For digest readers, the four numbers that matter for Singapore private residential in Condos 2m 3m Ocr are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA REALIS for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The price-bracket transaction patterns reading for Singapore private residential reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The Condos 2m 3m Ocr price-bracket digest digest for Singapore private residential sits within a defined cycle context. Price-bracket distribution shifts with policy and rate cycles; ABSD bands at $180K/$360K/$1M/$1.5M/$3M create distinct micro-markets. This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2026-Q1).
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- Price range: $2M–$3M in OCR
- Available condos: 751
- Avg PSF: $1,811 psf
- Total transactions: 12,469
Condos $2M–$3M in OCR
Condos with transactions in the $2M–$3M price range in the OCR segment.
| Condo | District | Segment | Tenure | Avg Price | Avg PSF | Txns |
|---|---|---|---|---|---|---|
| HEDGES PARK CONDOMINIUM | D17 | OCR | 99 yrs lease commencing from 2010 | $2,015,000 | $1,309 psf | 2 |
| NOVO PLACE | D24 | OCR | 99 yrs lease commencing from 2023 | $2,018,400 | $1,736 psf | 15 |
| HILLVIEW PARK | D23 | OCR | Freehold | $2,024,500 | $1,488 psf | 4 |
| CASA FLORA | D16 | OCR | Freehold | $2,030,000 | $1,301 psf | 2 |
| LAGOON VIEW | D15 | OCR | 99 yrs lease commencing from 1977 | $2,040,000 | $1,239 psf | 2 |
| WESTWOOD RESIDENCES | D22 | OCR | 99 yrs lease commencing from 2014 | $2,042,667 | $1,359 psf | 3 |
| OLA | D19 | OCR | 99 yrs lease commencing from 2018 | $2,043,384 | $1,186 psf | 5 |
| NOUVELLE PARK | D19 | OCR | Freehold | $2,052,500 | $1,262 psf | 8 |
| STRATFORD COURT | D16 | OCR | 99 yrs lease commencing from 1995 | $2,060,000 | $1,124 psf | 3 |
| THE ESTUARY | D27 | OCR | 99 yrs lease commencing from 2008 | $2,065,000 | $1,351 psf | 4 |
| COPEN GRAND | D24 | OCR | 99 yrs lease commencing from 2021 | $2,082,719 | $1,362 psf | 32 |
| LANDBAY CONDOMINIUM | D16 | OCR | Freehold | $2,086,000 | $1,685 psf | 3 |
| RIVERCOVE RESIDENCES | D19 | OCR | 99 yrs lease commencing from 2016 | $2,087,313 | $1,700 psf | 8 |
| THE LAKESHORE | D22 | OCR | 99 yrs lease commencing from 2002 | $2,089,333 | $1,351 psf | 3 |
| BLUWATERS 2 | D17 | OCR | 946 yrs lease commencing from 1938 | $2,090,400 | $908 psf | 2 |
| SELETAR PARK RESIDENCE | D28 | OCR | 99 yrs lease commencing from 2011 | $2,090,899 | $1,267 psf | 11 |
| OTTO PLACE | D24 | OCR | 99 yrs lease commencing from 2024 | $2,092,077 | $1,751 psf | 104 |
| THE AMORE | D19 | OCR | 99 yrs lease commencing from 2013 | $2,092,389 | $1,459 psf | 9 |
| EVANIA | D19 | OCR | Freehold | $2,092,500 | $1,496 psf | 2 |
| THE NAUTICAL | D27 | OCR | 99 yrs lease commencing from 2011 | $2,092,667 | $1,100 psf | 3 |
| LAKESIDE TOWER | D22 | OCR | 99 yrs lease commencing from 1975 | $2,094,000 | $540 psf | 2 |
| NORTH GAIA | D27 | OCR | 99 yrs lease commencing from 2021 | $2,095,239 | $1,315 psf | 13 |
| PARC RIVIERA | D5 | OCR | 99 yrs lease commencing from 2015 | $2,098,949 | $1,754 psf | 18 |
| CHOON KIM HOUSE | D19 | OCR | Freehold | $2,099,352 | $1,442 psf | 3 |
| RIVERBANK @ FERNVALE | D28 | OCR | 99 yrs lease commencing from 2013 | $2,099,629 | $1,512 psf | 3 |
| SEAHILL | D5 | OCR | 99 yrs lease commencing from 2011 | $2,100,000 | $1,612 psf | 2 |
| EAST COAST RESIDENCES | D16 | OCR | Freehold | $2,100,000 | $1,512 psf | 2 |
| THE BECCAGAYLE | D15 | OCR | Freehold | $2,100,000 | $1,542 psf | 2 |
| MIDWOOD | D23 | OCR | 99 yrs lease commencing from 2018 | $2,100,891 | $1,675 psf | 55 |
| ARC AT TAMPINES | D18 | OCR | 99 yrs lease commencing from 2011 | $2,106,936 | $1,283 psf | 5 |
| CHILTERN PARK | D19 | OCR | 99 yrs lease commencing from 1991 | $2,107,926 | $1,439 psf | 15 |
| ECOPOLITAN | D19 | OCR | 99 yrs lease commencing from 2012 | $2,111,000 | $1,417 psf | 5 |
| TREASURE CREST | D19 | OCR | 99 yrs lease commencing from 2015 | $2,114,125 | $1,586 psf | 8 |
| DE CASALLE | D15 | OCR | Freehold | $2,121,600 | $1,724 psf | 5 |
| NORTHWAVE | D25 | OCR | 99 yrs lease commencing from 2015 | $2,122,963 | $1,353 psf | 3 |
| THE BAYSHORE | D16 | OCR | 99-year leasehold | $2,123,111 | $1,423 psf | 9 |
| M SUITES | D14 | OCR | Freehold | $2,123,413 | $1,630 psf | 8 |
| H2O RESIDENCES | D28 | OCR | 99 yrs lease commencing from 2010 | $2,124,481 | $1,494 psf | 6 |
| PALM HAVEN | D19 | OCR | 999 yrs lease commencing from 1876 | $2,125,000 | $1,425 psf | 2 |
| THE RAINTREE | D21 | OCR | 99 yrs lease commencing from 2003 | $2,125,000 | $1,475 psf | 4 |
| FABER CREST | D5 | OCR | 99 yrs lease commencing from 1996 | $2,125,000 | $1,218 psf | 7 |
| TRILIVE | D19 | OCR | Freehold | $2,125,040 | $1,828 psf | 2 |
| LAKEPOINT CONDOMINIUM | D22 | OCR | 99 yrs lease commencing from 1983 | $2,125,672 | $733 psf | 4 |
| GRANDEUR 8 | D20 | OCR | 99 yrs lease commencing from 2002 | $2,126,299 | $1,444 psf | 13 |
| SUNRISE GARDENS | D28 | OCR | 99 yrs lease commencing from 1995 | $2,126,667 | $1,042 psf | 3 |
| STRATUM | D18 | OCR | 99 yrs lease commencing from 2012 | $2,126,825 | $1,054 psf | 7 |
| SPRINGDALE CONDOMINIUM | D21 | OCR | 999 yrs lease commencing from 1877 | $2,128,923 | $1,652 psf | 13 |
| ENVIO | D15 | OCR | Freehold | $2,130,000 | $1,017 psf | 2 |
| COMPASS HEIGHTS | D19 | OCR | 99 yrs lease commencing from 2000 | $2,132,698 | $1,084 psf | 7 |
| RIVER ISLES | D19 | OCR | 99 yrs lease commencing from 2012 | $2,135,222 | $1,386 psf | 13 |
District Distribution
| District | Transactions | Condos | Avg Price |
|---|---|---|---|
| D19 (Punggol, Hougang, Serangoon Gardens) | 1,939 | 171 | $2,371,515 |
| D26 (Upper Thomson, Springleaf) | 1,540 | 26 | $2,429,345 |
| D5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | 1,480 | 28 | $2,385,698 |
| D18 (Tampines, Pasir Ris) | 1,439 | 43 | $2,317,994 |
| D16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | 1,243 | 79 | $2,410,944 |
| D23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | 1,133 | 63 | $2,307,034 |
| D15 (Joo Chiat, Amber Road, Katong) | 619 | 113 | $2,380,474 |
| D22 (Jurong) | 518 | 24 | $2,372,124 |
| D24 (Lim Chu Kang, Tengah) | 482 | 4 | $2,297,865 |
| D21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) | 420 | 16 | $2,347,491 |
Bedroom Mix
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| 1 BR | 39 | $2,081,308 | $3,049 psf |
| 2 BR | 964 | $2,205,968 | $2,475 psf |
| 3 BR | 6,468 | $2,337,691 | $2,033 psf |
| 4 BR | 3,398 | $2,416,373 | $1,563 psf |
| 5+ BR | 1,600 | $2,496,763 | $1,009 psf |
The Condos 2m 3m Ocr period’s price-bracket transaction patterns for Singapore private residential reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For Singapore private residential in Condos 2m 3m Ocr, the dispersion across these categories is the more informative reading than the headline median. Use stamp duty calculator for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA REALIS for the per-project caveats and assess which projects in Singapore private residential fall into which category.
The embedded chart for this price-bracket digest digest of Singapore private residential in Condos 2m 3m Ocr visualises the price-bracket transaction patterns trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place Singapore private residential’s Condos 2m 3m Ocr reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether Singapore private residential is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use price heatmap for district-level visual comparison and affordability calculator for direct numeric benchmarking.
Looking ahead from Condos 2m 3m Ocr, the forward variables for Singapore private residential price-bracket transaction patterns are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA REALIS and the MAS SORA dashboard (as of 2026-Q1).
FAQ
How many condos are available $2M–$3M?
What does the Condos 2m 3m Ocr price-bracket digest reading for Singapore private residential indicate?
The reading is a snapshot of transacted activity in Condos 2m 3m Ocr for Singapore private residential on the price-bracket transaction patterns dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2026-Q1).
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether Condos 2m 3m Ocr’s price-bracket transaction patterns reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Methodology & Sources
Figures below are drawn from All years and revised as new data becomes available.
Transaction data sourced from URA REALIS.
- Data: URA REALIS.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.