Singapore private residential sales trends by price bracket for 2026: how sales transactions distributed across price bracket categories during the year. Continuing equilibrium. Q1 2026 URA PPI rose 0.9% q-o-q (final). Budget 2026 (Feb) introduced one-off property tax rebate but no structural cooling-measure changes. Use the dataset to spot which segments led on volume and pricing (as of 2026-12).
Singapore’s URA REALIS caveat database publishes every private residential transaction with full detail: unit type, floor level, transacted size, price, and lease type. Slicing the year’s sales transactions by price bracket surfaces patterns invisible from the headline price index, which aggregates across all unit types.
The macro backdrop for 2026: Continuing equilibrium. Q1 2026 URA PPI rose 0.9% q-o-q (final). Budget 2026 (Feb) introduced one-off property tax rebate but no structural cooling-measure changes. These macro forces shaped the price-level distribution of activity in non-trivial ways — for example, in high-rate environments larger unit types see proportionally larger volume drops because the TDSR maths becomes constraining at higher absolute prices. Use the MAS SORA dashboard for the cycle context.
For trend analysis the canonical reading is year-over-year change in volume share by price bracket category. If 4-bedroom share of total sales rose from 12% in 2023 to 16% in 2024, that signals upgrader demand for larger units strengthening despite higher rates. Conversely, if shoebox (≤500 sqft) sales fell from 18% to 10% over the same period, that signals investor demand compression under elevated ABSD plus SORA. Both readings inform buyer and seller strategy in subsequent years. The URA CCR/RCR/OCR segment definitions also matter when interpreting cross-segment movements.
- 9,926 condo sales in 2026, analysed by price bracket.
Sales Price Distribution
| Price Range | Transactions | Share | Avg PSF | Avg Size (sqft) |
|---|---|---|---|---|
| <$500K | 2 | 0.0% | $107 psf | 3,724 |
| $500K-1M | 471 | 4.7% | $1,627 psf | 544 |
| $1M-1.5M | 1,581 | 15.9% | $1,757 psf | 790 |
| $1.5M-2M | 2,959 | 29.8% | $2,007 psf | 915 |
| $2M-3M | 2,859 | 28.8% | $2,256 psf | 1,132 |
| $3M-5M | 1,322 | 13.3% | $2,473 psf | 1,644 |
| $5M+ | 732 | 7.4% | $2,464 psf | 3,621 |
Key Events
Editorial analysis for this section is being prepared.
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Reading the 2026 Sales Trends by Price Bracket data requires interpreting three layers: (a) volume share by price bracket category, (b) median PSF or rent within each category, and (c) the year-over-year shift versus 2025.
Price-bracket distribution for 2026 sales transactions typically segments into: below $1M (shoebox, OCR small units) at 8–12%; $1M–$1.5M (OCR upgrader entry, 2-bedroom) at 25–30%; $1.5M–$2.5M (the modal upgrader+investor bracket) at 30–35%; $2.5M–$5M (RCR/CCR mid-tier, larger units) at 18–22%; above $5M (CCR luxury, penthouse, landed-grade) at 5–10%. Distribution shifts materially with policy and rate cycles — elevated ABSD compresses the >$2.5M brackets where the foreign-buyer-eligible inventory historically sat.
The BSD progression matters at price-bracket thresholds. The IRAS BSD schedule tiers at $180K, $360K, $1M, $1.5M, $3M, with rates rising from 1% to 6%. A buyer at $2M faces a meaningfully different effective BSD percentage than at $1M. Use the stamp duty calculator to size the exact bill at your target price.
The macro-policy linkage matters when interpreting 2026 trends: Continuing equilibrium. Q1 2026 URA PPI rose 0.9% q-o-q (final). Budget 2026 (Feb) introduced one-off property tax rebate but no structural cooling-measure changes. The interplay of ABSD regime + SORA-rate environment + URA Property Price Index trajectory defines the cycle context within which any price-level distribution should be read.
For sales-specific dynamics: sales volume responds to TDSR-driven loan quantum + ABSD-driven buyer eligibility + new-launch supply timing. URA REALIS publishes purchase caveats with a 4–6 week lag. Use the buy-to-rent ROI calculator to test investor-side cash-flow scenarios at the relevant rate level.
The forward-looking application: identifying which price categories are gaining or losing share in 2026 helps buyers choose where to enter (or sellers choose where to exit). Growing-share categories typically combine demographic tailwind + favourable cost-of-financing positioning; shrinking-share categories often signal demand suppression from policy + rates that may persist. Use the district comparison calculator for the locational lens on top of the price lens.
[
{
"buyer_type": "First-time SC buyer",
"action": "Read the price-level distribution to identify the dominant category in your target price range. Modal categories (2- and 3-bedroom; mid-floor) offer best resale liquidity. Use the affordability calculator to size your TDSR-compliant loan quantum at current rates."
},
{
"buyer_type": "HDB upgrader to private",
"action": "The 3-bedroom upgrader segment (1,100–1,400 sqft) typically dominates upgrade purchases. Compare median PSF and absolute prices in your target segment via the URA caveats portal before committing to a price band."
},
{
"buyer_type": "Investor (yield focus)",
"action": "Shoebox and 1-bedroom units historically delivered higher yields but face structural ABSD pressure since April 2023. Run the ROI calculator across multiple bedroom types at current rates to compare yield-adjusted returns."
},
{
"buyer_type": "Investor (capital appreciation focus)",
"action": "Larger family units (3- and 4-bedroom in CCR/RCR) historically outperform on absolute capital appreciation, though with higher absolute price risk. Cross-reference URA PPI trajectory with the price-level data to identify outperforming categories."
},
{
"buyer_type": "Seller",
"action": "Benchmark your unit’s price category against the year-over-year share trend. If your category is gaining share, you have pricing flexibility; if losing share, accept that days-on-market will be longer and price defensively."
}
]
- Pull the full 2026 sales caveats by price bracket from the URA Property Data portal for the authoritative dataset.
- Cross-reference with the URA PPI quarterly for cycle context.
- Run your target purchase through the BSD/ABSD stamp duty calculator for upfront tax cost.
- Verify TDSR headroom via the TDSR/MSR affordability calculator.
- Compare price-level PSF concentration visually via the price heatmap.
- For investor yield analysis, run the buy-to-rent ROI calculator at the current SORA-linked mortgage rate.
Bull case — segment-specific demand patterns will continue. Singapore’s structural drivers (population growth, HDB upgrader pipeline, finite land) anchor long-run demand for the dominant price categories. The 3-bedroom upgrader and 2-bedroom first-time-buyer segments in particular tend to grow share through demographic cycles, supporting prices in those categories.
Bear case — the cooling-measure regime crowds out specific price categories. Elevated ABSD plus high SORA particularly suppresses investor-skewed segments (shoebox sales, high-floor luxury, large-unit foreign-buyer-favoured stock). If the regime persists into multi-year horizons, certain price categories may face structurally lower turnover, with knock-on effects for resale liquidity and price discovery.
Frequently Asked Questions
What is the sales trend by price bracket in 2026?
The trend is read from per-price-category volume share and median pricing in URA REALIS data. Continuing equilibrium. Q1 2026 URA PPI rose 0.9% q-o-q (final). Budget 2026 (Feb) introduced one-off property tax rebate but no structural cooling-measure changes. The article’s data layer presents the headline statistics; pull the full caveats from the URA portal for per-record drill-down (as of 2026-12).
How does ABSD affect price-level transaction patterns?
The April 2023 ABSD hike (foreigner to 60%, SC second to 20%) particularly suppressed investor-favoured price categories. Shoebox and high-end luxury saw the largest share declines; mid-tier owner-occupier categories (2- and 3-bedroom mid-floor) held up better. The IRAS ABSD schedule is the relevant policy reference.
How does SORA affect sales transaction patterns?
Higher SORA compresses qualifying loan quantum under TDSR; this disproportionately affects the larger absolute-price price categories. A 100bp SORA move compresses qualifying loan quantum by approximately 8–10% at the TDSR ceiling. The MAS SORA dashboard tracks daily rates.
Which price category offers the best value in 2026?
The honest answer depends on buyer profile. For first-time SC buyers, the modal category (2- and 3-bedroom mid-floor) offers best resale liquidity. For yield-focused investors, smaller units offer higher gross yields but face structural ABSD pressure. For capital-appreciation investors, larger family units in CCR/RCR have historically outperformed. Use the district comparison calculator for a per-district lens.
Where can I find official URA sales transaction data?
The Urban Redevelopment Authority publishes sales caveats via URA private residential portal with transaction-level detail including district, project, size, floor band, and transacted price. ShiokNest aggregates this data for trend analysis.
What does the 2026 sales pattern signal for 2027?
Forward indicators include: continuation or shift in the policy environment (will ABSD ease?), SORA trajectory (will rates ease further?), and the GLS supply pipeline (will new launches concentrate in particular price categories?). No multi-quarter forecast is reliable; instead, set decision triggers (e.g. “buy if SORA below X%”) and act when conditions cross thresholds.
How does this trend relate to HDB resale prices?
Private residential price trends indirectly affect HDB resale via the upgrader pipeline. Strong private-market 3-bedroom demand signals robust HDB-to-condo upgrader flow, which in turn supports HDB resale prices (sellers are upgraders generating resale supply). Conversely, weak private demand often correlates with HDB MOPs being held longer, reducing resale supply.
Methodology & Sources
The dataset behind this report spans the specified calendar year; we refresh it annually.
Transaction data sourced from URA REALIS.
- Year-over-year (YoY) comparisons use the previous calendar year as baseline.
- Full transaction data sourced from URA REALIS.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.