Best Condos Under $3M in Singapore (2026)
Premium condos under $3M across all districts with investment potential analysis.
Last updated: 3 October 2026
Overview
The $3,000,000 price ceiling accommodates a diverse range of 99-year leasehold developments across Singapore, with transaction volumes in top projects ranging from 748 to 1,963 units. Price points in this segment vary significantly by location, from $1,435.08 psf in District 18 to $2,208.56 psf in District 3. The data indicates that high-volume developments typically feature lease commencement dates between 2017 and 2019.
Market Analysis
Market data shows that Treasure at Tampines (D18) maintains the highest transaction volume at 1,963 units with an average price of $1,435.08 psf. In District 5, Normanton Park and Parc Clematis have recorded 1,882 and 1,324 transactions respectively, with Normanton Park commanding a higher average of $1,816.47 psf. District 3 projects such as Avenue South Residence and Stirling Residences show higher entry costs, exceeding $2,100 psf. District 19 remains a high-activity zone with three major projects—The Florence Residences, Affinity at Serangoon, and Riverfront Residences—averaging between $1,529.92 and $1,663.75 psf.
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 should evaluate the trade-off between location and unit size, as PSF rates in District 3 are approximately 53% higher than in District 18. Transaction volume is a critical metric for liquidity, with projects like Treasure at Tampines and Normanton Park showing the highest market circulation. It is also necessary to factor in the remaining lease duration, as most high-performing projects in this category have leases that commenced between 2017 and 2019.
Frequently Asked Questions
What is the most affordable district for condos under $3M based on PSF?
Which condo under $3M has the highest transaction volume in Singapore?
What are the price trends for District 3 condos under $3M?
How do D5 condos like Normanton Park and Parc Clematis compare in price?
Are there many sub-$3M condo options in District 19?
What is the typical lease profile for condos in the $3M budget range?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
Related Guides
Best Condos Under $1M in Singapore (2026)
Data-driven list of the most transacted condos under $1M with PSF analysis and district breakdown.
Best Condos Under $2M in Singapore (2026)
Most popular condos under $2M with detailed price trends and buyer analysis.
Best Condos Under $1.5M in Singapore (2026)
Top condos priced below $1.5M ranked by transaction volume, PSF, and location.
Best HDB Resale Flats Under $500K (2026)
Most affordable HDB resale flats by town, flat type, and recent transaction data.