$800,000 buys a studio or compact 1BR in Singapore's OCR — typically a 99-year leasehold built 1990s–early 2000s, trading at $900–$1,300 psf. Districts 23, 25, and 27 anchor the sub-$800K pool. Buyers gain affordability but must model lease-decay timelines, CPF pro-ration rules, and narrowing buyer pools as remaining leases approach 60 years.
The $800,000 ceiling is meaningful. It is the budget most singles earning $7,000–$9,000/month can sustain under TDSR. New launch OCR prices averaged $1,700–$1,900 psf by early 2026 — sub-$800K new-launch units are practically non-existent. That pushes buyers into the resale market, specifically projects completed 1995–2008.
A 1997-built project carries ~70 years remaining lease in 2026 — enough for most buyers in their 30s to use CPF freely. A 1990-built project sits at ~63 years where CPF pro-ration begins to bite.
Sub-$800K transactions concentrate in three OCR zones: D23 (Bukit Panjang, CCK), D25 (Woodlands, Admiralty), D27 (Sembawang, Yishun). URA Q1 2026 caveats show OCR resale in $650K–$800K averaging $1,050–$1,250 psf for pre-2005 builds.
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 $800K 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 $800K in Outside Central Region
| Condo | District | Avg Price | Avg PSF | Tenure | Txns |
|---|---|---|---|---|---|
| EUPHONY GARDENS | District 27 (Sembawang, Yishun) | $782,500 | $978 psf | 99 yrs lease commencing from 1998 | 2 |
| EDELWEISS PARK CONDOMINIUM | District 17 (Changi, Loyang) | $776,250 | $1,110 psf | Freehold | 2 |
| CANBERRA RESIDENCES | District 27 (Sembawang, Yishun) | $770,000 | $1,176 psf | 99 yrs lease commencing from 2010 | 2 |
| ESTELLA GARDENS | District 17 (Changi, Loyang) | $782,500 | $1,192 psf | Freehold | 2 |
| BOATHOUSE RESIDENCES | District 19 (Punggol, Hougang, Serangoon Gardens) | $795,000 | $1,273 psf | 99 yrs lease commencing from 2011 | 2 |
| THE GREENWICH | District 28 (Seletar) | $768,833 | $1,275 psf | 99 yrs lease commencing from 2009 | 6 |
| SEASTRAND | District 18 (Tampines, Pasir Ris) | $747,214 | $1,279 psf | 99 yrs lease commencing from 2011 | 21 |
| WOODHAVEN | District 25 (Kranji, Woodgrove) | $775,667 | $1,287 psf | 99 yrs lease commencing from 2011 | 3 |
| THE TENNERY | District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | $798,200 | $1,301 psf | 99 yrs lease commencing from 2010 | 5 |
| PARC OLYMPIA | District 17 (Changi, Loyang) | $714,629 | $1,322 psf | 99 yrs lease commencing from 2012 | 3 |
| PALM ISLES | District 17 (Changi, Loyang) | $717,143 | $1,353 psf | 99 yrs lease commencing from 2011 | 14 |
| HILLSTA | District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | $747,931 | $1,354 psf | 99 yrs lease commencing from 2011 | 16 |
| SELETAR PARK RESIDENCE | District 28 (Seletar) | $765,900 | $1,363 psf | 99 yrs lease commencing from 2011 | 10 |
| THE MINTON | District 19 (Punggol, Hougang, Serangoon Gardens) | $752,000 | $1,370 psf | 99-year leasehold | 3 |
| DOUBLE BAY RESIDENCES | District 18 (Tampines, Pasir Ris) | $737,500 | $1,370 psf | 99 yrs lease commencing from 2008 | 2 |
| NINE RESIDENCES | District 27 (Sembawang, Yishun) | $768,000 | $1,373 psf | 99 yrs lease commencing from 2013 | 4 |
| THE MILTONIA RESIDENCES | District 27 (Sembawang, Yishun) | $737,750 | $1,379 psf | 99 yrs lease commencing from 2010 | 4 |
| HEDGES PARK CONDOMINIUM | District 17 (Changi, Loyang) | $687,700 | $1,420 psf | 99 yrs lease commencing from 2010 | 10 |
| ISUITES @ TANI | District 19 (Punggol, Hougang, Serangoon Gardens) | $727,500 | $1,425 psf | 999 yrs lease commencing from 1883 | 2 |
| Q BAY RESIDENCES | District 18 (Tampines, Pasir Ris) | $762,247 | $1,429 psf | 99 yrs lease commencing from 2012 | 23 |
| THE NAUTICAL | District 27 (Sembawang, Yishun) | $700,978 | $1,437 psf | 99 yrs lease commencing from 2011 | 5 |
| THE INFLORA | District 17 (Changi, Loyang) | $669,438 | $1,438 psf | 99 yrs lease commencing from 2012 | 20 |
| THE SANTORINI | District 18 (Tampines, Pasir Ris) | $731,640 | $1,442 psf | 99 yrs lease commencing from 2013 | 17 |
| SKIES MILTONIA | District 27 (Sembawang, Yishun) | $700,750 | $1,447 psf | 99 yrs lease commencing from 2012 | 8 |
| PARC ROSEWOOD | District 25 (Kranji, Woodgrove) | $668,059 | $1,453 psf | 99 yrs lease commencing from 2011 | 53 |
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.
Recurring URA caveat names for sub-$800K OCR transactions 2024–2025:
| Project | District | Tenure (built) | Lease left (2026) | PSF | Size |
|---|---|---|---|---|---|
| Woodsvale | D23 | 99LH (1997) | ~70 yr | $900–$1,050 | 600–750 sqft 1BR |
| Regent Grove | D23 | 99LH (1999) | ~72 yr | $950–$1,100 | 560–700 sqft 1BR |
| Chestervale | D23 | 99LH (1997) | ~70 yr | $880–$1,020 | 700–900 sqft 2BR |
| Woodlands Crescent | D25 | 99LH (2000) | ~73 yr | $820–$980 | 500–650 sqft |
| Northwood | D25 | 99LH (1998) | ~71 yr | $850–$1,000 | 600–750 sqft 1BR |
| Yishun Emerald | D27 | 99LH (2000) | ~73 yr | $870–$1,020 | 560–700 sqft 1BR |
Remaining lease above 65 years is the practical safety floor. Rental yields 4.0–5.2% gross on 600–700 sqft 1BR at $2,200–$2,800/month. Transaction volumes thin — cross-reference 12+ months of caveats.
- Run the lease-decay calculator before shortlisting.
- Check CPF pro-ration limits before making an offer. If remaining lease cannot cover youngest buyer to age 95, CPF is pro-rated.
- Model gross-to-net yield. Maintenance ($350/month) + property tax + 5–8% vacancy.
- Stress-test mortgage at 5% interest. $800K loan at 4%/25yr = ~$4,200/month.
- Request MCST 2-year financial statements. Sinking fund adequacy critical for pre-2000 projects.
- Understand ABSD exposure. SC first property: 0%. SC 2nd: 20% ($160K on $800K). PR first: 5%. Foreigner: 60%.
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 an $800K condo?
Total BSD = $18,600 (1%×$180K + 2%×$180K + 3%×$440K). Payable within 14 days of S&P.
Can I use CPF OA on an older 65-year-lease OCR condo?
Yes, provided remaining lease covers youngest buyer to age 95. For 30-year-old with 65 years remaining, threshold exactly met — full CPF usage permitted.
What is the ABSD for a SC first condo purchase?
0%. Only BSD applies. SC 2nd property: 20%. PR first: 5%. Foreigners: 60%.
Is the rental yield worth it after costs?
Gross yields 4.0–5.2% for OCR 1BR at $780K–$800K. Net yield 2.8–3.8% after maintenance, property tax, vacancy, agent fees.
What happens when lease falls below 60 years?
CPF pro-rated; banks reduce LTV; Bala's Curve shows ~80% of freehold equivalent at 60 yrs, ~74% at 50 yrs.
Any sub-$800K options outside D23/D25/D27?
Occasionally D19, D22. Most D19 resale now above $800K. D24 (Tengah) and D26 are largely new-launch territory.
Should I worry about en-bloc potential?
Real but overstated. Requires 80% owner consent, willing developer, lease top-up fee. For 60–70 year leases, developer appetite is limited.