS | The Tre Ver | 175 | 99 Yrs From 01/04/1987 | Squarefoot |
| 2016 | SHUNFU VILLE | JadeScape | 358 | 99 Yrs From 01/05/1986 | Squarefoot |
| 2017 | AMBER PARK | Amber Park | 200 | Freehold | Squarefoot |
| 2017 | CHANGI GARDEN | Parc Komo | 84 | Freehold | Squarefoot |
| 2017 | EUNOSVILLE | Parc Esta | 330 | 102 Yrs From 01/02/1986 | Squarefoot |
| 2017 | FLORENCE REGENCY | The Florence Residences | 336 | 103 Yrs From 01/12/1985 | Squarefoot |
| 2017 | RIO CASA | Riverfront Residences | 286 | 104 Yrs From 01/02/1986 | Squarefoot |
| 2017 | ROYALVILLE | Royalgreen | 104 | Freehold | Squarefoot |
| 2017 | SERANGOON VILLE | Affinity at Serangoon | 244 | 100 Yrs From 01/03/1986 | Squarefoot |
| 2017 | TAMPINES COURT2/2 | Treasure at Tampines | 560 | 101 Yrs From 01/12/1985 | Squarefoot |
| 2018 | ASIA GARDENS | Sky Everton | 84 | Freehold | Squarefoot |
| 2018 | BROOKVALE PARK | Ki Residences | 160 | 999 Yrs From 23/03/1885 | Squarefoot |
| 2018 | CAIRNHILL MANSIONS | Klimt Cairnhill | 61 | Freehold | Squarefoot |
| 2018 | CASA MEYFORT | Meyer Mansion | 76 | Freehold | Squarefoot |
| 2018 | CHINATOWN PLAZA | Mondrian Singapore Duxton | 70 | Freehold | Squarefoot |
| 2018 | CITY TOWERS | Perfect Ten | 79 | Freehold | Squarefoot |
| 2018 | DARBY PARK | The Standard, Singapore | 55 | 99 Yrs From 26/01/1993 | Squarefoot |
| 2018 | DUNEARN GARDENS | Pullman Residences Newton | 114 | Freehold | Squarefoot |
| 2018 | GOODLUCK GARDEN | Forett @ Bukit Timah | 210 | Freehold | Squarefoot |
| 2018 | LANDMARK TOWER | The Landmark | 139 | 99 Yrs From 16/06/1980 | Squarefoot |
| 2018 | OLINA LODGE | 15 Holland Hill | 67 | Freehold | Squarefoot |
| 2018 | PACIFIC MANSION | The Avenir | 290 | Freehold | Squarefoot |
| 2018 | PARK HOUSE | Park Nova | 60 | Freehold | Squarefoot |
| 2018 | PARK WEST | Parc Clematis | 436 | 99 Yrs From 08/03/1982 | Squarefoot |
| 2018 | PEARL BANK APARTMENT | One Pearl Bank | 280 | 99 Yrs From 02/06/1970 | Squarefoot |
| 2018 | TULIP GARDEN | Leedon Green | 162 | Freehold | Squarefoot |
| 2020 | 217,219,221,223 GUILLEMARD ROAD/JALAN MOLEK | Mori | 15 | 9999 yrs from 01/01/1962 | Squarefoot |
| 2020 | ADVANCE APARTMENTS | Zyanya | 28 | Freehold | MySgProp |
| 2020 | CASA SOPHIA | Sophia Regency | 12 | Freehold | MySgProp |
| 2020 | YUEN SING MANSION | Gems Ville | 9 | Freehold | MySgProp |
| 2021 | FLYNN PARK | Terra Hill | 72 | Freehold | Squarefoot |
| 2021 | KLASSIC COURT | Claydence | 20 | Freehold | MySgProp |
| 2021 | LA VILLE | Arina East Residences | 40 | Freehold | MySgProp |
| 2021 | Peace Centre/Peace Mansion | The Collective at One Sophia | 319 | 99 Lease | MySgProp |
| 2021 | SURREY POINT | Surrey 21 | 18 | Freehold | MySgProp |
| 2021 | WATTEN ESTATE CONDOMINIUM | Watten House | 104 | Freehold | Squarefoot |
| 2022 | CHUAN PARK | Chuan Park | 446 | 99 yrs from 06/06/1980 | MySgProp |
| 2022 | EURO-ASIA APARTMENTS | The Arcady at Boon Keng | 84 | Freehold | MySgProp |
| 2022 | GLORIA MANSION | The Hillshore | 31 | Freehold | MySgProp |
| 2022 | Golden Mile Complex | Aurea | 718 | 99 Lease | MySgProp |
| 2022 | Lakeside Apartments | The Lakegarden Residences | 120 | 99 Lease | MySgProp |
| 2022 | Park View Mansions | Sora | 160 | 99 Lease | MySgProp |
| 2023 | BAGNALL COURT | Bagnall Haus | 43 | Freehold | MySgProp |
| 2023 | KEW LODGE | Anagram Homes | 11 | Freehold | MySgProp |
| 2023 | MEYER PARK | Meyer Blue | 60 | Freehold | MySgProp |
| 2024 | Thomson View Condo | Thomson Reserve | 255 | 99 Lease | MySgProp |
Showing 66 of 66 deals with a known successor (of 615 total).
A small mark like 2/2 beside a project name means that site went to collective sale more than once — the first number is this attempt's order, the second is the total recorded.