A $1 million budget in Singapore's OCR typically secures a 1-bedroom unit of 450–650 sq ft or a compact 2-bedroom at $1,500–$2,000 psf in 99-year leasehold projects across D19 (Sengkang/Punggol), D22 (Jurong), D18 (Pasir Ris), and D23 (Choa Chu Kang). Gross rental yields range 3.5–5.0%.
The $1 million condo threshold is the upper edge of what a single income earner or young couple can realistically finance under MAS TDSR. The OCR is where that budget does the most work. SC buyers of first private property pay zero ABSD, making entry significantly lower than for second-property investors. PRs pay 5% on first purchase.
The OCR sub-$1M hunting ground:
- D19 (Sengkang, Punggol, Hougang): North-East growth corridor, two MRT lines, future CRL stations 2031.
- D22 (Jurong, Boon Lay): Western hub with Jurong Lake District transformation.
- D18 (Tampines, Pasir Ris): Mature estate, large catchment, Pasir Ris MRT CRL operational.
- D23 (Bukit Panjang, CCK): HDB-heavy surroundings compress condo PSF.
- D27 (Yishun, Sembawang): Northern fringe with lowest absolute prices.
Bank financing capped at 75% LTV (first property, no outstanding loans), min 5% cash down. BSD on $1M is $24,600 per IRAS.
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 $1M in Singapore's Outside Central Region? We analysed recent transactions (past 24 months) across Districts 16, 17, 18, 19, 21, 22, 23, 24, 25, 26, 27, 28 to find the best-value options with at least 2 sales under your budget.
Top Condos Under $1M in Outside 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 3-year SSD period for better negotiation power.
Based on URA REALIS data and listings as of early 2026:
| Project | District | Tenure | Approx PSF | Sub-$1M Unit |
|---|---|---|---|---|
| Parc Riviera | D22 | 99-yr | $1,450–$1,600 | 1BR ~500 sqft from ~$750K; 2BR from ~$980K |
| The Poiz Residences | D13 | 99-yr | $1,600–$1,750 | 1BR from ~$700K; 2BR from ~$900K |
| Urban Vista | D16 | 99-yr | $1,400–$1,550 | 2BR ~680 sqft under $1M |
| Watercolours | D18 | 99-yr | $1,250–$1,380 | 2BR from ~$750K |
| Kingsford Waterbay | D19 | 99-yr | $1,350–$1,500 | 1BR from ~$700K; 2BR from ~$900K |
| The Criterion (EC) | D27 | 99-yr | $1,100–$1,250 | 3BR under $1M on resale |
A 2BR at $900K renting at $2,800/month yields ~3.73% gross — broadly in line with EdgeProp OCR benchmarks of 3.5–5.0% for sub-$1M units.
- Stress-test borrowing limit first. $750K loan at 4%/25yr = ~$3,950/month. TDSR cap 55%.
- Verify BSD and ABSD liability. SC first property: 0% ABSD. PR: 5%. SC 2nd: 20%.
- Shortlist by MRT proximity. OCR condos within 500m command 8–15% PSF premium.
- Run lease decay check. Sub-70-year remaining limits HDB upgrader pool.
- Compare gross yield vs financing cost. Break-even gross yield ~3.0% at 4% mortgage on 75% LTV.
- Engage CEA agent for caveat verification.
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?
What is the BSD on a $1 million property?
BSD on $1,000,000 is $24,600 (1%×$180K + 2%×$180K + 3%×$640K). Payable within 14 days of OTP exercise.
What is the monthly mortgage on a $750,000 loan?
At 4%/25yr, approximately $3,950/month. At 3.5%/30yr, ~$3,370. TDSR requires household income ~$7,200–$9,000.
Can foreigners buy OCR condos under $1M?
Yes, but foreigner ABSD is 60% — adding $600,000 to a $1M purchase. Effectively prices most foreigners out of sub-$1M investment thesis.
What LTV applies to a first private property?
75% from a bank for buyers with no outstanding housing loans. Min 5% cash down. With existing HDB loan, LTV drops to 45%.
What gross rental yield can I expect?
OCR 1BR-2BR units in $700K–$1M typically yield 3.5–5.0% gross. Net yield 2.5–3.5% after costs.
Do I need to sell my HDB before buying a private condo?
No — but holding both triggers 20% ABSD (SC) or 30% (PR). Many time the private purchase with HDB sale to avoid.
Which OCR districts offer the best capital appreciation?
D19 (Punggol/Hougang) — CRL and PDD catalysts; D22 (JLD) — largest regeneration outside city centre; D18 (Pasir Ris) — CRL operational.