Condo28 September 2026

Cheapest 3-bedroom developer units under $3.6M

Developer asking prices as of 28 Sep 2026 put an available 3-bedroom below $3.6 million in 39 private condo projects, from $1,800,000 at The Shorefront (D17) to $3,551,000 at Meyer Blue (D15). For each one we show the floor plan of the cheapest available unit, what the developer paid for its land and when its ABSD clock runs out, with charts of resale returns in its district.

By haio Research

Two ABSD deadlines fall before the end of 2026

The cheapest 3-bedroom on the list is a 926 sq ft unit at The Shorefront for $1,800,000, and the dearest that still makes the cut is 1,141 sq ft at Meyer Blue for $3,551,000; of the 39, 12 are freehold or 999-year and 7 are already completed. Under IRAS rules, a developer pays 40% Additional Buyer's Stamp Duty (ABSD) on residential land, and 35 of those 40 percentage points are remitted upfront on condition that it completes the project and sells every unit within 5 years of buying the land (land bought from 6 Jul 2018 to 15 Dec 2021, which includes both projects in the table below, was taxed at 30%, with 25 points remitted). Miss that and the remission is clawed back with interest, reduced only if at least 90% of units are sold. On that published rule, two projects on this list reach their date before the end of 2026, and we found no published extension for either. A near deadline may give a developer a reason to price to sell, but it does not tell you how any one developer will respond.


W Residences Marina View (D01)	29 Sep 2026	15 of 683 sold (URA)
The Collective at One Sophia (D09)	3 Dec 2026	268 of 367 unsold

The 39 projects, cheapest 3-bedroom first

Developer asking prices as of 28 Sep 2026. Executive condos are not included.

Condo28 September 2026

Cheapest 3-bedroom developer units under $3.6M

By haio Research

Two ABSD deadlines fall before the end of 2026


W Residences Marina View (D01)	29 Sep 2026	15 of 683 sold (URA)
The Collective at One Sophia (D09)	3 Dec 2026	268 of 367 unsold

The 39 projects, cheapest 3-bedroom first

Developer asking prices as of 28 Sep 2026. Executive condos are not included.

Column	How to read it
Asking price, Size, psf	Asking price is the developer's lowest asking price for a 3-bedroom unit type with at least one unit available. Size is that unit type's range, and psf is the asking price divided by the smallest size in the range. Project by project below, we name the exact unit.
Vela Bay (11)	The cheapest unit, #01-18, is 893 sq ft, so its psf is $2,591, not $2,621. Its completion year reads 2031 in the developer listing, while the developer's expected TOP text says 1H 2029.
ABSD deadline	The base 5-year date: the land purchase date plus 5 years. For government land sale sites we count from URA's award date, and for collective and private sales from the sale contract or caveat date, because the legal execution date is not public. IRAS allows 6 to 12-month extensions in some cases. We could not confirm one for any project here, so a real deadline may be later. Land bought before 8 Dec 2011 carries no deadline.
Developer (as listed), Parent developer	Developer (as listed) is the name on the developer's listing, usually the project company. Parent developer is the group behind it, from URA tender results, company releases and news reports. "n/a" means we could not find it in a source we could check.

Project by project: land, deadline, developer and district

Each project below opens with the floor plan of the cheapest available unit, then a short summary and a table of the unit, its land price, the ABSD deadline and the developer. Where a figure could not be found in a source we could check, it says n/a; nothing is estimated. The land benchmark is the six latest government land sales (GLS) awards for residential sites, all 99-year leases, in the table below; their median is $1,574.50 psf ppr (per sq ft of gross floor area the site allows). A freehold or 999-year site is not like-for-like with these 99-year sites, and a land price paid in 2022 was set in a different market from one paid in 2026. Under each project are haio's interactive Insights charts for its district, freehold against leasehold and returns by bedroom count; they measure annualised returns on condo units bought and later resold.


18 Sep 2026	Lorong Puntong / Sin Ming Avenue	$1,612
4 Sep 2026	New Upper Changi Road	$1,537
7 Aug 2026	Berlayar Drive	$1,515
20 Jul 2026	Bayshore Drive (commercial and residential)	$1,323
23 Jun 2026	River Valley Green (Parcel C)	$1,730
16 Jun 2026	Peck Hay Road	$1,865

1. The Shorefront (D17): the lowest 3-bedroom asking price on the list

Floor plan, The Shorefront. Type B2, 86 sqm / 926 sq ft. Unit #02-05 at $1,800,000.

At $1,800,000, unit #02-05 is the lowest 3-bedroom asking price among the 39, in a block of 23 units on a 999-year lease from 1937.

Item	Detail
Unit	#02-05, type B2 "3 Bedroom + Utility"
Size	926 sq ft
Asking price	$1,800,000
psf	$1,944
Units available	4 of 10 units of this type
Tenure	999-year lease from 1937
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 17, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 17 against Singapore, from haio's Insights engine.

2. Canberra Crescent Residences (D27): land at $792.71 psf ppr, 49.7% below the GLS median

Floor plan, Canberra Crescent Residences. Type 3BR-Sb, 990 sq ft. Unit #02-07 at $1,985,963.

The developer paid $792.71 psf ppr for this site in Aug 2024, 49.7% below the median of the latest GLS awards, and the nearest awards are all higher. Unit #02-07 is the cheapest 3-bedroom at $1,985,963.

Item	Detail
Unit	#02-07, type 3BR-Sb "3 Bedroom Premium"
Size	990 sq ft
Asking price	$1,985,963
psf	$2,006
Units available	13 of 57 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 27, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 27 against Singapore, from haio's Insights engine.

3. Jansen House (D19): the last unit in a 21-unit block

Floor plan, Jansen House. Type B2, 94 sqm / 1,012 sq ft. Unit #02-01 at $2,041,000.

Unit #02-01 is the only unit left in Jansen House, a 21-unit block on 999-year land that obtained TOP on 24 Mar 2026.

Item	Detail
Unit	#02-01, type B2 "3 Bedroom"
Size	1,012 sq ft
Asking price	$2,041,000
psf	$2,017
Units available	The only unit left in the project
Tenure	999-year lease from 1876
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 19, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 19 against Singapore, from haio's Insights engine.

4. Narra Residences (D23): 208 of 540 sold, land 6.0% above the site next door

Floor plan, Narra Residences. Type C2, 872 sq ft. Unit #12-41 at $2,059,000.

Narra Residences launched in Jan 2026, and URA counted 208 of its 540 units sold in Aug 2026. Its land cost 6.0% more per sq ft ppr than the adjacent second Dairy Farm Walk site, awarded on 28 Jan 2026.

Item	Detail
Unit	#12-41, type C2 "3 BEDROOM FLEXI"
Size	872 sq ft
Asking price	$2,059,000
psf	$2,361
Units available	5 of 31 units of this type
Tenure	99-year lease from 2025
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 23, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 23 against Singapore, from haio's Insights engine.

5. The Sen (D21): the group's first 99-year GLS project

Floor plan, The Sen. Type C1, 872 sq ft. Unit #08-30 at $2,097,000.

The Sen, launched on 15 Nov 2025, is SL Capital's first 99-year GLS project among those we found; its earlier projects are freehold. Unit #08-30 is the cheapest 3-bedroom at $2,097,000.

Item	Detail
Unit	#08-30, type C1 "3 Bedroom"
Size	872 sq ft
Asking price	$2,097,000
psf	$2,405
Units available	18 of 90 units of this type
Tenure	99-year lease from 2025
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 21, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 21 against Singapore, from haio's Insights engine.

6. Gems Ville (D14): completed freehold, ABSD date already passed

Floor plan, Gems Ville. Type C1, 105 sqm / 1,130 sq ft. Unit #02-02 at $2,138,000.

Gems Ville completed in Jun 2025, and its 5-year ABSD date passed on 3 Aug 2025 with 10 of its 24 units still listed available.

Item	Detail
Unit	#02-02, type C1 "3 Bedroom"
Size	1,130 sq ft
Asking price	$2,138,000
psf	$1,892
Units available	3 of 6 units of this type
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 14, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 14 against Singapore, from haio's Insights engine.

7. Kassia (D17): land held since the early 1970s, so no ABSD deadline

Floor plan, Kassia. Type (3Y)a, 98 sqm / 1,055 sq ft. Unit #02-34 at $2,145,000.

Kassia is the last of 11 condos in the Flora Drive enclave, on land Hong Leong Group has held since the early 1970s, so IRAS's developer regime for sites bought on or after 8 Dec 2011 does not reach it.

Item	Detail
Unit	#02-34, type (3Y)a "3 Bedroom (with yard)"
Size	1,055 sq ft
Asking price	$2,145,000
psf	$2,033
Units available	16 of 32 units of this type
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 17, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 17 against Singapore, from haio's Insights engine.

8. SORA (D22): 211 of 440 units unsold, ABSD date 28 Jul 2027

Floor plan, SORA. Type C1, 87 sqm / 936 sq ft. Unit #02-04 at $2,148,000.

SORA had 211 of its 440 units unsold in URA's Aug 2026 figures, with its ABSD date on 28 Jul 2027 and no extension found. Unit #02-04 is the last of its 3-bedroom type.

Item	Detail
Unit	#02-04, type C1 "3 Bedroom Deluxe"
Size	936 sq ft
Asking price	$2,148,000
psf	$2,295
Units available	The last unit of this type (1 of 22)
Tenure	99-year lease from 2023
Completion

Bedroom Performance by District

Annualised returns by bedroom count, District 22 against Singapore, from haio's Insights engine.

9. Lentor Gardens Residences (D26): land 18.6% cheaper than Lentoria's next door

Floor plan, Lentor Gardens Residences. Type 3BR P2+S, 90 sqm / 969 sq ft. Unit #01-04 at $2,221,400.

Lentor Gardens Residences launched in Jul 2026 on land bought at $920.03 psf ppr, 18.6% below Lentoria's land next door (Sep 2022) and 28.0% below Lentor Central's (Mar 2026).

Item	Detail
Unit	#01-04, type 3BR P2+S "3 BEDROOM PREMIUM + STUDY". A first-storey unit; #01-05 is the same price.
Size	969 sq ft
Asking price	$2,221,400
psf	$2,292
Units available	8 of 32 units of this type
Tenure	99-year lease from 2025

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 26, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 26 against Singapore, from haio's Insights engine.

10. Lentoria (D26): 250 of 267 sold, the highest land price among the top 10 GLS sites

Floor plan, Lentoria. Type C3, 87 sqm / 936 sq ft. Unit #13-19 at $2,279,000.

Lentoria had 250 of its 267 units sold in Aug 2026. Its Sep 2022 land price of $1,130.05 psf ppr is the highest among the GLS projects in ranks 1 to 10, and its 3-bedroom asks $143 psf more than Lentor Gardens Residences' next door.

Item	Detail
Unit	#13-19, type C3 "3 Bedroom"
Size	936 sq ft
Asking price	$2,279,000
psf	$2,435
Units available	3 of 48 units of this type
Tenure	99-year lease from 2022
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 26, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 26 against Singapore, from haio's Insights engine.

11. Vela Bay (D16): one 3-bedroom at $2,314,000, the next at $2,589,000

Floor plan, Vela Bay. Type 3BR (B) PES, 83 sqm including a 6 sqm private enclosed space. Unit #01-18 at $2,314,000.

Unit #01-18 is the only 3-bedroom at $2,314,000; the next is $2,589,000. Its 893 sq ft includes a 6 sqm private enclosed space, so its psf is $2,591, not the $2,621 in the list above.

Item	Detail
Unit	#01-18, type 3BR (B) PES
Size	893 sq ft, including a 6 sqm private enclosed space
Asking price	$2,314,000
psf	$2,591
Units available	8 of 87 units of this type
Tenure	99-year lease from 2025
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 16, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 16 against Singapore, from haio's Insights engine.

12. Sophia Meadow (D09): a 103-year lease, all 41 units still listed

Floor plan, Sophia Meadow. Type C1P, 78 sqm / 840 sq ft. Unit #01-05 at $2,450,000.

Sophia Meadow sits on a 103-year lease from 15 Mar 2024, and the developer lists all 41 units as available. Its expected TOP of Nov 2029 falls after its ABSD window of 29 Nov 2028 to 15 Mar 2029.

Item	Detail
Unit	#01-05, type C1P
Size	840 sq ft
Asking price	$2,450,000; other 3-bedrooms start at $2,462,000
psf	$2,917
Units available	The developer lists all 41 units as available
Tenure	103-year lease from 15 Mar 2024

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 9, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.

13. Artisan 8 (D20): the last 3-bedroom in a 34-unit freehold block

Floor plan, Artisan 8. Type C1, 95 sqm / 1,023 sq ft. Unit #02-09 at $2,490,000.

Unit #02-09 is the only 3-bedroom left in Artisan 8, a 34-unit freehold mixed-use block, and URA counted 22 of its 34 units sold in Aug 2026.

Item	Detail
Unit	#02-09, type C1
Size	1,023 sq ft
Asking price	$2,490,000
psf	$2,434
Units available	The only 3-bedroom left (1 of 5)
Tenure	Freehold, mixed use
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 20, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 20 against Singapore, from haio's Insights engine.

14. Amberwood At Holland (D10): launched 26 Sep 2026, 188 of 212 units available

Floor plan, Amberwood At Holland. Type C1, 81 sqm / 872 sq ft, including a 5 sqm balcony. Units #03-04, #04-04 and #03-29 at $2,542,000.

Amberwood At Holland launched on 26 Sep 2026, and 188 of its 212 units are available. Three C1 units share the lowest 3-bedroom price of $2,542,000.

Item	Detail
Unit	Type C1; #03-04, #04-04 and #03-29 share this price
Size	872 sq ft, including a 5 sqm balcony
Asking price	$2,542,000
psf	$2,915
Units available	6 of 8 C1 units
Tenure	99-year lease
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 10, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 10 against Singapore, from haio's Insights engine.

15. One Marina Gardens (D01): expected TOP about nine months after the ABSD date

Floor plan, One Marina Gardens. Type 3BR3, 84 sqm / 904 sq ft. Unit #02-03 at $2,559,300.

One Marina Gardens' ABSD date is 11 Jul 2028 and its expected TOP is Apr 2029. A 6-month CORENET X extension, if it applied, would move the date only to about Jan 2029, still before the expected TOP.

Item	Detail
Unit	#02-03, type 3BR3
Size	904 sq ft
Asking price	$2,559,300; the next unit of this type is $2,653,400
psf	$2,831
Units available	45 of 99 units of this type
Tenure	99-year lease from 2023
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 1, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 1 against Singapore, from haio's Insights engine.

16. Hudson Place Residences (D05): land at $1,037 psf ppr, 34.2% under the median

Floor plan, Hudson Place Residences. Type C3, 95 sqm / 1,023 sq ft. Unit #13-11 at $2,586,000.

Hudson Place Residences' land cost $1,037 psf ppr in Mar 2025, 34.2% under the GLS median and 21.7% under Bayshore Drive, the lowest of the six latest awards.

Item	Detail
Unit	#13-11, type C3 "3 BEDROOM PREMIUM"
Size	1,023 sq ft
Asking price	$2,586,000
psf	$2,528
Units available	10 of 36 units of this type; the C1 and C2 3-bedroom plans are sold out
Tenure	99-year lease from 2025

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 5, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.

17. The Hillshore (D05): freehold, ABSD date under four months away

Floor plan, The Hillshore. Type B1, 98 sqm / 1,055 sq ft. Unit #01-06 at $2,588,000.

The Hillshore is FRX Capital's first condominium. Its ABSD date is about 20 Jan 2027, before its expected TOP of Q3 2027, with 43 of 59 units listed available.

Item	Detail
Unit	#01-06 (or #02-06), type B1
Size	1,055 sq ft
Asking price	$2,588,000. Seven 3-bedroom units share this price, from 1,055 to 1,109 sq ft, so $2,334 to $2,453 psf.
psf	$2,453
Units available	43 of 59 units are listed available
Tenure	Freehold

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 5, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.

18. Aurea (D07): Golden Mile Complex site, ABSD date not determinable

Floor plan, Aurea. Type C1, 93 sqm / 1,001 sq ft. Unit #04-36 at $2,666,600.

Aurea sits on the former Golden Mile Complex, bought en bloc for $700 million. Its ABSD date cannot be fixed from public sources: May 2027, Nov 2027 or Nov 2029, depending on which date is counted from.

Item	Detail
Unit	#04-36, type C1
Size	1,001 sq ft
Asking price	$2,666,600; the next C1 is $2,675,700
psf	$2,664
Units available	4 of 28 units of this type. Of 188 units, 52 are listed available and 65 not yet released.
Tenure	99-year lease from 18 Nov 2024

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 7 from haio's Insights engine; the freehold record here is very small.

Bedroom Performance by District

Annualised returns by bedroom count, District 7 against Singapore, from haio's Insights engine.

19. ELTA (D05): 2 of 72 C1 units left, both on level 39

Floor plan, ELTA. Type C1, 86 sqm / 926 sq ft. Unit #39-04 at $2,691,000.

ELTA has 2 of its 72 C1 units left, both on level 39: #39-04 at $2,691,000 and #39-09 at $2,713,000. The C2p 3-bedroom premium is sold out.

Item	Detail
Unit	#39-04, type C1; the other C1 left is #39-09 at $2,713,000
Size	926 sq ft
Asking price	$2,691,000
psf	$2,906
Units available	2 of 72 C1 units; 77 of 501 units listed available
Tenure	99-year lease from 2024

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 5, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.

20. Springleaf Residence (D26): only the large 3-bedroom is left

Floor plan, Springleaf Residence. Type CC2-G, 117 sqm / 1,259 sq ft, including a 20 sqm private enclosed space. Units #01-44 and #01-45 at $2,732,000.

Every ordinary 3-bedroom plan at Springleaf Residence is sold out, and 16 of its 941 units are listed available. The cheapest 3-bedroom left is type CC2-G, whose area includes a private enclosed space.

Item	Detail
Unit	#01-44 or #01-45, type CC2-G "3 Bedroom+Study+Utility"
Size	1,259 sq ft, including a 20 sqm private enclosed space
Asking price	$2,732,000
psf	$2,170. The private enclosed space counts in the area, which is why the psf reads low.
Units available	6 of 8 units of this type; 16 of 941 units listed available
Tenure	99-year lease from 2024

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 26, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 26 against Singapore, from haio's Insights engine.

21. The Arcady at Boon Keng (D12): freehold, 64 of 172 unsold, ABSD date 26 Jul 2027

Floor plan, The Arcady at Boon Keng. Type C3, 101 sqm / 1,087 sq ft. Unit #03-07 at $2,767,000.

The Arcady at Boon Keng had 64 of its 172 units unsold in Aug 2026, and its expected completion of Dec 2028 is later than its ABSD date of 26 Jul 2027.

Item	Detail
Unit	#03-07, type C3 "3 Bedroom Premium"
Size	1,087 sq ft
Asking price	$2,767,000
psf	$2,546
Units available	19 of 31 units of this type
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 12, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 12 against Singapore, from haio's Insights engine.

22. Zyon Grand (D03): land at $1,202 psf ppr, the lowest of its neighbours

Floor plan, Zyon Grand. Type C1, 76 sqm / 818 sq ft. Asking $2,792,000.

Zyon Grand's land cost $1,202 psf ppr in Apr 2024, 7.9% below Zion Road Parcel B next door and 30.5% below River Valley Green Parcel C. The development also has 373 long-stay serviced apartments.

Item	Detail
Unit	Type C1 "3 Bedroom"; unit number n/a
Size	818 sq ft
Asking price	$2,792,000
psf	$3,413
Units available	3 of 59 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 3, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 3 against Singapore, from haio's Insights engine.

23. Atlassia (D15): completed conservation shophouse project, last unit of its type

Floor plan, Atlassia. Type ART NOVEL 3+1, 106 sqm / 1,141 sq ft. Unit #02-04 at $2,804,578.

Atlassia is a completed project of 31 homes and 8 shops on the site of nine conservation shophouses at Joo Chiat Place, with TOP on 15 Nov 2025. Unit #02-04 is the last 1 of 2 of its type.

Item	Detail
Unit	#02-04, type "ART NOVEL 3+1" (3 bedrooms with a study)
Size	1,141 sq ft
Asking price	$2,804,578
psf	$2,458
Units available	The last 1 of 2 of this type
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 15, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 15 against Singapore, from haio's Insights engine.

24. The Collective at One Sophia (D09): ABSD date 3 Dec 2026, 268 of 367 homes unsold

Floor plan, The Collective at One Sophia. Type 3H1, 95 sqm / 1,023 sq ft. Asking $2,832,000.

The Collective at One Sophia had 268 of its 367 homes (73%) unsold in Aug 2026, with its ABSD date on 3 Dec 2026 and expected completion in Dec 2029. The published rule reduces the clawback only at 90% sold or more.

Item	Detail
Unit	Type 3H1 "3 Bed Premium"; unit number n/a
Size	1,023 sq ft
Asking price	$2,832,000
psf	$2,768
Units available	15 of 17 units of this type
Tenure	99-year lease from 2023
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 9, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.

25. The Residences at W Singapore Sentosa Cove (D04): completed in 2011, the lowest psf on the list

Floor plan, The Residences at W Singapore Sentosa Cove. Type B1d, 154 sqm / 1,658 sq ft. Unit #02-13 at $2,907,200.

Completed in 2011, The Residences at W Singapore Sentosa Cove has the lowest psf on the list at $1,753. Two 1,658 sq ft units tie at $2,907,200; the floor plan above is for #02-13.

Item	Detail
Unit	Two units tie at 5 Ocean Way: #02-13 (type B1d) and #02-20 (type B1e)
Size	1,658 sq ft
Asking price	$2,907,200
psf	$1,753
Units available	22 of 86 units of this type
Tenure	99-year lease from 2006
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 4, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 4 against Singapore, from haio's Insights engine.

26. The Orie (D12): a dual-key 3-bedroom, 35 of 777 units unsold

Floor plan, The Orie. Type C3DK, 105 sqm / 1,130 sq ft. Asking $3,024,000.

The Orie's cheapest 3-bedroom is a dual-key layout: a 2-bedroom home plus a studio with its own bath and pantry. 35 of its 777 units were unsold in Aug 2026.

Item	Detail
Unit	Type C3DK "3 Bedroom Dual Key"; unit number n/a
Size	1,130 sq ft
Asking price	$3,024,000
psf	$2,676
Units available	6 of 39 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 12, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 12 against Singapore, from haio's Insights engine.

27. Dunearn House (D11): land 13.2% below the site next door

Floor plan, Dunearn House. Type CP1, 93 sqm / 1,001 sq ft. Asking $3,089,000.

Dunearn House's land cost $1,410 psf ppr in Jul 2025, 13.2% below the second Dunearn Road parcel next door, awarded in May 2026. 153 of its 380 units were unsold in Aug 2026.

Item	Detail
Unit	Type CP1 "3 Bedroom Premium"; unit number n/a
Size	1,001 sq ft
Asking price	$3,089,000
psf	$3,086
Units available	11 of 36 units of this type
Tenure	99-year lease from 2025
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 11, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 11 against Singapore, from haio's Insights engine.

28. J'den (D22): former JCube mall, last unit of its type

Floor plan, J'den. Type C2, 110 sqm / 1,184 sq ft. Asking $3,090,000.

J'den is on the site of the former JCube mall in Jurong East, and 5 of its 368 units were unsold in Aug 2026. Its cheapest 3-bedroom is the last 1 of 73 units of its type.

Item	Detail
Unit	Type C2 "3 Bedroom"; unit number n/a
Size	1,184 sq ft
Asking price	$3,090,000
psf	$2,610
Units available	The last 1 of 73 units of this type
Tenure	99-year lease from 2023
Completion

Bedroom Performance by District

Annualised returns by bedroom count, District 22 against Singapore, from haio's Insights engine.

29. River Green (D09): 2 of 104 units of this type left

Floor plan, River Green. Type C2, 81 sqm / 872 sq ft. Asking $3,123,000.

River Green has 2 of its 104 C2 3-bedroom units left, and 27 of its 524 units were unsold in Aug 2026. Its land cost $1,325 psf ppr, 23.4% below River Valley Green Parcel C, awarded in Jun 2026.

Item	Detail
Unit	Type C2 "3 Bedroom"; unit number n/a
Size	872 sq ft
Asking price	$3,123,000
psf	$3,581
Units available	2 of 104 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 9, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.

30. Parksuites (D10): completed in 2023, 82 of 119 homes unsold at URA's last report

Floor plan, Parksuites. Type C1(dk), 132 sqm / 1,421 sq ft over level 4 and an attic. Asking $3,171,595.

Parksuites obtained TOP in Feb 2023, and 82 of its 119 homes were unsold at Apr 2024, the last month URA reported. Its land contract was signed on 7 Dec 2011, one day before developer ABSD started.

Item	Detail
Unit	Type C1(dk) "3 Bedroom Dual-Key"; unit number n/a
Size	1,421 sq ft over two levels with an attic
Asking price	$3,171,595
psf	$2,232
Units available	The last unit of this plan available
Tenure	110-year lease from 1 Nov 2017

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 10, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 10 against Singapore, from haio's Insights engine.

31. Promenade Peak (D03): land below every recent award in the rest of the central region

Floor plan, Promenade Peak. Type C2, 1,033 sq ft. Unit #34-12 at $3,212,700.

Promenade Peak's land cost $1,304 psf ppr in Aug 2024, below every recent award in the rest of the central region and 8.5% above Zion Road Parcel A next door, now Zyon Grand.

Item	Detail
Unit	#34-12, type C2 "3 BEDROOM"
Size	1,033 sq ft
Asking price	$3,212,700
psf	$3,110
Units available	2 of 80 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 3, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 3 against Singapore, from haio's Insights engine.

32. The Robertson Opus (D09): a 999-year site the developer already owned

Floor plan, The Robertson Opus. Type C6, 990 sq ft. Unit #04-23 at $3,213,000.

The Robertson Opus redevelops Robertson Walk and Fraser Place Robertson Walk, a site Frasers Property already owned, so there was no land purchase to price. 210 of its 348 units were sold in Aug 2026.

Item	Detail
Unit	#04-23, type C6 "3 Bedroom DuoFlex"
Size	990 sq ft
Asking price	$3,213,000
psf	$3,245
Units available	26 of 37 units of this type
Tenure	999-year lease from 1841
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 9, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.

33. Chuan Park (D19): 26 of 916 units unsold, ABSD date depends on the counting basis

Floor plan, Chuan Park. Type C3a, 112 sqm / 1,206 sq ft. Unit #02-26 at $3,234,900.

Chuan Park had 26 of its 916 units unsold in Aug 2026. Its ABSD date is Jul 2027 counted from the sale contract, or 26 May 2028 if IRAS allowed the court approval date. Two plans tie on price; the floor plan above is for #02-26.

Item	Detail
Unit	Two plans tie: #02-26 (type C3a) and #02-30 (type C3-m)
Size	1,206 sq ft
Asking price	$3,234,900
psf	$2,682
Units available	10 of 431 units of this type
Tenure	99-year lease from 2024
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 19, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 19 against Singapore, from haio's Insights engine.

34. River Modern (D09): land 17.9% below River Valley Green Parcel C

Floor plan, River Modern. Type C4, 904 sq ft. Unit #34-04 at $3,375,000.

River Modern's land cost $1,420 psf ppr in Feb 2025, 17.9% below the neighbouring River Valley Green Parcel C, awarded in Jun 2026. 25 of its 455 units were unsold in Aug 2026.

Item	Detail
Unit	#34-04, type C4 "3 Bedroom"
Size	904 sq ft
Asking price	$3,375,000
psf	$3,733
Units available	3 of 210 units of this type
Tenure	99-year lease from 2025
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 9, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.

35. Claydence (D15): completed freehold, ABSD dates passed in 2026

Floor plan, Claydence. Type C2, 1,313 sq ft. Unit #02-02 at $3,413,800.

Claydence completed in Q3 2025 on a freehold plot assembled from three purchases in 2021, and its 5-year ABSD dates fell around end-March 2026 and July 2026. 7 of its 28 units were unsold in Aug 2026.

Item	Detail
Unit	#02-02, type C2 "3 BEDROOM+1 (PREMIUM)"
Size	1,313 sq ft
Asking price	$3,413,800
psf	$2,600
Units available	The last unit of this type (1 of 3)
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 15, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 15 against Singapore, from haio's Insights engine.

36. W Residences Marina View (D01): ABSD date 29 Sep 2026, 15 of 683 homes sold

Floor plan, W Residences Marina View. Type C1, 1,195 sq ft. Unit #17-17 at $3,466,000.

W Residences Marina View reaches its ABSD date on 29 Sep 2026 with 668 of its 683 homes unsold in Aug 2026, and we found no extension.

Item	Detail
Unit	#17-17, type C1 "3 Bedroom"
Size	1,195 sq ft
Asking price	$3,466,000
psf	$2,900
Units available	67 of 68 units of this type
Tenure	99-year lease from 2021
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 1, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 1 against Singapore, from haio's Insights engine.

37. Cape Royale (D04): completed in 2013, sales began in 2022

Floor plan, Cape Royale. Type A3, 156 sqm / 1,679 sq ft. Units #02-08 and #02-09 at $3,520,000.

Ho Bee held and leased Cape Royale's units after the 2013 completion, and sales began in 2022. The developer listing shows 125 of 302 sold.

Item	Detail
Unit	#02-08 and #02-09, type A3 "3BR"
Size	1,679 sq ft
Asking price	$3,520,000
psf	$2,096
Units available	77 of 156 units of this type
Tenure	99-year lease from 2008
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 4, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 4 against Singapore, from haio's Insights engine.

38. Newport Residences (D02): freehold, redeveloped from CDL's own office tower

Floor plan, Newport Residences. Type C1, 980 sq ft. Unit #42-08 at $3,548,000.

Newport Residences is being built on the former Fuji Xerox Towers, which CDL developed and has held since the 1980s, under URA's CBD Incentive Scheme with a 25% gross floor area uplift. 203 of its 246 units were sold in Aug 2026.

Item	Detail
Unit	#42-08, type C1 "3 Bedroom"
Size	980 sq ft
Asking price	$3,548,000
psf	$3,620
Units available	2 of 7 units of this type
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 2, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 2 against Singapore, from haio's Insights engine.

39. Meyer Blue (D15): the only known land price on the list above the GLS median

Floor plan, Meyer Blue. Type CP1, 1,141 sq ft. Unit #02-09 at $3,551,000.

Meyer Blue's land cost $1,668 psf ppr in Feb 2023, 5.9% above the GLS median and the only known land price on the list above it, though this is freehold land set against 99-year GLS sites.

Item	Detail
Unit	#02-09, type CP1 "3BR Premium"
Size	1,141 sq ft
Asking price	$3,551,000
psf	$3,112
Units available	The last unit of this type (1 of 24)
Tenure	Freehold
Completion

Freehold vs Leasehold Returns

Freehold against leasehold returns in District 15, from haio's Insights engine.

Bedroom Performance by District

Annualised returns by bedroom count, District 15 against Singapore, from haio's Insights engine.

Methods and sources

We re-read every private residential project on sale on SingMap's developer board, executive condos excluded, on 28 Sep 2026 between 14:24 and 14:26 SGT. For each, we took the cheapest 3-bedroom unit type with at least one unit available; any type named as 3 bedrooms counts, including + Study, Premium, Dual Key, Flexi and 3+1. 39 projects had one under $3.6 million. Prices are SingMap developer asking prices. Unit numbers and floor plans come from SingMap's unit and floor plan lists, re-read the same afternoon; every unit price matched the list.

Part	Source and method
Land and GLS	URA tender results (haio's ura_land_tenders table, checked against URA's tender annexes and media releases), URA caveats for collective and private sales, and company releases and news reports named in the research notes. The GLS median is of the six latest residential awards shown above. Where a figure came only from a search summary of a page we could not open, we say "reported".
ABSD	IRAS, "Sites for Development of Five or More Residential Units" (page last updated 14 Aug 2026) and "ABSD Housing Developers Remission Timeline Extensions for Complex Projects and CORENET X" (last updated 6 Aug 2026), both read on 28 Sep 2026. All deadlines are base 5-year dates; no project-level extension is published.
Units sold	URA developer sales, latest month reported (Aug 2026 unless stated). Where a project is not in URA's figures, we use the developer listing and say so.
Insights charts	Live charts from haio's Insights engine, placed under every project for its district: freehold against leasehold, and returns by bedroom count. District 22 has no freehold record, so it gets the bedroom chart only. They show annualised returns on condo units bought and later resold, with 4 to 9 year holds unless changed on the chart.
Map	Pins from haio's project coordinates, each checked against OneMap (all 39 within 250 m). Basemap: URA Master Plan 2019 planning areas and regions, data.gov.sg, Singapore Open Data Licence. No third-party map tiles.
Floor plans	Developer plans from SingMap's floor plan list: the plan of each project's cheapest available unit. Where two units tie on price (ranks 25 and 33), the plan shown is for the first unit named.
Not found	Land price psf ppr for 13 projects (ranks 1, 6, 12, 13, 17, 18, 23, 25, 28, 32, 35, 37, 38; for Kassia, rank 7, it does not apply); an ABSD date for 3 (ranks 28, 32, 38), plus rank 18, where it depends on which date IRAS counts from, and rank 23, where only the year is known; the parent developer for rank 6; the exact unit number for 7 (ranks 22, 24, 26, 27, 28, 29, 30); and any project-level ABSD extension. These are gaps in the public record as we could check it, not findings about the projects.

Two ABSD deadlines fall before the end of 2026

The 39 projects, cheapest 3-bedroom first

Two ABSD deadlines fall before the end of 2026

The 39 projects, cheapest 3-bedroom first

Where the 39 sit

Project by project: land, deadline, developer and district

1. The Shorefront (D17): the lowest 3-bedroom asking price on the list

2. Canberra Crescent Residences (D27): land at $792.71 psf ppr, 49.7% below the GLS median

3. Jansen House (D19): the last unit in a 21-unit block

4. Narra Residences (D23): 208 of 540 sold, land 6.0% above the site next door

5. The Sen (D21): the group's first 99-year GLS project

6. Gems Ville (D14): completed freehold, ABSD date already passed

7. Kassia (D17): land held since the early 1970s, so no ABSD deadline

8. SORA (D22): 211 of 440 units unsold, ABSD date 28 Jul 2027

9. Lentor Gardens Residences (D26): land 18.6% cheaper than Lentoria's next door

10. Lentoria (D26): 250 of 267 sold, the highest land price among the top 10 GLS sites

11. Vela Bay (D16): one 3-bedroom at $2,314,000, the next at $2,589,000

12. Sophia Meadow (D09): a 103-year lease, all 41 units still listed

13. Artisan 8 (D20): the last 3-bedroom in a 34-unit freehold block

14. Amberwood At Holland (D10): launched 26 Sep 2026, 188 of 212 units available

15. One Marina Gardens (D01): expected TOP about nine months after the ABSD date

16. Hudson Place Residences (D05): land at $1,037 psf ppr, 34.2% under the median

17. The Hillshore (D05): freehold, ABSD date under four months away

18. Aurea (D07): Golden Mile Complex site, ABSD date not determinable

19. ELTA (D05): 2 of 72 C1 units left, both on level 39

20. Springleaf Residence (D26): only the large 3-bedroom is left

21. The Arcady at Boon Keng (D12): freehold, 64 of 172 unsold, ABSD date 26 Jul 2027

22. Zyon Grand (D03): land at $1,202 psf ppr, the lowest of its neighbours

23. Atlassia (D15): completed conservation shophouse project, last unit of its type

24. The Collective at One Sophia (D09): ABSD date 3 Dec 2026, 268 of 367 homes unsold

25. The Residences at W Singapore Sentosa Cove (D04): completed in 2011, the lowest psf on the list

26. The Orie (D12): a dual-key 3-bedroom, 35 of 777 units unsold

27. Dunearn House (D11): land 13.2% below the site next door

28. J'den (D22): former JCube mall, last unit of its type

29. River Green (D09): 2 of 104 units of this type left

30. Parksuites (D10): completed in 2023, 82 of 119 homes unsold at URA's last report

31. Promenade Peak (D03): land below every recent award in the rest of the central region

32. The Robertson Opus (D09): a 999-year site the developer already owned

33. Chuan Park (D19): 26 of 916 units unsold, ABSD date depends on the counting basis

34. River Modern (D09): land 17.9% below River Valley Green Parcel C

35. Claydence (D15): completed freehold, ABSD dates passed in 2026

36. W Residences Marina View (D01): ABSD date 29 Sep 2026, 15 of 683 homes sold

37. Cape Royale (D04): completed in 2013, sales began in 2022

38. Newport Residences (D02): freehold, redeveloped from CDL's own office tower

39. Meyer Blue (D15): the only known land price on the list above the GLS median

Methods and sources