At $1M in Singapore's RCR, buyers realistically target 1-bedroom units of 500–650 sq ft at $1,800–$2,200 psf — typically in older 99-year leasehold or freehold projects in Districts 12, 13, 14, and 15. Gross rental yields 3.0–3.8%, making it viable as both first home and yield entry investment.
For an SC buying first private property in 2026, a $1M RCR budget is a narrow but navigable window. RCR covers D3, D5, D8, D12, D13, D14, D15 — between CCR premium and OCR affordability.
SC pays 0% ABSD on first purchase. BSD on $1M is $24,600. 75% LTV bank loan requires ~$250K cash + CPF combined upfront.
At $1,800–$2,200 psf RCR prevailing, $1M buys ~450–555 sq ft. Projects clearing this threshold tend to be freehold boutiques or older 99-yr developments completed 2006–2018 in D12, D14, D15.
RCR districts most likely to yield sub-$1M 1BR stock in 2026:
- D12 (Balestier/Toa Payoh fringe): Older freehold and 999-yr at $1,400–$1,700 psf on 500–615 sqft.
- D14 (Geylang/Paya Lebar): Deepest sub-$1M 1BR pool. 1BR transactions $700K–$1M.
- D15 (Katong/Marine Parade/Siglap): Lifestyle premium. Older freehold 530–580 sqft at $1,500–$1,700 psf.
- D5 (Clementi/West Coast/One-North): 99-yr (Seahill, One-North Residences) 1BR avg $880K–$960K.
- D13 (Potong Pasir/Macpherson): Nin Residence, Suites@Braddell ~$835K–$870K avg 1BR.
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.
Loading chart data...
Looking for a condo under $1M in Singapore's Rest of Central Region? We analysed recent transactions (past 24 months) across Districts 3, 4, 5, 8, 12, 13, 14, 15, 20 to find the best-value options with at least 2 sales under your budget.
Top Condos Under $1M in Rest of 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.
ShiokNest transaction data covering 5,134 RCR 1BR resale sales 2023–2025 shows avg psf $2,308 and avg area 625 sq ft. Sub-$1M segment = lower quartile.
| Project | District | Tenure | TOP | Avg PSF | Avg Size | Avg 1BR Price | Txns |
|---|---|---|---|---|---|---|---|
| EuHabitat | D14 | 99-yr (2010) | 2016 | $1,415 | 542 | ~$767K | 90 |
| Seahill | D5 | 99-yr (2011) | 2016 | $1,531 | 581 | ~$889K | 32 |
| Riverbay | D12 | 999-yr | 2015 | $1,541 | 578 | ~$891K | 18 |
| Guillemard Suites | D14 | Freehold | 2017 | $1,483 | 569 | ~$842K | 13 |
| One-North Residences | D5 | 99-yr (2005) | 2009 | $1,619 | 592 | ~$957K | 16 |
| Guillemard Edge | D14 | Freehold | 2017 | $1,681 | 556 | ~$936K | 9 |
EuHabitat highest liquidity (90 1BR txns). 999-yr Riverbay structurally superior at similar psf. RCR 1BR avg rent $3,221/month → ~4.3% gross at $900K, ~4.0% at $960K.
- Confirm ABSD position. SC first private = 0%.
- Run lease-remaining CPF check.
- Budget for BSD, legal fees. BSD on $1M = $24,600. Total upfront beyond 25% down: ~$27K–$30K.
- Check rental demand proxies. MRT proximity within 800m. Seahill (West Coast), Riverbay (Novena ~1km), Nin Residence (Potong Pasir ~500m).
- Request last 12 months URA REALIS caveats.
- Model the exit. Factor 3-year SSD-free window.
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 BSD on a $1M condo?
$24,600. Formula: 1%×$180K + 2%×$180K + 3%×$640K.
Do I pay ABSD on $1M RCR condo as SC first property?
No. SC first property = 0% ABSD. If owning HDB, must sell within 6 months of private completion.
What LTV can I get?
75% LTV with no existing property loans. Min 5% cash. Total upfront cash + CPF ~$277K.
What gross rental yield can I expect?
RCR 1BR avg rent $3,221/month. On $900K = ~4.3% gross. Net 3.0–3.5% after costs.
Is D14 (Geylang/Paya Lebar) good for yield?
Deepest sub-$1M 1BR RCR pool, strong rental demand. Mixed-use zoning aesthetic but doesn't restrict residential leasing. Paya Lebar rejuvenation is medium-term catalyst.
Are older 99-yr near-TOP projects (2009–2016) still bankable?
Yes, if lease covers youngest buyer to age 95 (CPF) and at least 30 years remain (bank LTV 75%). All seven listed clear both for buyers under 50 in 2026.
Minimum unit size for resale liquidity?
500 sq ft is practical floor. Below 450 sq ft narrows buyer pool and can complicate financing.
Will prices rise or fall 2026–2027?
ShiokNest does not forecast. RCR avg price growth 2–4% p.a. over 2022–2025 per URA PPI. Sub-$1M 1BR niche is supply-constrained.