Several OCR districts — notably D22, D23, D25, D27 and parts of D18/D19 — still offer resale private condos at indicative median PSFs below S$1,500 (as of 2026-06), though new launches have largely surpassed this threshold islandwide. Genuine value requires assessing lease tenure, MRT access, and future infrastructure catalysts alongside the headline PSF figure.
S$1,500 per square foot has become a psychological dividing line in Singapore's private residential market. Cross the threshold upward and you enter the mid-tier CCR/RCR world; stay below it and you are operating in the outer suburban heartland where affordability still meets private ownership. (as of 2026-06), meaningful pockets of the resale market sit under this mark — but they are shrinking, and not every sub-S$1,500 PSF unit is the bargain it appears on a spreadsheet. This guide maps the districts where the figure still surfaces regularly, explains the structural reasons why, and gives you a framework for separating genuine value from a low-priced trap.
Why PSF varies so sharply across Singapore's districts
Singapore's 28 postal districts follow a rough concentric-ring logic. The Core Central Region (CCR) — Districts 1–11 plus Sentosa — commands the highest PSFs, driven by proximity to the CBD, Orchard Road amenities, and global demand from wealth-management clients. The Rest of Central Region (RCR) — a broad arc from D12 to D15 plus select D20 pockets — sits in the S$1,800–S$2,500 range for resale transactions. The Outside Central Region (OCR), spanning D16 through D27 with some overlap, is where sub-S$1,500 PSF transactions remain most common on the secondary market.
Three structural factors depress OCR PSFs relative to central counterparts. First, commute friction: a unit in Woodlands (D25) or Boon Lay (D22) may require 45–60 minutes on MRT to reach the CBD, and that time cost is priced into what buyers will pay. Second, stock age and leasehold decay: many OCR projects built in the 1990s and 2000s are now 20–30 years into 99-year tenures, meaning buyers are acquiring a depreciating asset. Lease tenure erosion accelerates meaningfully once a project falls below 70 years remaining, affecting both CPF usage and bank financing for future buyers. Third, mass-market positioning: OCR projects were deliberately priced for HDB upgraders, meaning unit sizes are larger and total quantum matters more than PSF — which compresses the per-square-foot figure further.
It is also worth noting the divergence between new launches and resale. Developers launching new projects in OCR districts have pushed launch PSFs well above S$1,500 across almost every district as of 2026 — land costs, construction inflation, and ABSD pass-through have closed the new-launch gap. The sub-S$1,500 PSF opportunity is therefore largely a resale phenomenon, and buyers need to approach it with resale-specific due diligence. Cross-check transaction data via the URA Real Estate Information System to verify actual caveats rather than relying on indicative ranges.
The districts where sub-S$1,500 PSF surfaces most frequently
The indicative resale PSF ranges below are derived from URA caveat patterns for 2024–2026 (as of 2026-06). Ranges are broad because project age, unit size, floor level and lease remaining all cause significant dispersion within a single district.
District 22 (Jurong East/Jurong West/Boon Lay/Pioneer): Indicative resale median S$1,200–S$1,450 PSF. Home to a large volume of 1990s–2000s leasehold stock and the upcoming Jurong Lake District (JLD) masterplan. The JLD catalyst — Singapore's second CBD concept, anchored around Jurong East MRT interchange — has lifted sentiment but not yet repriced the bulk of resale inventory. The District 22 analytics page shows relatively stable transaction volumes, which supports liquidity for eventual exit. LTA's Cross Island Line western section will add connectivity that does not yet exist in current prices.
District 23 (Bukit Batok/Bukit Panjang/Hillview): Indicative resale median S$1,250–S$1,500 PSF. The Hillview corridor — served by the Downtown Line — is the strongest sub-market here, but even Bukit Batok condos (older stock near Bukit Batok MRT) trade below S$1,300 PSF on resale. The Tengah new town development adjacent to D23/D24 brings long-term demand from new HDB residents eventually looking to upgrade.
District 25 (Woodlands/Admiralty): Indicative resale median S$1,100–S$1,350 PSF. The northernmost major district, Woodlands trades at some of the lowest PSFs in the private market — the commute to Raffles Place or Marina Bay exceeds 50 minutes on the North-South Line. The Woodlands Regional Centre and the planned Johor Bah–Singapore Rapid Transit System (RTS) Link introduce a cross-border premium narrative that some buyers price in, though the timeline has shifted before.
District 27 (Yishun/Sembawang/Canberra): Indicative resale median S$1,150–S$1,400 PSF. Canberra MRT station (opened 2019) has become the value-growth story of this district, with newer projects nearby trading closer to S$1,400 PSF while older Yishun stock sits below S$1,200 PSF. Sembawang offers some of the most affordable private residential units in Singapore — but the trade-off is genuine distance from employment centres.
District 26 (Upper Thomson/Springleaf): Indicative resale median S$1,350–S$1,600 PSF. Parts of D26 have crossed the S$1,500 threshold following Thomson-East Coast Line (TEL) openings, but older projects — particularly those not walking-distance to any TEL station — remain in the sub-S$1,500 range on resale.
District 19 (Hougang/Sengkang, selected resale): Indicative resale median S$1,300–S$1,550 PSF. Newer Sengkang projects have largely exceeded S$1,500 PSF, but older Hougang and Serangoon North condos transact below this threshold. The North East Line provides reasonable city access compared to the far-north districts.
District 18 (Tampines/Pasir Ris, older resale): Indicative resale median S$1,200–S$1,500 PSF for projects predating 2005. Tampines' regional centre status supports long-term demand, but the oldest stock (20+ year leasehold) can drag the median PSF down. Buyers comparing D18 sub-S$1,500 PSF units against newer nearby projects benefit from using the side-by-side comparison tool to normalise for lease tenure and PSF simultaneously.
Singapore districts with median PSF under S$1,500 in 2026 are D22 Jurong East peripheral areas, D23 Choa Chu Kang/Bukit Panjang, D27 Yishun/Sembawang, D28 Seletar/Yio Chu Kang, and parts of D25 Woodlands. These are deep OCR districts with lower entry prices, longer commutes to CBD, but improving connectivity via JRL (D22), TEL (D23/D27/D28), and CIL Phase 1 (D27/D28).
Districts under S$1,500 PSF
| District | Area | Median PSF |
|---|---|---|
| D23 | Bukit Panjang / Choa Chu Kang | S$1,350 |
| D27 | Yishun / Sembawang | S$1,400 |
| D28 | Seletar / Yio Chu Kang | S$1,430 |
| D25 | Woodlands | S$1,420 |
| D22 (peripheral) | Jurong West / Boon Lay | S$1,480 |
Emerging MRT connectivity
- JRL (Jurong Region Line): Opens 2028–2029 — Phase 1 stations in D22 boost connectivity
- TEL (Thomson-East Coast Line): Already operational through D26, D27, D28
- CIL Phase 1: 2030 — additional stations near D27/D28
See OCR region guide.
FAQ
Are these districts gentrifying?
D27 and D28 have seen substantial private development. D23 remains predominantly HDB.
What's the typical commute to CBD?
From these districts: 45-60 minutes by MRT. Future lines may reduce this to 35-45 minutes.
Is rental demand strong?
Steady — primarily local SC/PR tenants. Foreign / corporate rental is lower.
What the URA transaction data reveals about sub-S$1,500 PSF pockets
Pulling URA residential caveats data for 2025–2026 reveals several consistent patterns in how sub-S$1,500 PSF transactions cluster:
Unit size is the first confounding variable. A 1,300 sq ft three-bedroom in a 2002-built Jurong project at S$1,250 PSF implies a total quantum of S$1.625 million — not cheap in absolute terms, and competing against newer, smaller units at S$1,400–S$1,450 PSF with sub-S$1 million quantums. Mass-market buyers are often more quantum-sensitive than PSF-sensitive, which means the large older unit at low PSF may actually sit on the market longer than a compact newer unit at higher PSF. This affects exit liquidity.
Lease remaining creates a widening intra-district spread. Within D22, a project with 68 years remaining may transact at S$1,150 PSF while a comparable project with 88 years remaining transacts at S$1,380 PSF in the same half-year window. A raw district median PSF obscures this spread. Buyers should filter URA caveats by specific project name — SingStat's price-indices data provides useful macro context on whether the overall private residential cycle supports entry timing.
Transaction volume matters for exit planning. Districts 22 and 27 both generate 200–400+ resale caveats per quarter across their private stock — enough for liquid pricing. District 24 (Lim Chu Kang/Tengah-adjacent) and the more rural D26 pockets generate far fewer transactions, meaning that while PSFs appear low, you may struggle to find a buyer in a specific window. Thin markets can gap down rapidly in a downturn.
The growth-catalyst premium is real but uneven. The Jurong Lake District masterplan has been in circulation for nearly a decade. Projects that directly abut the JLD precinct (walking distance to Jurong East MRT and the convention/business cluster) have seen PSF appreciation outpace generic D22 resale. Buyers who rely on the JLD story but purchase a 45-minute bus ride from Jurong East may not benefit from the same catalyst. Similarly, the Woodlands RTS Link story improves connectivity to Johor Bahru's retail, dining and services — useful for residents, but its incremental price lift on residential properties has historically been modest and slow-building. Visualising which OCR condos actually benefit from upcoming MRT and BRT infrastructure is easier on the district price heatmap, where you can overlay transaction-weighted PSF by location.
Low PSF does not automatically mean high yield. Gross rental yields in D25 and D27 run 3.5%–4.5% (as of 2026-06) — reasonable, but not significantly above CCR/RCR yields after accounting for the higher management burden of older buildings (maintenance fees, more frequent repairs, vacancy between tenants). See the live rental-yield-by-district data. Buyers seeking yield should cross-check rental caveats in the same URA dataset against their target purchase price before committing to the yield-play thesis.
Step by step
- Define your true budget ceiling — total quantum, not PSF. Decide the maximum total purchase price you can service (use the affordability calculator to stress-test at 4% and 5% mortgage rates). Then work backwards: if your ceiling is S$1.4 million and you want 1,200 sq ft, you can afford up to S$1,167 PSF — which immediately narrows your district universe to D25, D27, and older D22/D23 stock.
- Pull fresh URA caveats for the specific projects on your shortlist. Go to the URA portal to download transaction records for any project you are seriously considering. Filter the last 24 months, note median PSF, price trajectory direction (rising/flat/falling), and transaction frequency. A project with only two caveats in two years has a thin market.
- Calculate the exact lease remaining and model the financing impact. Find the project's Temporary Occupation Permit (TOP) date from URA or the developer's records. Count years from TOP to 99 years. If the project will hit 60 years remaining within your intended holding period, factor in that CPF usage and LTV financing tighten materially per MAS loan-to-value rules — compressing your future buyer pool significantly.
- Check walk time (not just MRT connectivity) to the nearest station. A project listed as "near Yishun MRT" may be a 15-minute walk away. Use LTA's journey planner to verify the actual door-to-station time and the door-to-CBD commute duration. Buyers with a 50-minute commute from their shortlisted district should confirm this is acceptable before proceeding — and consider that future tenants will make the same calculation when deciding on your asking rent.
- Compare across districts side by side before committing. Use the compare tool to put two or three shortlisted condos against each other on PSF, lease remaining, district, and historical transaction trends. A D23 Hillview project at S$1,420 PSF with 78 years remaining may be meaningfully preferable to a D25 Woodlands project at S$1,180 PSF with 62 years remaining, even though the PSF is higher — the financing and exit liquidity profiles differ substantially.
- Cross-check rental demand before committing to a yield narrative. Search URA rental caveats for the same project or comparable projects within 500m. Note median monthly rent, lease-up time, and whether rentals are rising or flat. If rental caveats are sparse (fewer than eight in the past year), the rental demand base is thin and yield projections should be treated with caution.
- Use the price heatmap to spot genuine sub-district variation. Within a large district like D22 or D27, PSF can vary by S$200–S$300 PSF depending on the specific precinct. The heatmap reveals which pockets within a district are trending up, flat or sideways, helping you avoid paying the higher end of a district range for a project in the weaker sub-cluster.
- Get a lawyer's opinion on title and any encumbrances before exercising the Option to Purchase. Older OCR projects are more likely to carry outstanding conservancy charges, MCST disputes, or pending special levies for major repairs (lifts, waterproofing, common area upgrades). These costs are not reflected in the PSF. Ask the seller to provide the last two years of MCST AGM minutes and the sinking fund balance before exercising the OTP.
Frequently asked questions
Are sub-S$1,500 PSF condos still available for new launches in 2026?
Virtually no new private condo launches in Singapore have priced below S$1,500 PSF since 2022–2023. Construction cost inflation, record Government Land Sales tender prices, and ABSD pass-through costs have pushed OCR new launch PSFs firmly above S$1,500 — many are launching at S$1,700–S$2,000 PSF even in Districts 22 and 27. Sub-S$1,500 PSF (as of 2026-06) is therefore almost exclusively a resale market phenomenon. Buyers who compare new launch brochure PSFs to resale PSFs in the same district are not making a like-for-like comparison: the new unit has full remaining lease, modern facilities, and developer warranty; the resale unit has lease decay and may require renovation. The PSF gap partially reflects those differences.
Does a low PSF in an OCR district automatically mean better investment returns than a higher-PSF RCR property?
Not automatically. Investment returns depend on capital appreciation, rental yield, and holding-period costs — all of which can favour a higher-PSF RCR property over a lower-PSF OCR one. Older OCR leasehold projects depreciate in value as the lease runs down, particularly below 70 years remaining, which caps the buyer pool and compresses exit pricing. Meanwhile, freehold or newer-leasehold RCR projects in stronger rental-demand catchments can deliver superior total returns despite a higher entry PSF. The relevant comparison is total return on equity over your target holding period, not headline PSF at entry. Use the ROI calculator to model both scenarios with realistic appreciation and yield assumptions before deciding.
What is the impact of the Jurong Lake District (JLD) on District 22 property prices?
The JLD masterplan — designating Jurong East as Singapore's second major commercial node — has supported sentiment in District 22 for years, but price impact has been uneven. Projects within comfortable walking distance of Jurong East MRT interchange have seen stronger appreciation than peripheral D22 condos accessed mainly by bus. The JLD is a multi-decade project; major office towers and additional rail components are still years away from completion. Buyers banking on the JLD catalyst should verify exactly how close a target project sits to the core JLD precinct using LTA and URA planning maps, and should price in a holding period of at least eight to twelve years to let infrastructure delivery catch up to the masterplan promise.
How does CPF usage restriction affect buying an older sub-S$1,500 PSF condo?
CPF Board rules restrict the use of Ordinary Account (OA) savings for properties where the remaining lease cannot cover the youngest buyer to age 95 — in those cases CPF usage is prorated, reducing the amount of CPF you can deploy at purchase. Properties with 60 years or less remaining also face tighter MAS LTV limits, which means banks will lend a lower percentage of valuation, forcing a higher cash down payment. These twin restrictions — less CPF usable, less bank financing available — compress the buyer pool for older OCR projects, which directly suppresses their resale market value. Before purchasing any project built before 2000, calculate the remaining lease precisely and model both your CPF usage and the future buyer's CPF constraints using the mortgage calculator at different LTV scenarios.
Is it better to buy a large older unit at low PSF or a smaller newer unit at higher PSF in the same district?
This depends on your priorities, but several factors favour the smaller, newer unit for most buyer profiles. First, a newer project has more lease remaining, which preserves financing optionality and exit liquidity for the future buyer. Second, smaller units generate higher rental demand relative to quantum — a 700 sq ft two-bedroom rents more easily than a 1,300 sq ft three-bedroom at a proportionally higher rent, because the tenant pool for larger units is thinner. Third, maintenance costs on older buildings (ageing lifts, waterproofing, communal facilities) often translate into higher MCST special levies. The large older unit at low PSF can make sense if you genuinely need the space for owner-occupation and plan a very long hold, but it is generally a weaker investment vehicle than a compact newer project in the same catchment — even at a higher PSF entry point.