Best Condos Under $2M in Singapore (2026)
Most popular condos under $2M with detailed price trends and buyer analysis.
Last updated: 2 October 2026
Overview
The Singapore private residential market maintains a selection of condominium developments with units priced under $2,000,000, primarily concentrated in the Outside Central Region (OCR) and Rest of Central Region (RCR). Data shows that Treasure at Tampines recorded the highest liquidity in this segment with 1,963 transactions, followed by Normanton Park with 1,882 transactions. These projects are characterized by 99-year leasehold tenures with lease commencement dates ranging from 2017 to 2019.
Market Analysis
Price analysis reveals a significant range in unit pricing, from $1,435.08 psf at Treasure at Tampines to $2,208.561 psf at Avenue South Residence. District 5 developments such as Normanton Park ($1,816.473 psf) and Parc Clematis ($1,681.726 psf) represent a middle ground in pricing while contributing a combined 3,206 transactions. In District 19, The Florence Residences and Affinity at Serangoon show price stability between $1,625.805 psf and $1,663.746 psf. Transaction volumes indicate that buyers prioritize developments with large unit counts, as the top four projects each exceeded 1,200 transactions.
Top Projects by Transaction Volume
| Project | District | Median PSF | Transactions | Tenure |
|---|---|---|---|---|
| TREASURE AT TAMPINES | D18 Tampines, Pasir Ris | $1,435.08 | 1,963 | 99 yrs lease commencing from 2018 |
| NORMANTON PARK | D05 Pasir Panjang, Clementi | $1,816.473 | 1,882 | 99 yrs lease commencing from 2019 |
| PARC CLEMATIS | D05 Pasir Panjang, Clementi | $1,681.726 | 1,324 | 99 yrs lease commencing from 2019 |
| THE FLORENCE RESIDENCES | D19 Serangoon, Hougang | $1,663.746 | 1,238 | 99 yrs lease commencing from 2018 |
| JADESCAPE | D20 Bishan, Ang Mo Kio | $1,779.553 | 963 | 99 yrs lease commencing from 2018 |
| PARC ESTA | D14 Geylang, Paya Lebar | $1,889.03 | 890 | 99 yrs lease commencing from 2018 |
| TENGAH GARDEN RESIDENCES | D24 Lim Chu Kang, Tengah | $2,113 | 863 | 99 yrs from 21/04/2025 |
| AFFINITY AT SERANGOON | D19 Serangoon, Hougang | $1,625.805 | 846 | 99 yrs lease commencing from 2018 |
| AVENUE SOUTH RESIDENCE | D03 Queenstown, Tiong Bahru | $2,208.561 | 796 | 99 yrs lease commencing from 2018 |
| RIVERFRONT RESIDENCES | D19 Serangoon, Hougang | $1,529.915 | 792 | 99 yrs lease commencing from 2018 |
Buyer Advice
Buyers limited to a $2,000,000 budget must account for the 53% price-per-square-foot difference between entry-level OCR projects like Treasure at Tampines and RCR projects like Avenue South Residence. It is necessary to evaluate the remaining lease duration, as most high-volume projects in this category have utilized approximately 7 to 9 years of their 99-year lease as of 2026. Investors should note that projects with higher transaction volumes, such as those exceeding 800 units, typically offer more historical price data for future exit planning.
Frequently Asked Questions
Which condo under $2M has the lowest price per square foot?
What are the most popular District 5 condos for buyers under $2M?
Are there city-fringe condos available for less than $2,000,000?
How many transactions have occurred at The Florence Residences?
What is the average price for a condo in District 14 under this budget?
Which projects in District 19 offer options under $2M?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
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