Budget Guides

Best Condos Under $1.5M in Singapore (2026)

Top condos priced below $1.5M ranked by transaction volume, PSF, and location.

Last updated: 2 October 2026

Overview

The Singapore private residential market offers several condominium options for buyers with a budget capped at $1,500,000. Data shows a significant concentration of transactions in District 18, 5, and 19, with Treasure at Tampines recording 1,963 transactions at an average of $1,435.08 psf. Buyers in this price bracket can choose between large-scale leasehold developments and freehold options like Forett@Bukit Timah, which averages $1,999.076 psf.

Market Analysis

Transaction data indicates a wide variance in price per square foot (PSF) across different districts within the $1,500,000 limit. District 18 offers the lowest entry point among high-volume projects at $1,435.08 psf, while District 3's Stirling Residences commands a higher rate of $2,140.122 psf. In District 5, Normanton Park and Parc Clematis show high liquidity with a combined total of 3,206 transactions, priced at $1,816.473 psf and $1,681.726 psf respectively. Freehold properties remain available under this budget, as seen in District 21 where Forett@Bukit Timah recorded 679 transactions. The majority of these high-volume projects commenced their 99-year leases between 2017 and 2019, ensuring significant remaining lease tenure.

Top Projects by Transaction Volume

ProjectDistrictMedian PSFTransactionsTenure
TREASURE AT TAMPINESD18 Tampines, Pasir Ris$1,435.081,96399 yrs lease commencing from 2018
NORMANTON PARKD05 Pasir Panjang, Clementi$1,816.4731,88299 yrs lease commencing from 2019
PARC CLEMATISD05 Pasir Panjang, Clementi$1,681.7261,32499 yrs lease commencing from 2019
THE FLORENCE RESIDENCESD19 Serangoon, Hougang$1,663.7461,23899 yrs lease commencing from 2018
JADESCAPED20 Bishan, Ang Mo Kio$1,779.55396399 yrs lease commencing from 2018
PARC ESTAD14 Geylang, Paya Lebar$1,889.0389099 yrs lease commencing from 2018
TENGAH GARDEN RESIDENCESD24 Lim Chu Kang, Tengah$2,11386399 yrs from 21/04/2025
AFFINITY AT SERANGOOND19 Serangoon, Hougang$1,625.80584699 yrs lease commencing from 2018
RIVERFRONT RESIDENCESD19 Serangoon, Hougang$1,529.91579299 yrs lease commencing from 2018
STIRLING RESIDENCESD03 Queenstown, Tiong Bahru$2,140.12274899 yrs lease commencing from 2017

Buyer Advice

Buyers should evaluate the trade-off between unit size and location, as a $1.5M budget yields different space standards between District 18 ($1,435.08 psf) and District 3 ($2,140.122 psf). For those prioritizing tenure, Forett@Bukit Timah provides a freehold alternative at $1,999.076 psf, though this may result in a smaller floor area compared to leasehold units in District 19. Examining transaction volumes is also recommended, as projects like Normanton Park with 1,882 transactions indicate higher historical secondary market activity.

Frequently Asked Questions

Which condo under $1.5M has the lowest price per square foot?
Treasure at Tampines in District 18 offers the most competitive rate among high-volume projects, with an average price of $1,435.08 psf. This project also recorded the highest transaction volume in the category with 1,963 units sold.
Can I find a freehold condo for less than $1.5 million in Singapore?
Yes, Forett@Bukit Timah in District 21 is a freehold option that fits this budget category, with an average transaction price of $1,999.076 psf. It recorded 679 transactions, demonstrating demand for perpetual ownership in this price range.
What are the most popular District 5 condos for buyers under $1.5M?
Normanton Park and Parc Clematis are the most transacted projects in District 5, with 1,882 and 1,324 transactions respectively. Normanton Park averages $1,816.473 psf, while Parc Clematis is priced slightly lower at $1,681.726 psf.
Is it possible to buy a condo in District 3 for under $1.5 million?
Stirling Residences in District 3 has recorded 748 transactions within this budget range, though it carries a higher average price of $2,140.122 psf. This project features a 99-year lease that commenced in 2017.
How do prices compare between District 19 projects like The Florence Residences and Riverfront Residences?
The Florence Residences averages $1,663.746 psf across 1,238 transactions, whereas Riverfront Residences is priced lower at $1,529.915 psf with 792 transactions. Both developments are 99-year leasehold properties with leases starting in 2018.
What is the average PSF for a condo in District 20 under $1.5M?
Jadescape in District 20 averages $1,779.553 psf and has seen 963 transactions. The development sits on a 99-year lease that commenced in 2018, placing it in the mid-range of PSF prices for this budget category.

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

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