This is the 2022 profitability leaderboard for condos in Singapore, built from matched buy→sell resale pairs in URA caveat data where the resale closed during 2022. Across 2,803 matched resales the median annualised return was 7.9%, and 87% of sales closed at a gain. Below we rank the year's strongest and weakest performers, then spotlight the single biggest cash-in and cash-out deals of the year.
Most profitable condos of 2022
Ranked by median annualised return across every matched resale that closed in 2022. Only condos with at least 5 matched pairs in the year appear, so a single lucky flip cannot top the table.
| # | Condo | District | Median return/yr | Profitable | Median hold | Resales |
|---|---|---|---|---|---|---|
| 1 | PASIR RIS 8 | D18 (OCR) | 26.6% | 80% | 1.0 yrs | 5 |
| 2 | BELLEWATERS | D19 (OCR) | 23.7% | 100% | 0.6 yrs | 10 |
| 3 | THE VALES | D19 (OCR) | 19.1% | 100% | 0.7 yrs | 9 |
| 4 | REGENT GROVE | D23 (OCR) | 18.6% | 100% | 1.0 yrs | 8 |
| 5 | MANDARIN GARDENS | D15 (OCR) | 18.4% | 88% | 0.8 yrs | 8 |
| 6 | ORCHID PARK CONDOMINIUM | D27 (OCR) | 17.7% | 100% | 1.3 yrs | 5 |
| 7 | MELVILLE PARK | D18 (OCR) | 17.3% | 100% | 0.9 yrs | 8 |
| 8 | HEDGES PARK CONDOMINIUM | D17 (OCR) | 17.1% | 100% | 0.7 yrs | 6 |
| 9 | SAVANNAH CONDOPARK | D18 (OCR) | 17.1% | 86% | 0.9 yrs | 7 |
| 10 | RIVERPARC RESIDENCE | D19 (OCR) | 16.9% | 100% | 0.7 yrs | 7 |
| 11 | ARC AT TAMPINES | D18 (OCR) | 16.7% | 100% | 0.8 yrs | 7 |
| 12 | FORESTVILLE | D25 (OCR) | 16.6% | 100% | 0.8 yrs | 11 |
| 13 | SEA HORIZON | D18 (OCR) | 16.6% | 100% | 0.7 yrs | 6 |
| 14 | ROSEWOOD | D25 (OCR) | 16.5% | 100% | 0.7 yrs | 5 |
| 15 | TWIN FOUNTAINS | D25 (OCR) | 16.1% | 100% | 1.0 yrs | 5 |
Least profitable condos of 2022
The same corpus ranked from the bottom — condos whose 2022 resales delivered the weakest (or most negative) annualised returns. A negative figure means the median resale sold below its matched purchase price.
| # | Condo | District | Median return/yr | Profitable | Median hold | Resales |
|---|---|---|---|---|---|---|
| 1 | MARINA ONE RESIDENCES | D1 (CCR) | -4.4% | 30% | 0.6 yrs | 10 |
| 2 | MARTIN MODERN | D9 (CCR) | -4.1% | 40% | 0.7 yrs | 5 |
| 3 | PARC ROSEWOOD | D25 (OCR) | -2.6% | 40% | 0.8 yrs | 5 |
| 4 | THE AVENIR | D9 (CCR) | 0.3% | 71% | 0.6 yrs | 7 |
| 5 | THE HYDE | D10 (CCR) | 0.4% | 67% | 0.7 yrs | 6 |
| 6 | THE WOODLEIGH RESIDENCES | D13 (RCR) | 0.8% | 57% | 0.6 yrs | 7 |
| 7 | PARK COLONIAL | D13 (RCR) | 0.9% | 86% | 1.2 yrs | 7 |
| 8 | ONE BERNAM | D2 (CCR) | 1.2% | 78% | 1.2 yrs | 9 |
| 9 | RIVIERE | D3 (RCR) | 1.4% | 75% | 0.8 yrs | 12 |
| 10 | KINGSFORD WATERBAY | D19 (OCR) | 1.7% | 55% | 0.8 yrs | 11 |
| 11 | SEAHILL | D5 (OCR) | 1.8% | 60% | 0.8 yrs | 5 |
| 12 | NORTH GAIA | D27 (OCR) | 1.8% | 80% | 0.5 yrs | 5 |
| 13 | IRWELL HILL RESIDENCES | D9 (CCR) | 1.9% | 71% | 0.8 yrs | 7 |
| 14 | THE SAIL @ MARINA BAY | D1 (CCR) | 1.9% | 63% | 1.0 yrs | 8 |
| 15 | THE PARC CONDOMINIUM | D5 (OCR) | 2.1% | 80% | 0.8 yrs | 5 |
Cash or Crash: 2022's biggest deals
The single largest matched resale gains and losses recorded in 2022 — the year's "cash or crash" moments. Each row is one unit bought and later resold; figures are raw price differences before transaction costs.
💰 Biggest cash-ins
| Condo | District | Gain | Buy → Sell | Held |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | D4 | $6.63M | $11M → $17.63M | 1.0 yrs |
| LE NOUVEL ARDMORE | D10 | $3.83M | $18.46M → $22.29M | 0.8 yrs |
| ARDMORE PARK | D10 | $1.9M | $9.6M → $11.5M | 1.0 yrs |
| ARDMORE PARK | D10 | $1.68M | $10.55M → $12.23M | 0.6 yrs |
| ONE ROBIN | D10 | $1.55M | $2.2M → $3.75M | 0.6 yrs |
📉 Biggest crashes
| Condo | District | Loss | Buy → Sell | Held |
|---|---|---|---|---|
| RESIDENTIAL APARTMENTS | D3 | -$3.15M | $6.8M → $3.65M | 1.0 yrs |
| RESIDENTIAL APARTMENTS | D3 | -$1.67M | $3.5M → $1.83M | 1.1 yrs |
| CLIVEDEN AT GRANGE | D10 | -$1.2M | $9.2M → $8M | 0.8 yrs |
| RESIDENTIAL APARTMENTS | D3 | -$97K | $2.4M → $1.43M | 1.0 yrs |
| MARINA COLLECTION | D4 | -$85K | $5.9M → $5.05M | 1.4 yrs |
Frequently Asked Questions
Which condo made the most money in 2022?
The "most profitable" table ranks condos by the median annualised return of their 2022 resales, while the Cash-or-Crash spotlight names the single biggest dollar gain of the year. Rankings require at least 5 matched resale pairs so they reflect a pattern, not one lucky sale.
What does a negative return in the "least profitable" table mean?
It means the median resale of that condo in 2022 sold below its matched purchase price — the owner realised a capital loss before even counting stamp duty and financing. Weak percentage returns cluster in projects bought near a market peak.
Are these net profits after stamp duty and financing?
No. Every figure is computed on raw URA caveat prices only. Real net returns are lower after buyer's and seller's stamp duty, mortgage interest, agent fees and renovation. Use the ranking to compare relative performance, not as a take-home figure.
How current is this Singapore ranking?
It covers matched resales that closed during the 2022 calendar year, drawn from URA private-transaction caveats. Because it is time-boxed to a completed year, the edition is stable and will not shift as newer caveats arrive.
Methodology & Sources
Numbers in this article reflect resales closing in 2022 and update annually.
Transaction data sourced from URA.
- Matched buy→sell pairs are inferred from URA resale caveats by grouping transactions on a (floor band, floor area, bedroom count) proxy — caveats carry no unit or stack identifier.
- Annualised return is the compound annual growth rate (CAGR) between a paired purchase and resale; pairs held under 6 months or over 30 years are excluded.
- A condo needs at least 5 matched pairs whose resale closed in 2022 to be ranked. Figures are raw-price estimates before stamp duty, financing and renovation.
- The Cash-or-Crash spotlight shows individual matched deals; grouped landed caveats are excluded.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.