Singapore's RCR at $800K typically buys a studio or compact 1BR of 400–500 sqft in older or boutique developments. D14 (Geylang/Eunos/Paya Lebar) freehold boutiques at $1,500–$1,700 psf dominate this segment. 4%+ gross rental yields offset compact unit size; freehold tenure strongly preferred at this quantum.
Singapore's Rest of Central Region (RCR) commands a premium for MRT connectivity, urban amenities, and rental demand. For buyers with budgets of $800,000 or below, the RCR requires laser focus: at 2025 resale PSF averages of S$2,000–$2,200, that budget buys a studio or compact one-bedroom of approximately 400–500 sqft in older or boutique developments, or a sub-500 sqft unit in a freehold project in D14.
The trade-off is real — city-fringe location, 4%+ gross yields, but sacrifice space and sometimes lease tenure.
RCR new-launch PSFs ~$2,703 psf early 2026; resale $1,600–$2,000 psf. D14 dominates sub-$800K:
- Highest concentration of freehold boutique condos (10–100 units) in RCR.
- Older projects at $1,200–$1,600 psf put studio units at $480K–$750K.
- CRL extension and Paya Lebar 2.0 are long-term catalysts.
- D14 gross yields exceed 4% (vs RCR avg 3.0–3.8%).
D12 (Balestier/Toa Payoh) alternative — older 99-yr leasehold resales + handful of freehold along Balestier Road at $1,500–$1,700 psf.
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 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 $800K 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.
Curated sub-$800K RCR freehold options (PSF Q1 2026):
| Project | District | Tenure | Units | PSF | Size | Entry Price |
|---|---|---|---|---|---|---|
| Suites @ Changi | D14 | Freehold | 44 | $1,002–$1,480 | 430–500 sqft | $500K–$720K |
| Centra Studios | D14 | Freehold | 51 | ~$1,400–$1,500 | ~430 sqft | ~$700K–$760K |
| Pavilion Square | D14 | Freehold | 42 | $1,530–$1,580 | 388–450 sqft | $600K–$720K |
| Rezi 24 | D14 | Freehold | ~72 | $1,703–$2,250 | ~420 sqft | $715K–$800K |
| Zyanya | D14 | Freehold | 34 | $1,767–$2,141 | 441 sqft | $780K–$800K+ |
| 348 Balestier | D12 | Freehold | 154 | ~$1,500–$1,600 | ~450 sqft | $675K–$750K |
Suites @ Changi widest value band. Centra Studios investor-grade. Pavilion Square competitive freehold stack. Rezi 24 newer, edges at $800K. Zyanya newest (TOP 2025). 348 Balestier — D12 alternative avoids Geylang bank financing restrictions.
- Verify Geylang bank financing. Several major banks limit LTV at specific Lorong addresses. Confirm full loan quantum with mortgage broker before OTP.
- Plan for small-unit resale liquidity. Sub-500 sqft narrow buyer pool, longer marketing.
- Prioritise freehold tenure at this budget over 99-yr.
- Inspect boutique development management. Sub-50 unit projects = thin sinking funds. Request 2 years AGM minutes.
- Don't bank on near-term rejuvenation capital uplift.
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 $800K?
$18,600 (1%×$180K + 2%×$180K + 3%×$440K). Payable within 14 days of OTP exercise.
What ABSD for SC first property at this quantum?
0% ABSD. SC 2nd property: 20% ($160K on $800K). PR first: 5%. Foreigner: 60%.
Can foreigners buy sub-$800K RCR condos?
Foreigner ABSD 60% on $800K = $480K — effectively prices most foreigners out unless structured via FTA remission.
What LTV for first private property?
75% with no outstanding housing loans. Min 5% cash. Total upfront cash + CPF ~$277,600.
What gross rental yield can I expect?
D14 4–5% gross on studio units near $2,200/month. Net 2.5–3.5% after costs.
Is it better to buy new launch or resale at this budget?
Sub-$800K new launches rare. Resale market is primary path.
Do I need to sell HDB before buying private condo?
No, but holding both triggers 20% ABSD (SC) or 30% (PR). Many time HDB sale to avoid.