- Total of 10,959 transactions recorded in November 2021 (-1.1% MoM).
- Median sale price per square foot: $1,634, up 9.5% from last month.
- Median monthly rent: $3,200 (+0.0% MoM).
- Most active district: District 6 (High Street, Beach Road) with 560 sales.
- Highest gross yield: 2.66% in the OCR segment.
Based on URA REALIS data, the Singapore private residential market recorded 10,959 total transactions in November 2021, down 1.1% from the previous month. Sales volume stood at 3,444 units with a median price of $1,634 per square foot, while the rental market saw 7,515 leases at a median rent of $3,200/month. For an overview of the buying process, see our Singapore Mortgage Guide: Fixed vs Floating.
Highest-Value Transactions
The top 5 transactions by total price in November 2021:
| Project | District | Price | PSF | Size (sqft) | Type |
|---|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | D15 | $815,000,000 | $3,090 | 263,794 | Resale |
| LANDED HOUSING DEVELOPMENT | D15 | $815,000,000 | $3,090 | 263,794 | Resale |
| LA VILLE | D15 | $152,000,000 | $2,321 | 65,488 | Resale |
| CANNINGHILL PIERS | D6 | $48,000,000 | $5,360 | 8,956 | New Sale |
| ALBA | D9 | $26,380,000 | $4,098 | 6,437 | Resale |
Key Figures at a Glance
Sales Market Deep Dive
The private residential sales market recorded 3,444 transactions in November 2021, representing an increase of 16.4% month-on-month. The median price per square foot was $1,634 (up 9.5% MoM), while the median transaction price stood at $1,574,000.
Transaction Mix: Resale: 1,861 (54%) · New Sale: 1,536 (44.6%) · Sub Sale: 47 (1.4%)
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) | 436 | $2,305 | 2,465 | $4,396 | 2.25% |
| RCR (Rest of Central Region) | 1,489 | $2,111 | 2,326 | $3,200 | 2.16% |
| OCR (Outside Central Region) | 1,519 | $1,285 | 2,724 | $2,800 | 2.66% |
For a deeper comparison, see East Coast vs Katong: Coastal Living Showdown.
Top Districts by Activity
The most active districts by sales volume in November 2021:
| District | Area | Segment | Transactions | Median PSF |
|---|---|---|---|---|
| District 6 (High Street, Beach Road) | High Street, Beach Road | CCR | 560 | $2,886 |
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | OCR | 331 | $1,245 |
| District 27 (Yishun, Sembawang) | Yishun, Sembawang | OCR | 262 | $1,461 |
| District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | RCR | 234 | $1,656 |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | RCR | 233 | $1,754 |
Notable Transactions
The highest-value transactions by price per square foot in November 2021:
| Project | District | PSF | Price | Size (sqft) | Type |
|---|---|---|---|---|---|
| CANNINGHILL PIERS | D6 | $5,360 | $48,000,000 | 8,956 | New Sale |
| KLIMT CAIRNHILL | D9 | $5,309 | $26,000,000 | 4,898 | New Sale |
| EMERALD HILL CONSERVATION AREA | D9 | $5,137 | $5,358,000 | 1,043 | Resale |
| PARK NOVA | D10 | $4,843 | $10,686,000 | 2,207 | New Sale |
| PARK NOVA | D10 | $4,810 | $10,614,000 | 2,207 | New Sale |
| LANDED HOUSING DEVELOPMENT | D15 | $4,175 | $5,280,000 | 1,265 | Resale |
| LANDED HOUSING DEVELOPMENT | D15 | $4,175 | $5,280,000 | 1,265 | Resale |
| LANDED HOUSING DEVELOPMENT | D15 | $4,175 | $5,280,000 | 1,265 | Resale |
| ALBA | D9 | $4,098 | $26,380,000 | 6,437 | Resale |
| BOULEVARD 88 | D10 | $4,002 | $7,107,900 | 1,776 | New Sale |
Rental Market Snapshot
The rental market recorded 7,515 leases in November 2021, down 7.5% month-on-month. The median monthly rent was $3,200 (up 0.0% MoM).
Median Rent by Bedroom Type:
| Type | Median Rent |
|---|---|
| 1BR | $2,500 |
| 2BR | $3,000 |
| 3BR | $3,800 |
| 4BR | $6,500 |
| 5BR | $9,400 |
| 6BR | $12,500 |
| NA | $3,500 |
Most Active Rental Projects:
| Project | Leases |
|---|---|
| LANDED HOUSING DEVELOPMENT | 154 |
| NON-LANDED HOUSING DEVELOPMENT | 145 |
| THE SAIL @ MARINA BAY | 54 |
| MARTIN MODERN | 47 |
| MARINA ONE RESIDENCES | 47 |
Planning to rent? Check out our Buy vs Rent: Finding Your Break-Even Point.
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 |
|---|---|---|
| 2021-06 | $1,486 | $3,200 |
| 2021-07 | $1,566 | $3,200 |
| 2021-08 | $1,471 | $3,200 |
| 2021-09 | $1,414 | $3,200 |
| 2021-10 | $1,493 | $3,200 |
| 2021-11 | $1,634 | $3,200 |
Market volatility assessment: Moderate (based on 6-month coefficient of variation of median PSF).
For longer-term analysis, see Sales Trends by Lease Tenure — 2023.
Supply & Demand Signals
Primary vs Secondary Market: New launches accounted for 1,536 units (44.6% of total), while resales made up 1,861 transactions and 47 sub-sales were recorded.
Unit Size Demand: 5BR+: 455 (13.2%) · 4BR: 434 (12.6%) · 2BR: 785 (22.8%) · 3BR: 925 (26.9%) · 1BR: 564 (16.4%) · Studio: 281 (8.2%)
Price Distribution: <$500K: 1 · $500K-1M: 513 · $1M-1.5M: 1,002 · $1.5M-2M: 724 · $2M-3M: 675 · $3M+: 529
Explore our latest Top 20 Family-Friendly Condos in Singapore for featured developments.
Outlook & What to Watch
Following the pandemic recovery, Singapore's property market rebounded strongly in 2021 with pent-up demand driving volumes higher across all segments.
Key takeaways for November 2021:
- Prices are trending upward with median PSF rising 9.5% month-on-month.
- Rents are holding firm with median rent up 0.0% 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 79%, near historical averages.
Useful resources: How to Use the Mortgage Calculator · ABSD Explained: Additional Buyer's Stamp Duty 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 | $940,000 | -- | -- |
| 1 | $1,304,000 | -- | -- |
| 1BR | -- | $2,500/mo | -- |
| 2 | $1,520,000 | -- | -- |
| 2BR | -- | $3,000/mo | -- |
| 3 | $1,560,000 | -- | -- |
| 3BR | -- | $3,800/mo | -- |
| 4 | $2,419,000 | -- | -- |
| 4BR | -- | $6,500/mo | -- |
| 5 | $4,650,000 | -- | -- |
| 5BR | -- | $9,400/mo | -- |
| 6BR | -- | $12,500/mo | -- |
| NA | -- | $3,500/mo | -- |
Yields are gross estimates: (monthly rent × 12) / median sale price. Actual net yields vary with maintenance, taxes, and vacancy.
Useful Resources
- How to Use the Mortgage Calculator
- Singapore Mortgage Guide: Fixed vs Floating
- Freehold vs Leasehold — Detailed Analysis for Singapore Buyers
- How to Check MCST Fees Before Buying a Condo
- Singapore Rental Market 2026 Outlook
- Cross Island Line Investment Guide — Where to Buy Before Stations Open
- Lease Decay: How 99-Year Leasehold Values Decline
- Property Expense Ratio: Rental Costs and Deductions
- Moving Averages: Reading Property Price Trends
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: 922 condos with sales data and 1656 with rental data out of 3429 tracked properties for November 2021.