Budget Guides

Best Condos Under $1M in Singapore (2026)

Data-driven list of the most transacted condos under $1M with PSF analysis and district breakdown.

Last updated: 2 October 2026

Overview

The Singapore private residential market for units under $1,000,000 is primarily concentrated in the Outside Central Region (OCR), specifically Districts 18, 19, 27, and 28. Data indicates that Parc Central Residences (D18) and North Gaia (D27) lead transaction volumes with 613 and 603 sales respectively. Average PSF for these high-volume projects ranges from $1,151.567 at Ola to $1,407.31 at High Park Residences.

Market Analysis

Transaction data reveals a price floor for newer 99-year leasehold developments in the OCR, with projects like Copen Grand (D24) and Tenet (D18) averaging $1,341.165 and $1,385.38 PSF. District 19 remains a high-activity zone, where The Minton (2007 lease) transacts at $1,282.556 PSF compared to the newer Ola (2018 lease) at $1,151.567 PSF. High Park Residences in District 28 recorded 523 transactions at the highest PSF in this set at $1,407.31. Parc Greenwich offers a mid-range entry point at $1,234.284 PSF with a 99-year lease commencing from 2020.

Top Projects by Transaction Volume

Project	District	Median PSF	Transactions	Tenure
PARC CENTRAL RESIDENCES	D18 Tampines, Pasir Ris	$1,176.318	613	99 yrs lease commencing from 2019
NORTH GAIA	D27 Yishun, Sembawang	$1,310.633	603	99 yrs lease commencing from 2021
HIGH PARK RESIDENCES	D28 Seletar, Yio Chu Kang	$1,407.31	523	99 yrs lease commencing from 2014
SOL ACRES	D23 Bukit Batok, Bukit Panjang	$1,393.547	521	99 yrs lease commencing from 2014
OLA	D19 Serangoon, Hougang	$1,151.567	513	99 yrs lease commencing from 2018
COPEN GRAND	D24 Lim Chu Kang, Tengah	$1,341.165	454	99 yrs lease commencing from 2021
TENET	D18 Tampines, Pasir Ris	$1,385.38	411	99 yrs lease commencing from 2021
KINGSFORD WATERBAY	D19 Serangoon, Hougang	$1,371.427	406	99 yrs lease commencing from 2014
PIERMONT GRAND	D19 Serangoon, Hougang	$1,132.482	395	99 yrs lease commencing from 2018
PARC GREENWICH	D28 Seletar, Yio Chu Kang	$1,234.284	395	99 yrs lease commencing from 2020

Buyer Advice

Buyers targeting the $1,000,000 threshold must calculate the maximum floor area based on PSF variations; for instance, a $1,000,000 budget at High Park Residences ($1,407.31 PSF) limits size to approximately 710 sq ft. Consideration should be given to lease decay, as the data includes developments ranging from 2007 lease commencement at The Minton to 2021 at North Gaia and Tenet. Reviewing transaction volumes, such as the 521 units sold at Sol Acres, provides an indicator of secondary market liquidity for specific districts.

Frequently Asked Questions

Which condo under $1M has the highest transaction volume in Singapore?

Parc Central Residences in District 18 recorded the highest volume with 613 transactions. It features a 99-year lease commencing from 2019 and an average price of $1,176.318 PSF.

What is the average PSF for a condo under $1M in District 19?

In District 19, Ola averages $1,151.567 PSF, while Kingsford Waterbay and The Minton average $1,371.427 PSF and $1,282.556 PSF respectively. These projects represent a significant portion of the budget-friendly transaction volume with over 1,300 combined sales.

Are there new leasehold condos available for under $1M?

Yes, several developments with leases commencing in 2021 are transacting in this price range, including North Gaia at $1,310.633 PSF and Tenet at $1,385.38 PSF. Copen Grand in District 24 also recorded 454 transactions with a 2021 lease start date.

How does the PSF compare between District 27 and District 28 for budget condos?

North Gaia in District 27 averages $1,310.633 PSF. In District 28, High Park Residences transacts at a higher $1,407.31 PSF, while Parc Greenwich is lower at $1,234.284 PSF.

What is the oldest leasehold project among the most transacted condos under $1M?

The Minton in District 19 has the oldest lease in this data set, commencing in 2007. Despite the older lease, it maintained 395 transactions at an average price of $1,282.556 PSF.

Can I find a condo under $1M in District 23?

Sol Acres in District 23 is a high-volume option with 521 transactions recorded. The project has a 99-year lease commencing from 2014 and an average price of $1,393.547 PSF.

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

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