Best 3-Bedroom Condos Under $2M in Singapore
Family-sized 3-bedroom condos under $2M with unit size, PSF, and neighbourhood analysis.
Last updated: 2 October 2026
Overview
The Singapore private residential market offers several 3-bedroom options within a $2,000,000 budget, primarily located in the Outside Central Region (OCR) and Rest of Central Region (RCR). Data from recent transactions shows that projects like Treasure at Tampines in D18 and Normanton Park in D5 have recorded high volumes, with 1,963 and 1,882 transactions respectively. These developments are predominantly 99-year leasehold properties with lease terms commencing between 2017 and 2019.
Market Analysis
Price points for family-sized units vary by district, with Treasure at Tampines (D18) offering the lowest average at $1,435.08 psf among the top 10 transacted projects. In contrast, RCR developments such as Avenue South Residence (D3) and Stirling Residences (D3) command higher averages of $2,208.561 and $2,140.122 psf respectively. A $2,000,000 budget allows for larger floor areas in District 19, where projects like Riverfront Residences average $1,529.915 psf. Collectively, the three featured District 19 projects—The Florence Residences, Affinity at Serangoon, and Riverfront Residences—account for 2,876 total 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 should calculate the maximum floor area achievable by dividing the $2,000,000 budget by the specific project's average PSF. For example, at the $1,889.03 psf rate seen at Parc Esta, a unit must be smaller than 1,058 square feet to remain under the $2,000,000 threshold. It is also necessary to note that all top 10 high-volume projects in this price bracket are 99-year leasehold developments with recent lease commencement dates ranging from 2017 to 2019.
Frequently Asked Questions
What is the average PSF for a 3-bedroom condo in Tampines under $2M?
Are there 3-bedroom condos under $2M near the city fringe?
Which district has the highest volume of 3-bedroom transactions under $2M?
Can I find a 3-bedroom condo in D3 for under $2M?
What is the typical lease tenure for these $2M 3-bedroom condos?
How does PSF affect the size of 3-bedroom units under $2M?
This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.
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