At a $1.5M ceiling in CCR, buyers typically land a compact 1-bedroom or studio of roughly 450–550 sq ft at $2,700–$3,200 psf. The trade-off is leasehold tenure, ageing facilities in older developments, or a new-launch waitlist — but the CCR address, MRT access, and rental yield of 2.5–3% are hard to replicate at this price point.
The $1.5M CCR buyer is making a strategic entry into Singapore's most prestigious residential precinct, executed with surgical precision on unit size. Districts 9, 10, 11 dominate the CCR core.
The buyer thesis: CCR condos rent to a deep pool of expatriates, finance professionals, and embassy staff who prioritise location over square footage. A 500 sq ft studio in Orchard commands $3,500–$5,000/month — yields that exceed many OCR equivalents on a per-dollar basis. For SC and PR buying first property, no ABSD friction. Foreign buyers face 60% ABSD.
At $1.5M hard cap:
- D9 (River Valley/Orchard): Highest sub-$1.5M leasehold stock. Older 99-yr from 1990s–2010s offer 400–520 sq ft studios at $2,600–$2,900 psf. New launches like River Green start 1BR from $1.2M.
- D11 (Newton/Novena): Slightly better value than D9 on psf. Freehold boutiques occasionally trade below $1.5M.
- D10 (Holland/Tanglin): Almost entirely above $1.5M for any saleable unit size.
- D2/D4 (Tanjong Pagar/Harbourfront): Integrated developments (Altez, Icon) have 1BR around $1.3M–$1.5M.
Median CCR new-launch psf 2025 was ~$3,074 — $1.5M buys ~488 sq ft at median.
Buying a condo under a hard budget ceiling is a different exercise from hunting the best-looking listing — it forces you to rank opportunities by price-to-transaction-credibility rather than marketing polish. This guide filters condos by recent transaction prices inside your target band and shows which projects actually clear at that quantum, not just which ones advertise at it. Use it alongside our Affordability, TDSR, and Stamp Duty calculators to translate any shortlist into a fully-costed offer.
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Looking for a condo under $1.5M in Singapore's Core Central Region? We analysed recent transactions (past 24 months) across Districts 1, 2, 6, 7, 9, 10, 11 to find the best-value options with at least 2 sales under your budget.
Top Condos Under $1.5M in Core Central Region
Buying Tips at This Budget
- At this price point, focus on quantum (total price) rather than PSF — a lower PSF in a less popular facing or floor can be excellent value.
- Check the Stamp Duty Calculator to know your exact upfront costs before committing.
- Use the TDSR Calculator to verify you qualify for the loan amount needed.
- Consider units that just crossed the 5-year SSD period for better negotiation power.
Strongest sub-$1.5M CCR candidates Q1–Q2 2026:
| Project | District | Tenure | Size | PSF | Entry Price |
|---|---|---|---|---|---|
| River Green | D9 | 99-yr LH | 431–506 sqft | $2,780–$3,050 | from $1.20M |
| Orchard Sophia | D9 | Freehold | 484–667 sqft | $2,629–$3,266 | $1.27M–$1.58M |
| Devonshire Residences | D9 | Freehold | 450–600 sqft | $1,636–$2,484 | $0.98M–$1.40M |
| Cairnhill Plaza | D9 | Freehold | 506–700 sqft | $1,950–$2,400 | $1.05M–$1.45M |
| Altez | D2 | 99-yr LH | 431–506 sqft | $2,500–$2,900 | $1.15M–$1.45M |
| The Light @ Cairnhill | D9 | Freehold | 506–700 sqft | $2,448–$2,714 | $1.30M–$1.50M |
The CCR–RCR median psf gap narrowed to 10% in 2025 — tightest since 1995. Rental: 500 sqft 1BR fetches $3,500–$5,000/month. Gross yield 2.8–4.0%, net 2.0–2.8%.
- Lock TDSR first. $1.5M at 75% LTV = $1.125M loan. At 3.8%/25yr ≈ $5,800/month; needs income $10,545+/month.
- Compute full stamp duty stack. BSD on $1.5M = $44,600. SC first: 0% ABSD. PR first: 5% ($75K). SC 2nd: 20%. Foreigner: 60% ($900K).
- Prioritise freehold for 10+ year hold. Older freehold boutiques may show lower psf than new leasehold.
- Inspect maintenance fee and sinking fund. Older CCR can carry $600–$900/month maintenance.
- Run comparative PSF via URA REALIS.
- Target buildings near MRT within 200m walk.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Source: URA REALIS transaction data (past 24 months)
- Only condos with 2+ qualifying transactions included
- PSF = unit price per square foot of strata area
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
How accurate are the prices in this list?
Can I finance a condo at this budget with an HDB loan?
What are the all-in costs beyond the purchase price?
How much is BSD on a $1.5M CCR condo?
$44,600 (tiered).
What ABSD does a foreigner pay?
60% flat. On $1.5M = $900K ABSD. US/Switzerland/Iceland/Liechtenstein/Norway citizens exempt under FTA.
What rental yield can I realistically expect?
Gross 2.8–3.8% for 450–550 sqft studio. Net 2.0–2.8% after costs.
Are there genuinely freehold CCR condos under $1.5M?
Yes — older developments (pre-2015) with smaller floor plates. Devonshire Residences, Cairnhill Plaza, The Vermont on Cairnhill.
What's CCR vs RCR vs OCR?
CCR = prime (D1, 2, 4, 9, 10, 11). RCR = city fringe. OCR = suburbs. At $1.5M: CCR ~500 sqft, RCR ~650–750 sqft, OCR ~800–900 sqft.
How does 75% LTV affect cash requirement?
SC first property: 5% cash ($75K) + 15% balance from CPF/cash ($225K) + 75% bank loan ($1.125M). Total upfront cash: ~$345K.
En-bloc risk in older CCR buildings?
Successful en-bloc delivers 20–40% premium but terminates tenancy. Lower remaining lease (<70 yr) increases urgency.
How accurate are these psf ranges?
Sourced from URA REALIS caveats past 12–24 months. Caveats reflect contracted prices. Verify latest transactions before offer.