Among Core Central Region (CCR) condos, 4-bedroom units appreciated fastest (3.4% median return) while 1-bedroom units lagged at 1.4% — a 2.0-point spread across unit sizes.
This study isolates one variable — unit size — and measures whether it earned a resale-return premium across Core Central Region (CCR) condos, using matched buy→sell pairs from URA caveat data (as of July 2026). We hold nothing else constant beyond the unit size split, so read the pattern as a directional signal, not a controlled experiment. The full band breakdown is below.
Return by unit size — Core Central Region (CCR)
Median annualised return, profitable-resale share, median holding period and matched-pair count for each unit size.
| Unit size | Median return/yr | Profitable | Median hold | Pairs |
|---|---|---|---|---|
| 1-bedroom | 1.4% | 61% | 1.3 yrs | 445 |
| 2-bedroom | 2.3% | 69% | 1.3 yrs | 503 |
| 3-bedroom | 2.9% | 77% | 1.5 yrs | 733 |
| 4-bedroom | 3.4% | 78% | 1.6 yrs | 605 |
| 5+-bedroom | 2.5% | 68% | 1.4 yrs | 478 |
- The 4-bedroom band led with a 3.4% median annualised return in Core Central Region (CCR).
- The gap to the weakest band (1-bedroom) was 2.0 percentage points — a meaningful, tradeable difference.
- Returns are unlevered and pre-cost; a mortgage would amplify both the winners and the laggards.
Frequently Asked Questions
Which condo unit size appreciates fastest?
In Core Central Region (CCR), the 4-bedroom band led with the strongest median resale return, 2.0 percentage points ahead of the weakest 1-bedroom band. The full table above shows every band with its profitable-resale share and holding period.
Is this a controlled comparison?
No. The study splits matched resale pairs by a single attribute but does not hold location, age or condition constant. Treat the gap as a directional signal about how the attribute has behaved historically, not as an isolated causal premium.
Are these figures net of costs?
No — they are raw-price CAGRs from URA caveats, before stamp duty, mortgage interest, agent fees and renovation. They are best used to compare bands against each other, not as a take-home return.
Methodology & Sources
Numbers in this article reflect as of July 2026 and update on an irregular schedule.
Transaction data sourced from URA.
- Matched buy→sell pairs are inferred from URA resale caveats via a (floor band, area, bedroom) proxy; annualised return is the CAGR between purchase and resale.
- Only the unit size split is controlled; other differences between projects are not held constant, so treat the gap as directional.
- Returns are raw-price estimates before stamp duty, financing and renovation, and are historical, not a forecast.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.