Looking for the most affordable 2-bedroom condos in District 18 (Tampines, Pasir Ris)? This list ranks the 12 projects with the lowest transacted 2-bedroom prices over the 12 months from Jul 2025, straight from URA caveat data. Each row shows the project's cheapest recent sale — a realistic floor for what it takes to get in.
The 2-bedroom shortlist in District 18 (Tampines, Pasir Ris)
Ranked from cheapest transacted price. A lower price often reflects an older lease, a smaller floor plan or a lower floor — cross-check the size and tenure columns before drawing conclusions.
| # | Condo | District | Cheapest sale | PSF | Size | Tenure | When |
|---|---|---|---|---|---|---|---|
| 1 | MELVILLE PARK | D18 | $88K | $940 | 936 sqft | 99-yr | Sep 2025 |
| 2 | WATERCOLOURS | D18 | $98K | $1,247 | 786 sqft | 99-yr | Nov 2025 |
| 3 | SEA HORIZON | D18 | $995K | $1,249 | 797 sqft | 99-yr | Jul 2026 |
| 4 | D'NEST | D18 | $1M | $1,290 | 775 sqft | 99-yr | Aug 2025 |
| 5 | NV RESIDENCES | D18 | $1.01M | $1,360 | 743 sqft | 99-yr | Aug 2025 |
| 6 | RIPPLE BAY | D18 | $1.04M | $1,342 | 775 sqft | 99-yr | Dec 2025 |
| 7 | SEA ESTA | D18 | $1.05M | $1,277 | 818 sqft | 99-yr | Dec 2025 |
| 8 | THE SANTORINI | D18 | $1.05M | $1,435 | 732 sqft | 99-yr | Jun 2026 |
| 9 | STRATUM | D18 | $1.07M | $1,401 | 764 sqft | 99-yr | Oct 2025 |
| 10 | ARC AT TAMPINES | D18 | $1.08M | $1,332 | 807 sqft | 99-yr | Jun 2026 |
| 11 | LIVIA | D18 | $1.1M | $1,246 | 883 sqft | 99-yr | May 2026 |
| 12 | SEASTRAND | D18 | $1.12M | $1,269 | 883 sqft | 99-yr | Dec 2025 |
An entry price is only the start. Use the mortgage, stamp-duty and affordability calculators to turn a headline price into a real monthly commitment before you shortlist.
Frequently Asked Questions
What is the cheapest 2-bedroom condo in District 18 (Tampines, Pasir Ris)?
Based on URA caveats over the 12 months from Jul 2025, MELVILLE PARK recorded the lowest 2-bedroom sale at $88K. The full shortlist is in the table above.
Why are some of these condos so much cheaper than others?
Entry price is driven by lease remaining, unit size, floor and location. A cheap headline figure often points to a compact, lower-floor or older-lease unit — which is exactly what a budget-first buyer is looking for, but worth confirming against the size and tenure columns.
How current is this list?
It refreshes from the latest URA caveats, covering transactions over the 12 months from Jul 2025. Because it is an evergreen "right now" list, it updates in place as new sales are recorded rather than being archived month by month.
Methodology & Sources
The dataset behind this report spans caveats over the 12 months from Jul 2025; we refresh it every month.
Transaction data sourced from URA.
- Rankings use the lowest transacted price per project for the selected bedroom count over the trailing 12 months of URA caveat data.
- One row per project (its cheapest qualifying sale). Prices are raw caveat figures before stamp duty and financing.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.