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Data-backed answers from Singapore's transaction record. Every chart is built on public government data; nothing here is filtered for what you want to hear.
Condo · All districts · 4–9 years held · median CAGR (annualized return) · gross, before stamp duty · resales from 20 Feb 2010
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
53,906
Peak · 2025
53,906
2026 so far
33,382partial
The latest quarter (2026 Q3) 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 · 9,991 of 10,922 condo sales carry unit-level bedroom data (91%). Bedrooms are recorded, never guessed from floor area.
+3.2% avg. annualized return, middle-third floors · held 4–9 years
Based on 39,861 exact matched resales · same repeat-sale method as Bedroom Performance.
All Singapore, by floor third
$1M–$1.5M: share of purchases by property class
+5,282 more in other districts
OCR is running hottest (+2.2% last quarter) while CCR is the softest (+0.6%) — read straight off the official URA price index, 1Q2026.
Index rebased to 100 at 1Q2023 · tooltip shows the raw URA index
Walk-to-MRT units (≤5 min (≤400m)) carry a median +34% PSF over the furthest band: $1,462 → $1,958.
| Walk to MRT | Median PSF | Transactions |
|---|---|---|
| ≤5 min (≤400m) | $1,958 | 44,006 |
| 5-10 min (400-800m) | $1,736 | 41,606 |
| 10-15 min (800-1200m) | $1,487 | 16,766 |
| >15 min (>1200m) | $1,462 | 11,543 |
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 +63% PSF over the ground band (Ground (1-5)): $1,569 → $2,563.
| Floor band | Median PSF | Transactions |
|---|---|---|
| Ground (1-5) | $1,569 | 49,093 |
| Low-mid (6-10) | $1,696 | 34,833 |
| Mid (11-15) | $1,749 | 24,634 |
| High (16-20) | $2,006 | 12,574 |
| Higher (21-30) | $2,275 | 10,212 |
| Sky (31+) | $2,563 | 4,736 |
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.
When yearly completions run above ~20,000, new supply tends to weigh on prices; when they fall below ~10,000, scarcity supports them. URA expects 6,955 units in 2026 (forecast).
| Year | Units | Type |
|---|---|---|
| 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 | 6,955 | Forecast |
| 2027 | 10,021 | Forecast |
| 2028 | 10,701 | Forecast |
| 2029 | 13,028 | Forecast |
Source: URA Real Estate Statistics · private residential (incl. Executive Condominiums) · completions by year. Forecast years are URA’s expected completions, never an estimate of ours.
999÷FH ratio (years where both tenures are served)
Quietest month: Dec (14,500 deals), thinner competition. Busiest: Jul (24,595).
| Month | Transactions | Median PSF |
|---|---|---|
| Jan | 16,501 | $1,563 |
| Feb | 16,077 | $1,523 |
| Mar | 23,395 | $1,546 |
| Apr | 22,692 | $1,586 |
| May | 21,706 | $1,519 |
| Jun | 17,268 | $1,524 |
| Jul | 24,595 | $1,558 |
| Aug | 21,025 | $1,548 |
| Sep | 18,234 | $1,520 |
| Oct | 19,854 | $1,551 |
| Nov | 19,870 | $1,645 |
| Dec | 14,500 | $1,503 |
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$1.24M
856F Tampines St 82
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
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
856D Tampines St 82
EXECUTIVE · 1,572 sqft · Floor 10 TO 12
S$1.17M
S$744 psf · May 2026
460 Tampines St 42
MULTI-GENERATION · 1,787 sqft · Floor 10 TO 12
S$1.17M
S$655 psf · Apr 2025
938 Tampines Ave 5
EXECUTIVE · 1,572 sqft · Floor 04 TO 06
S$1.16M
S$737 psf · Jan 2026
Sale prices from URA and HDB transaction records. Sale months are shown, not days.
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.
85.3% of condo sellers sold at a gross profit · sellers since Feb 1995
Based on 261,606 exact matched sales · gross profit before stamp duties, interest and fees.
Best odds since Feb 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 | 33 | 2,764 |
| 2018 | 45 | 3,185 |
| 2019 | 6 | 342 |
| 2020 | 6 | 147 |
| 2021 | 12 | 342 |
| 2022 | 4 | 575 |
| 2023 | 5 | 125 |
| 2024 | 0 | 0 |
| 2025 | 1 | 9 |
| 2026 | 2 | 362 |
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 | 288 | 99 Yrs From 02/06/1970 | Squarefoot |
| 2018 | TULIP GARDEN | Leedon Green | 164 | Freehold | Squarefoot |
| 2019 | CASA SOPHIA | Sophia Regency | 12 | Freehold | MySgProp |
| 2019 | LIANG COURT | CanningHill Piers | 193 | 97 Yrs From 02/04/1980 | Squarefoot |
| 2020 | 217,219,221,223 GUILLEMARD ROAD/JALAN MOLEK | Mori | 60 | 9999 yrs from 01/01/1962 | Squarefoot |
| 2020 | ADVANCE APARTMENTS | Zyanya | 28 | 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 | 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 |
| 2023 | BAGNALL COURT | Bagnall Haus | 43 | Freehold | MySgProp |
| 2023 | KEW LODGE | Anagram Homes | 11 | Freehold | MySgProp |
| 2023 | MEYER PARK | Meyer Blue | 60 | Freehold | MySgProp |
Showing 62 of 62 deals with a known successor (of 604 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.