For digest readers, the four numbers that matter for Singapore private residential in Condos Over 10m 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 Over 10m 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: Over $10M
- Available condos: 203
- Avg PSF: $2,526 psf
- Total transactions: 1,669
Condos Over $10M
Condos with transactions in the Over $10M price range.
| Condo | District | Segment | Tenure | Avg Price | Avg PSF | Txns |
|---|---|---|---|---|---|---|
| CAIRNHILL CONSERVATION AREA | D9 | CCR | Freehold | $10,000,000 | $3,891 psf | 2 |
| ADELPHI PARK ESTATE | D20 | RCR | Freehold | $10,145,000 | $1,511 psf | 2 |
| THE ORCHARD RESIDENCES | D9 | CCR | 99 yrs lease commencing from 2006 | $10,175,000 | $3,567 psf | 4 |
| MEYER BLUE | D15 | RCR | Freehold | $10,180,000 | $3,427 psf | 2 |
| GRANGE RESIDENCES | D10 | CCR | Freehold | $10,233,333 | $3,588 psf | 3 |
| MOUNT SINAI | D10 | CCR | 999 yrs lease commencing from 1885 | $10,456,650 | $2,688 psf | 2 |
| CAPE ROYALE | D4 | CCR | 99 yrs lease commencing from 2008 | $10,587,940 | $2,216 psf | 5 |
| NASSIM 9 | D10 | CCR | Freehold | $10,750,000 | $3,220 psf | 2 |
| CORALS AT KEPPEL BAY | D4 | RCR | 99 yrs lease commencing from 2007 | $10,800,000 | $2,253 psf | 2 |
| TWENTYONE ANGULLIA PARK | D9 | CCR | Freehold | $10,845,392 | $3,971 psf | 5 |
| SANDY ISLAND | D4 | CCR | 99 yrs lease commencing from 2007 | $10,933,336 | $1,345 psf | 3 |
| OAK VILLAS | D10 | CCR | Freehold | $11,090,000 | $2,466 psf | 2 |
| SERANGOON GARDEN ESTATE | D19 | OCR | Freehold | $11,114,000 | $1,762 psf | 7 |
| HOLLAND GARDENS | D10 | CCR | 999 yrs lease commencing from 1885 | $11,155,000 | $2,699 psf | 2 |
| LAUW & SONS GARDEN | D20 | RCR | Freehold | $11,190,000 | $2,016 psf | 2 |
| THOMSON RISE ESTATE | D20 | RCR | Freehold | $11,220,000 | $1,972 psf | 4 |
| DUKE'S GARDEN | D10 | CCR | 999 yrs lease commencing from 1875 | $11,326,667 | $2,997 psf | 3 |
| DUCHESS GARDEN | D10 | CCR | 999 yrs lease commencing from 1875 | $11,347,648 | $2,360 psf | 6 |
| THE CLAYMORE | D9 | CCR | Freehold | $11,362,222 | $3,394 psf | 4 |
| PARKVIEW ECLAT | D10 | CCR | Freehold | $11,514,150 | $3,542 psf | 2 |
| 3 ORCHARD BY-THE-PARK | D10 | CCR | — | $11,612,100 | $3,955 psf | 9 |
| ST REGIS RESIDENCES SINGAPORE | D10 | CCR | 999 yrs lease commencing from 1995 | $11,699,861 | $2,488 psf | 8 |
| PRINCESS OF WALES PARK | D10 | CCR | 999 yrs lease commencing from 1875 | $11,703,333 | $2,687 psf | 3 |
| NEW FUTURA | D9 | CCR | Freehold | $11,833,333 | $4,397 psf | 3 |
| ARDMORE PARK | D10 | CCR | Freehold | $11,880,840 | $4,119 psf | 32 |
| SELETAR HILLS ESTATE | D28 | OCR | 999 yrs lease commencing from 1879 | $11,890,000 | $1,316 psf | 2 |
| SCOTTS HIGHPARK | D9 | CCR | Freehold | $12,090,000 | $2,940 psf | 2 |
| TOMLINSON HEIGHTS | D10 | CCR | Freehold | $12,144,700 | $3,887 psf | 10 |
| HONG KONG PARK | D21 | RCR | 999 yrs lease commencing from 1879 | $12,231,111 | $2,223 psf | 9 |
| FRANKEL ESTATE | D14 | OCR | Freehold | $12,240,023 | $1,883 psf | 29 |
| NASSIM LODGE | D10 | CCR | Freehold | $12,250,000 | $2,853 psf | 2 |
| AALTO | D15 | RCR | Freehold | $12,350,000 | $2,477 psf | 2 |
| OXLEY RESIDENCE | D9 | CCR | Freehold | $12,400,000 | $1,587 psf | 2 |
| HILLVIEW GARDEN ESTATE | D23 | OCR | Freehold | $12,500,000 | $1,106 psf | 2 |
| HONOLULU TOWER | D10 | CCR | Freehold | $12,500,000 | $2,147 psf | 2 |
| BOULEVARD 88 | D10 | CCR | Freehold | $12,605,286 | $4,522 psf | 7 |
| LINK RESIDENCE @ HOLLAND | D10 | CCR | Freehold | $12,643,333 | $2,842 psf | 3 |
| SEAVIEW PARK | D15 | RCR | Freehold | $12,765,000 | $2,393 psf | 2 |
| PATERSON SUITES | D9 | CCR | Freehold | $12,825,000 | $2,259 psf | 2 |
| EDEN RESIDENCES CAPITOL | D6 | CCR | 99 yrs lease commencing from 2011 | $12,888,011 | $3,459 psf | 13 |
| SAGE | D10 | CCR | Freehold | $12,983,333 | $3,063 psf | 3 |
| HILLCREST PARK | D11 | CCR | Freehold | $12,999,091 | $2,551 psf | 11 |
| EDEN PARK | D10 | CCR | Freehold | $13,086,500 | $2,685 psf | 12 |
| WATTEN HOUSE | D11 | CCR | Freehold | $13,115,750 | $3,501 psf | 8 |
| HENRY PARK | D10 | CCR | Freehold | $13,124,611 | $2,671 psf | 8 |
| BAN GUAN PARK | D10 | CCR | Freehold | $13,137,200 | $2,648 psf | 9 |
| EMERALD HILL CONSERVATION AREA | D9 | CCR | Freehold | $13,166,667 | $5,051 psf | 3 |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | D9 | CCR | Freehold | $13,265,308 | $4,236 psf | 13 |
| WATTEN ESTATE | D11 | CCR | Freehold | $13,318,433 | $2,369 psf | 22 |
| CLEMENTI PARK | D21 | OCR | Freehold | $13,436,385 | $1,877 psf | 15 |
District Distribution
| District | Transactions | Condos | Avg Price |
|---|---|---|---|
| D5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | 842 | 4 | $20,194,070 |
| D10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | 362 | 74 | $17,230,993 |
| D11 (Watten Estate, Novena, Thomson) | 141 | 20 | $22,018,558 |
| D9 (Orchard, Cairnhill, River Valley) | 72 | 22 | $13,931,438 |
| D4 (Telok Blangah, Harbourfront) | 45 | 11 | $14,885,304 |
| D21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) | 35 | 10 | $15,068,165 |
| D14 (Geylang, Eunos) | 30 | 2 | $12,732,022 |
| D13 (Macpherson, Braddell) | 22 | 1 | $14,046,364 |
| D15 (Joo Chiat, Amber Road, Katong) | 20 | 13 | $39,727,386 |
| D6 (High Street, Beach Road) | 16 | 2 | $15,654,634 |
Bedroom Mix
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| 4 BR | 1 | $11,687,000 | $6,502 psf |
| 5+ BR | 1,668 | $20,485,435 | $2,524 psf |
The Condos Over 10m 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 Over 10m, 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 Over 10m 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 Over 10m 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 Over 10m, 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 Over $10M?
How was this price-bracket transaction patterns figure computed?
The figure is derived from URA caveats for Singapore private residential filed during Condos Over 10m. 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 Over 10m’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.