For digest readers, the four numbers that matter for Singapore private residential in Condos 5m 10m 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 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 5m 10m 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: $5M–$10M in OCR
- Available condos: 177
- Avg PSF: $1,749 psf
- Total transactions: 1,212
Condos $5M–$10M in OCR
Condos with transactions in the $5M–$10M price range in the OCR segment.
| Condo | District | Segment | Tenure | Avg Price | Avg PSF | Txns |
|---|---|---|---|---|---|---|
| DEDAP GARDENS | D28 | OCR | 999 yrs lease commencing from 1879 | $5,100,000 | $1,022 psf | 2 |
| TEACHERS' HOUSING ESTATE | D26 | OCR | 999 yrs lease commencing from 1885 | $5,126,250 | $2,054 psf | 4 |
| PAVILION PARK | D23 | OCR | Freehold | $5,147,222 | $1,762 psf | 4 |
| APOLLO GARDENS | D16 | OCR | Freehold | $5,232,815 | $1,344 psf | 6 |
| COMFORT GARDEN | D23 | OCR | Freehold | $5,255,000 | $1,323 psf | 4 |
| KEW PLACE | D16 | OCR | Freehold | $5,256,296 | $1,602 psf | 3 |
| LUXUS HILLS | D28 | OCR | 999 yrs lease commencing from 1879 | $5,278,569 | $2,400 psf | 10 |
| FLORIDA PARK | D28 | OCR | Freehold | $5,288,667 | $1,568 psf | 3 |
| LILAC PARK | D28 | OCR | Freehold | $5,316,667 | $1,565 psf | 3 |
| THE HACIENDA | D15 | OCR | Freehold | $5,325,000 | $1,689 psf | 2 |
| SOUTH UNION PARK | D15 | OCR | Freehold | $5,330,000 | $1,910 psf | 2 |
| VELA BAY | D16 | OCR | 99 years leasehold | $5,331,373 | $3,242 psf | 3 |
| BEDOK RIA | D16 | OCR | Freehold | $5,354,500 | $1,423 psf | 4 |
| PEOPLE'S GARDEN | D19 | OCR | 999 yrs lease commencing from 1879 | $5,357,600 | $2,288 psf | 5 |
| GRAND DUCHESS AT ST PATRICK'S | D15 | OCR | Freehold | $5,365,000 | $1,525 psf | 2 |
| MANDAI GARDEN | D26 | OCR | 999 yrs lease commencing from 1884 | $5,407,000 | $2,770 psf | 4 |
| FLORISSA PARK | D26 | OCR | Freehold | $5,408,333 | $1,374 psf | 3 |
| POLLEN COLLECTION II | D28 | OCR | 99 yrs lease commencing from 2025 | $5,438,235 | $2,065 psf | 4 |
| CATHAY GARDEN | D15 | OCR | Freehold | $5,450,000 | $3,320 psf | 2 |
| CASHEW VILLAS | D23 | OCR | 999 yrs lease commencing from 1883 | $5,470,000 | $1,574 psf | 3 |
| THE COUNTRYSIDE | D26 | OCR | Freehold | $5,508,000 | $1,689 psf | 6 |
| TAI PENG GARDENS | D19 | OCR | Freehold | $5,514,500 | $1,897 psf | 4 |
| OCEAN PARK | D15 | OCR | Freehold | $5,516,667 | $1,691 psf | 3 |
| THE SPRINGSIDE | D26 | OCR | Freehold | $5,529,778 | $1,296 psf | 5 |
| BEDOK PARK | D16 | OCR | Freehold | $5,534,500 | $1,511 psf | 4 |
| HAI SING PARK | D19 | OCR | 999 yrs lease commencing from 1876 | $5,544,444 | $1,213 psf | 2 |
| MALAYSIA PARK | D14 | OCR | Freehold | $5,550,000 | $1,508 psf | 2 |
| SEMBAWANG SPRINGS ESTATE | D27 | OCR | Freehold | $5,582,568 | $1,269 psf | 19 |
| CAMELIA PARK | D28 | OCR | Freehold | $5,590,000 | $1,273 psf | 3 |
| SIN CHUAN GARDEN | D14 | OCR | Freehold | $5,597,143 | $1,820 psf | 7 |
| TUAN SING PARK | D28 | OCR | Freehold | $5,640,326 | $1,456 psf | 15 |
| LENTOR VIEW | D26 | OCR | Freehold | $5,646,000 | $1,495 psf | 5 |
| BEDOK PESARI | D16 | OCR | Freehold | $5,650,000 | $1,428 psf | 4 |
| DAISY PARK | D13 | OCR | Freehold | $5,655,000 | $2,180 psf | 2 |
| HAPPY ESTATE | D20 | OCR | Freehold | $5,661,429 | $1,437 psf | 7 |
| AMO RESIDENCE | D20 | OCR | 99 yrs lease commencing from 2021 | $5,698,667 | $2,414 psf | 3 |
| TENGGIRIA | D15 | OCR | Freehold | $5,700,000 | $2,300 psf | 2 |
| LENTOR VILLAS | D26 | OCR | Freehold | $5,723,148 | $1,447 psf | 6 |
| YUNNAN GARDENS | D22 | OCR | Freehold | $5,746,000 | $1,069 psf | 5 |
| BEAUTY GARDEN | D19 | OCR | 999 yrs lease commencing from 1879 | $5,752,667 | $1,293 psf | 3 |
| CHUAN GREEN | D19 | OCR | 99 yrs lease commencing from 2001 | $5,755,000 | $932 psf | 2 |
| FUDU PARK | D26 | OCR | Freehold | $5,757,500 | $1,550 psf | 4 |
| JALAN KAYU ESTATE | D28 | OCR | 999 yrs lease commencing from 1879 | $5,780,000 | $1,351 psf | 2 |
| WELLINGTON PARK | D20 | OCR | Freehold | $5,784,000 | $1,764 psf | 2 |
| HOCK SWEE HILL | D28 | OCR | Freehold | $5,784,444 | $1,287 psf | 9 |
| THE JARDINE RESIDENCES | D19 | OCR | Freehold | $5,790,708 | $2,764 psf | 6 |
| SIMEI GARDEN | D16 | OCR | Freehold | $5,792,667 | $1,301 psf | 3 |
| NANYANG PARK | D19 | OCR | 999 yrs lease commencing from 1881 | $5,812,500 | $1,841 psf | 4 |
| CHARLTON PARK | D19 | OCR | Freehold | $5,826,083 | $1,449 psf | 12 |
| SPRINGLEAF GARDEN | D26 | OCR | Freehold | $5,836,333 | $1,504 psf | 23 |
District Distribution
| District | Transactions | Condos | Avg Price |
|---|---|---|---|
| D19 (Punggol, Hougang, Serangoon Gardens) | 363 | 43 | $6,188,416 |
| D28 (Seletar) | 149 | 24 | $6,085,269 |
| D14 (Geylang, Eunos) | 138 | 7 | $6,847,285 |
| D15 (Joo Chiat, Amber Road, Katong) | 104 | 17 | $6,360,049 |
| D16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | 96 | 26 | $6,062,899 |
| D20 (Ang Mo Kio, Bishan) | 82 | 7 | $5,949,114 |
| D26 (Upper Thomson, Springleaf) | 67 | 13 | $5,718,154 |
| D23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | 47 | 15 | $6,069,759 |
| D5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | 41 | 2 | $6,593,209 |
| D13 (Macpherson, Braddell) | 35 | 4 | $6,810,222 |
Bedroom Mix
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| 4 BR | 38 | $5,506,127 | $3,176 psf |
| 5+ BR | 1,174 | $6,280,476 | $1,702 psf |
The Condos 5m 10m 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 5m 10m 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 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 5m 10m 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 5m 10m 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 5m 10m 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 and the MAS SORA dashboard (as of 2026-Q1).
FAQ
How many condos are available $5M–$10M?
How was this price-bracket transaction patterns figure computed?
The figure is derived from URA caveats for Singapore private residential filed during Condos 5m 10m Ocr. price-bracket transaction patterns computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
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 5m 10m 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.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.