At $2M in CCR, buyers typically land a compact 2-bedroom unit of 700–800 sq ft at $2,400–$2,900 psf. Entry is realistic in D9, D10, D11 via older leasehold and 999-year developments. BSD ~$69,600; foreigners ABSD 60% ($1.2M). Yield 2.5–3.2% gross.
The CCR's sub-$2M two-bedroom pool exists but requires discipline. Three buyer profiles dominate: expat couples on long-term employment passes seeking prime address without overcommitting capital; SC buying first property anchoring lifestyle and rental income; and foreigners from FTA jurisdictions (US, Iceland, Liechtenstein, Norway, Switzerland) who pay same ABSD as SC.
The $2M ceiling requires accepting older tenure, smaller floor plates (often 700–800 sq ft for true 2-bedder), and resale process rather than showflat.
Actionable hunting ground: D9, D10, D11. Median CCR resale PSF 2025–2026 sits at $2,200–$2,900 by tenure/age. New CCR launches priced above $3,000 psf — sub-$2M new-launch 2-bedders are virtually impossible. The opportunity is resale, completed before 2022.
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 $2M 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 $2M 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.
Best-evidenced sub-$2M CCR 2-bedroom candidates Q2 2026:
| Project | District | Tenure | 2BR Size | PSF | Price Range |
|---|---|---|---|---|---|
| Kopar at Newton | D9 | 99-yr (2022) | 700–753 sqft | $2,700–$2,800 | $1.89M–$2.11M |
| Valley Park | D10 | 999-yr | 990–1,163 sqft | $2,055–$2,367 | $2.0M–$2.75M* |
| One Holland Village Residences | D10 | 99-yr (2023) | 689–743 sqft | $2,700–$3,000 | $1.86M–$2.23M |
| 8 Saint Thomas | D9 | Freehold (2019) | 700–750 sqft | $2,500–$2,800 | $1.75M–$2.1M |
| Helios Residences | D9 | Freehold (2011) | 700–860 sqft | $2,200–$2,550 | $1.54M–$2.19M |
* Larger units exceed $2M — filter by 2BR specifically. Kopar at Newton — best-value modern CCR 2-bedder, 4-min walk from Newton MRT.
- Verify ABSD liability first. Foreigners without FTA: 60% ($1.2M on $2M). FTA nationals: 0% on first.
- Run BSD on exact price. $2M = $69,600.
- Prioritise units within 500m of MRT. 10–15% rental premium.
- Check lease remaining on 99-yr projects. Kopar at Newton (2022) has ~95 years.
- Negotiate on older freehold stock (2005–2015).
- Engage conveyancing lawyer early. Budget $2,500–$3,500.
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 $2M CCR condo?
$69,600 (1%×$180K + 2%×$180K + 3%×$640K + 4%×$500K + 5%×$500K).
What ABSD do foreigners pay on a CCR condo in 2026?
60% flat. On $2M = $1.2M. FTA nationals (US, CH, NO, IS, LI) pay same as SC.
Can I use CPF to buy a 99-year leasehold CCR condo?
Yes, provided remaining lease covers youngest buyer to age 95. Kopar at Newton (2022) has ~95 years — comfortably clears.
What gross rental yield can I expect from a CCR 2-bedder around $2M?
2.8–3.2% based on median 2BR rents of $4,500–$5,500 in D9/D10/D11. Net 2.0–2.5%.
Are there freehold CCR 2-bedders genuinely under $2M?
Yes — D9 (River Valley, Cairnhill) and D11 (Newton, Novena) older developments 2005–2015 vintage in $1.6M–$1.95M for compact 700–800 sqft.
Is $2M enough for a 2-bedder in a new CCR launch?
Almost certainly not. New CCR launches 2025–2026 priced $3,000–$3,500+ psf — even compact 700 sqft 2BR exceeds $2.1M.
How does CCR compare to RCR for $2M budget?
$2M RCR: newer/larger 2BR (800–1,000 sqft at $1,800–$2,300 psf). $2M CCR: smaller/older but prestigious address.
Key risks of older CCR condo?
Deferred maintenance (request MCST accounts); en-bloc risk; lease decay for 99-yr stock pre-2000.