- Total of 9,796 transactions recorded in April 2025 (-6.4% MoM).
- Median sale price per square foot: $1,906, up 6.0% from last month.
- Median monthly rent: $4,419 (+2.8% MoM).
- Most active district: District 1 (Raffles Place, Cecil, Marina, People's Park) with 390 sales.
- Highest gross yield: 3% in the OCR segment.
Based on URA REALIS data, the Singapore private residential market recorded 9,796 total transactions in April 2025, down 6.4% from the previous month. Sales volume stood at 2,460 units with a median price of $1,906 per square foot, while the rental market saw 7,336 leases at a median rent of $4,419/month. For an overview of the buying process, see our Multi-Property Portfolio Guide — ABSD, Entity Structures & Strategy.
Highest-Value Transactions
The top 5 transactions by total price in April 2025:
| Project | District | Price | PSF | Size (sqft) | Type |
|---|---|---|---|---|---|
| CALDECOTT HILL ESTATE | D11 | $58,000,000 | $1,477 | 39,276 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $35,500,000 | $1,534 | 23,148 | Resale |
| 21 ANDERSON | D10 | $23,014,000 | $5,127 | 4,489 | New Sale |
| 21 ANDERSON | D10 | $21,593,170 | $4,811 | 4,489 | New Sale |
| 21 ANDERSON | D10 | $20,969,060 | $4,672 | 4,489 | New Sale |
Key Figures at a Glance
Sales Market Deep Dive
The private residential sales market recorded 2,460 transactions in April 2025, representing a decrease of 23.1% month-on-month and up 14.8% year-on-year. The median price per square foot was $1,906 (up 6.0% MoM), while the median transaction price stood at $1,771,500.
Transaction Mix: Resale: 1,647 (67%) · New Sale: 726 (29.5%) · Sub Sale: 87 (3.5%)
Segment Performance: CCR, RCR & OCR
Performance across Singapore's three market segments shows differentiated pricing and demand patterns.
| Segment | Sales Vol. | Median PSF | Rentals | Median Rent | Gross Yield |
|---|---|---|---|---|---|
| CCR (Core Central Region) | 258 | $2,240 | 2,346 | $5,600 | 2.33% |
| RCR (Rest of Central Region) | 1,073 | $2,426 | 2,404 | $4,500 | 2.72% |
| OCR (Outside Central Region) | 1,129 | $1,565 | 2,586 | $3,900 | 3% |
For a deeper comparison, see Top PSF Districts vs Top Yield Districts.
Top Districts by Activity
The most active districts by sales volume in April 2025:
| District | Area | Segment | Transactions | Median PSF |
|---|---|---|---|---|
| District 1 (Raffles Place, Cecil, Marina, People's Park) | Raffles Place, Cecil, Marina, People's Park | CCR | 390 | $2,945 |
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | OCR | 265 | $1,656 |
| District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | OCR | 201 | $1,689 |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | RCR | 200 | $2,376 |
| District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | RCR | 196 | $1,977 |
Notable Transactions
The highest-value transactions by price per square foot in April 2025:
| Project | District | PSF | Price | Size (sqft) | Type |
|---|---|---|---|---|---|
| 21 ANDERSON | D10 | $5,127 | $23,014,000 | 4,489 | New Sale |
| 21 ANDERSON | D10 | $4,811 | $21,593,170 | 4,489 | New Sale |
| EMERALD HILL CONSERVATION AREA | D9 | $4,738 | $10,500,000 | 2,216 | Resale |
| 21 ANDERSON | D10 | $4,672 | $20,969,060 | 4,489 | New Sale |
| HILLTOPS | D9 | $4,523 | $13,000,000 | 2,874 | Resale |
| ARDMORE PARK | D10 | $4,264 | $12,300,000 | 2,885 | Resale |
| ARDMORE PARK | D10 | $4,160 | $12,000,000 | 2,885 | Resale |
| BOULEVARD 88 | D10 | $4,026 | $7,150,000 | 1,776 | Resale |
| THOMSON GARDEN ESTATE | D20 | $3,586 | $3,300,000 | 920 | Resale |
| THE AVENIR | D9 | $3,575 | $2,886,000 | 807 | New Sale |
Rental Market Snapshot
The rental market recorded 7,336 leases in April 2025, up 1.0% month-on-month. The median monthly rent was $4,419 (up 2.8% MoM).
Median Rent by Bedroom Type:
| Type | Median Rent |
|---|---|
| 1BR | $3,350 |
| 2BR | $4,200 |
| 3BR | $5,400 |
| 4BR | $8,200 |
| 5BR | $10,000 |
| 6BR | $18,500 |
| NA | $5,000 |
Most Active Rental Projects:
| Project | Leases |
|---|---|
| LANDED HOUSING DEVELOPMENT | 138 |
| NON-LANDED HOUSING DEVELOPMENT | 125 |
| IRWELL HILL RESIDENCES | 60 |
| THE SAIL @ MARINA BAY | 60 |
| ONE PEARL BANK | 45 |
6-Month Price Trends
Tracking median PSF and rent over the past six months reveals the underlying trend beyond monthly noise.
| Month | Median PSF | Median Rent |
|---|---|---|
| 2024-11 | $2,431 | $4,350 |
| 2024-12 | $1,719 | $4,300 |
| 2025-01 | $2,253 | $4,350 |
| 2025-02 | $2,284 | $4,400 |
| 2025-03 | $1,798 | $4,300 |
| 2025-04 | $1,906 | $4,419 |
Market volatility assessment: Volatile (based on 6-month coefficient of variation of median PSF).
Supply & Demand Signals
Primary vs Secondary Market: New launches accounted for 726 units (29.5% of total), while resales made up 1,647 transactions and 87 sub-sales were recorded.
Unit Size Demand: 5BR+: 278 (11.3%) · 4BR: 304 (12.4%) · 2BR: 478 (19.4%) · 3BR: 719 (29.2%) · 1BR: 394 (16%) · Studio: 287 (11.7%)
Price Distribution: $500K-1M: 192 · $1M-1.5M: 704 · $1.5M-2M: 563 · $2M-3M: 536 · $3M+: 465
Explore our latest Condos with Best Views in District 17 (Loyang, Changi) for featured developments.
Outlook & What to Watch
In 2025, the market is adjusting to a normalising interest rate environment as MAS SORASORA rates gradually ease from their peak, supporting buyer sentiment.
Key takeaways for April 2025:
- Prices are trending upward with median PSF rising 6.0% month-on-month.
- Rents are holding firm with median rent up 2.8% MoM.
- The resale market remained the primary source of transactions, indicating steady demand for existing stock.
- The CCR-to-OCR price premium stands at approximately 43%, near historical averages.
Useful resources: Singapore Cooling Measures: History and Current Rates
Bedroom Type Analysis
Prices and rents broken down by unit type help buyers identify value across different bedroom configurations.
| Bedroom | Median Sale Price | Median Rent | Est. Gross Yield |
|---|---|---|---|
| 0 | $1,234,846 | -- | -- |
| 1 | $1,400,000 | -- | -- |
| 1BR | -- | $3,350/mo | -- |
| 2 | $1,511,000 | -- | -- |
| 2BR | -- | $4,200/mo | -- |
| 3 | $1,928,888 | -- | -- |
| 3BR | -- | $5,400/mo | -- |
| 4 | $2,794,444 | -- | -- |
| 4BR | -- | $8,200/mo | -- |
| 5 | $5,117,500 | -- | -- |
| 5BR | -- | $10,000/mo | -- |
| 6BR | -- | $18,500/mo | -- |
| NA | -- | $5,000/mo | -- |
Yields are gross estimates: (monthly rent × 12) / median sale price. Actual net yields vary with maintenance, taxes, and vacancy.
Useful Resources
- How to Calculate Stamp Duty (BSD + ABSD)
- Multi-Property Portfolio Guide — ABSD, Entity Structures & Strategy
- Jurong Region Line Guide — Property Hotspots in Singapore's Second CBD
- Singapore Condo Maintenance Fees Explained — MCST, Funds & Voting
- SORA Rate Tracker & Mortgage Impact Guide
- Property vs REITs vs Stocks — 10-Year Singapore Comparison
- IRR: Internal Rate of Return for Property Investors
- ROI Metrics: Total Return, Break-Even, Future Value
- Lease Decay: How 99-Year Leasehold Values Decline
Official Sources: URA · URA REALIS · MAS · SORA Rates · BSD Rates · ABSD Rates · CPF Housing
Methodology & Sources
This report is compiled from transaction data published by the Urban Redevelopment Authority (URA) via the REALIS system. Median values are used throughout to minimise the impact of outliers from exceptionally high or low transactions. Month-on-month (MoM) and year-on-year (YoY) changes compare like-for-like periods.
Gross rental yield is calculated as (median monthly rent × 12) / median transaction price. Market segment classifications follow URA definitions: CCR (Core Central Region), RCR (Rest of Central Region), and OCR (Outside Central Region). Interest rate references use the Singapore Overnight Rate Average (SORA) published by MAS. Stamp duty rates reference IRAS BSD and ABSD schedules.
Data coverage: 844 condos with sales data and 1652 with rental data out of 3429 tracked properties for April 2025.