What condos can you buy for under $1m in 2024?

The private housing market has been tough on home buyers as the post-Covid era is one of the priciest times to buy a private property. Singles, in particular, face unique difficulties.

They can only buy a resale HDB after turning 35, and private housing often seems out of reach. So for those with a budget of $1 million or less, what are the options that you have out there? We explored the market to uncover potential opportunities:

Looking at transactions across the regions:

We looked through the OCR, RCR, and CCR for private property transactions at $1 million or under in 2024 so far. Here’s how many we found:

We’re sure it’s not a surprise to learn the majority of $1 million or under transactions are from the OCR. What may come as a surprise to some people, however, is that there are private properties transacting for this amount even in the CCR. 

These are the prime location properties which have seen such transactions:

Project Name	Transacted Price ($)	Area (SQFT)	Unit Price ($ PSF)	Sale Date
THE PLAZA	$750,000	592	$1,267	12 Mar 2024
SKYSUITES@ANSON	$920,000	398	$2,310	18 Mar 2024
SKYSUITES@ANSON	$885,000	366	$2,418	3 Apr 2024
THE CLIFT	$970,000	495	$1,959	5 Jan 2024
V ON SHENTON	$948,000	474	$2,002	26 Mar 2024
RV POINT	$945,000	484	$1,951	9 Jan 2024
ATTITUDE AT KIM YAM	$775,000	355	$2,182	12 Jan 2024
VIVACE	$902,888	420	$2,151	18 Mar 2024
RV RESIDENCES	$985,000	452	$2,179	10 Jan 2024
ZEDGE	$888,000	495	$1,793	8 Jan 2024
LOFT@HOLLAND	$858,888	334	$2,574	2 Feb 2024
ESPADA	$945,000	355	$2,660	13 Feb 2024
OXLEY EDGE	$835,000	377	$2,216	20 Feb 2024
THE ASANA	$988,888	398	$2,483	20 Feb 2024
OXLEY EDGE	$920,000	431	$2,137	18 Mar 2024
ROBIN RESIDENCES	$979,000	409	$2,393	26 Mar 2024
ESPADA	$965,000	377	$2,561	28 Mar 2024
OXLEY EDGE	$890,000	377	$2,362	25 Apr 2024
M5	$960,000	474	$2,027	2 May 2024
M5	$945,000	441	$2,141	14 May 2024

Without exception, all the units are one-bedders. The smallest units are from Espada (near Somerset MRT) and Oxley Edge (near Fort Canning MRT). The largest was The Plaza along Beach Road, near the Nicoll Highway MRT. 

The lower cost for The Plaza is likely due to age (it was built in 1979), and perhaps being an apartment rather than a condo (it’s above some commercial units, in the style of old-school mixed-use projects). 

Do note that all of these are freehold or 999-year projects. Some of these, like Robin Residences, are also famous for being near good schools; but this is negated by the units being single-bedders. 

Projects in the RCR for $1 million or below:

Project Name	Tenure	Min Size (Sq Ft)	Max Size (Sq Ft)	Volume
WING FONG COURT	Freehold	947	990	2
LE REGAL	Freehold	366	786	3
NOTTINGHILL SUITES	Freehold	398	710	4
# 1 SUITES	Freehold	560	667	4
THE HILLFORD	60 yrs from 19/02/2013	398	657	5
THE VERVE	Freehold	441	624	3
NOVA 88	Freehold	506	603	3
28 IMPERIAL RESIDENCES	Freehold	409	592	2
STUDIOS @ MARNE	Freehold	560	592	2
SIMS URBAN OASIS	99 yrs from 29/07/2014	409	581	12
SIMS EDGE	Freehold	409	581	2
D’WEAVE	Freehold	420	570	5
TRE RESIDENCES	99 yrs from 23/04/2014	420	570	4
METRO LOFT	Freehold	452	570	2
GUILLEMARD EDGE	Freehold	409	560	4
THE MEZZO	Freehold	560	560	2
REZI 24	Freehold	463	549	2
THOMSON V TWO	Freehold	452	538	2
SANT RITZ	99 yrs from 01/10/2012	527	527	3
NIN RESIDENCE	99 yrs from 13/09/2010	474	527	2
ONE DUSUN RESIDENCES	Freehold	527	527	2
THE TRE VER	99 yrs from 27/03/2018	495	495	5
BARTLEY RIDGE	99 yrs from 16/04/2012	463	495	2
LE SOMME	Freehold	495	495	2
PRINCIPAL GARDEN	99 yrs from 21/07/2014	484	484	3
WATERBANK AT DAKOTA	99 yrs from 07/12/2009	484	484	3
PENROSE	99 yrs from 03/07/2019	474	484	2
SKY VUE	99 yrs from 04/03/2013	484	484	2
COMMONWEALTH TOWERS	99 yrs from 07/05/2013	441	474	7
EDENZ SUITES	Freehold	441	474	4
VIIO @ BALESTIER	Freehold	474	474	2
THOMSON IMPRESSIONS	99 yrs from 12/01/2015	463	463	3
PARK COLONIAL	99 yrs from 11/10/2017	463	463	2
CENTRA SUITES	Freehold	420	452	3
CITY GATE	99 yrs from 15/04/2014	431	452	2
IMPERIAL HEIGHTS	Freehold	452	452	2
QUEENS PEAK	99 yrs from 28/09/2015	431	441	5
THE POIZ RESIDENCES	99 yrs from 17/11/2014	420	441	5
CENTRA HEIGHTS	Freehold	431	431	3
QUESTA @ DUNMAN	Freehold	431	431	3
THE FORESTA @ MOUNT FABER	Freehold	431	431	2
PARC ESTA	99 yrs from 12/07/2018	420	420	3
PARC IMPERIAL	Freehold	398	420	3
CASA AERATA	Freehold	388	420	2
PRESTIGE HEIGHTS	Freehold	344	409	4
ALEXIS	Freehold	398	409	2
SPOTTISWOODE 18	Freehold	388	388	5
SUITES@ KATONG	Freehold	388	388	2
VIVA VISTA	Freehold	323	377	2
SKYSUITES17	Freehold	355	355	2

There were 112 projects, but we’ve filtered some out, as they had only a single transaction. Here, the largest transacted unit was at Wing Fong Court; at 900 sq ft, this would be considered a three-bedder today. Unfortunately, we don’t think many families will like the location.

Wing Fong Court is sizeable for the price, and close to many amenities; but it’s also surrounded by many hotels around the Geylang Lorong 14 area. And whilst the vice area in Geylang has shrunk over time, it’s still going to be too close for comfort for some.

Wing Fong is also quite old, dating back to 1997; but the freehold status mitigates some of the age issues. It may be more viable as a rental asset, given the good location and lower price.

Sims Urban Oasis is a leasehold counterpart, which is also closer to Aljunied MRT station (which also means it’s reasonably far from the vice area). It’s even one of the newer condos, dating back to just 2017; but you do need to contend with a high unit count (1,024 units), and quite a bit of traffic issues from Aljunied Road. 

Parc Esta is also likely to raise some eyebrows, as this is a high-demand condo. This project is across from Eunos MRT station and one stop away from Paya Lebar, so you get all the benefits of PLQ, minus the crowds and noise. It’s also very new, built in 2022.

However, Parc Esta also has a high unit count (1,399 units), and a 420 sq ft unit is certainly small, even by today’s standards. Still, if you are willing to look past that, the location is a convenient one.

The same consideration pertains to Queens Peak (across from Queenstown MRT) and Principal Garden (somewhat near Redhill MRT and one stop away from Tiong Bahru). They’re both below 500 sq ft but close to $1 million.

As an aside, do note that most of the projects here are still freehold or on 999-year leases.

Projects in the OCR for $1 million or under

Project Name	Tenure	Min Size (Sq Ft)	Max Size (Sq Ft)	Volume
MELVILLE PARK	99 yrs from 01/09/1992	936	1206	8
PARKVIEW APARTMENTS	99 yrs from 01/05/1994	926	990	6
MAYSPRINGS	99 yrs from 01/12/1994	807	904	4
LAUREL TREE	Freehold	463	872	4
EIGHT COURTYARDS	99 yrs from 20/09/2010	549	861	4
THE INFLORA	99 yrs from 25/05/2012	463	818	5
PARC ROSEWOOD	99 yrs from 07/09/2011	431	807	9
PARC OLYMPIA	99 yrs from 25/01/2012	495	797	8
RIPPLE BAY	99 yrs from 10/08/2011	484	797	5
SYMPHONY SUITES	99 yrs from 10/06/2014	689	786	7
BELLEWOODS	99 yrs from 12/08/2013	786	786	4
NV RESIDENCES	99 yrs from 07/01/2008	743	764	4
NORTHWAVE	99 yrs from 25/05/2015	667	753	13
THE SANTORINI	99 yrs from 16/10/2013	527	753	7
HILLSTA	99 yrs from 03/10/2011	527	753	5
D’NEST	99 yrs from 20/10/2010	484	753	4
SKIES MILTONIA	99 yrs from 20/02/2012	484	743	5
SOL ACRES	99 yrs from 02/06/2014	495	710	14
THE ALPS RESIDENCES	99 yrs from 03/08/2015	506	700	4
THE MINTON	99 yrs from 27/07/2007	549	700	4
KINGSFORD WATERBAY	99 yrs from 03/03/2014	474	689	9
TREASURE AT TAMPINES	99 yrs from 29/11/2018	463	678	29
HIGH PARK RESIDENCES	99 yrs from 05/11/2014	441	667	11
KINGSFORD . HILLVIEW PEAK	99 yrs from 04/06/2012	517	657	6
THE GREENWICH	99 yrs from 21/12/2009	603	657	6
RIVERFRONT RESIDENCES	99 yrs from 31/05/2018	463	635	11
SEAHILL	99 yrs from 26/09/2011	495	624	9
THE HILLIER	99 yrs from 01/08/2011	517	624	6
URBAN VISTA	99 yrs from 05/11/2012	431	614	8
LE QUEST	99 yrs from 29/08/2016	495	614	4
WATERTOWN	99 yrs from 18/05/2011	570	603	9
PARC RIVIERA	99 yrs from 11/11/2015	463	603	8
THE TAPESTRY	99 yrs from 31/07/2017	441	603	7
THE ESTUARY	99 yrs from 25/06/2008	592	603	5
STRATUM	99 yrs from 11/07/2012	441	592	8
ECO	99 yrs from 14/05/2012	549	592	5
RIVERTREES RESIDENCES	99 yrs from 28/08/2013	581	592	5
PARC BOTANNIA	99 yrs from 28/12/2016	431	592	4
THE SCALA	99 yrs from 06/01/2010	474	592	4
EUHABITAT	99 yrs from 06/12/2010	527	581	7
THE GLADES	99 yrs from 21/01/2013	452	570	6
NORTH PARK RESIDENCES	99 yrs from 19/03/2015	431	549	5
AFFINITY AT SERANGOON	99 yrs from 18/05/2018	474	538	13
HILLION RESIDENCES	99 yrs from 04/01/2013	463	538	8
THE FLORENCE RESIDENCES	99 yrs from 24/12/2018	474	527	15
THE GARDEN RESIDENCES	99 yrs from 30/10/2017	452	517	7
PARC CLEMATIS	99 yrs from 08/08/2019	452	517	5
BOTANIQUE AT BARTLEY	99 yrs from 14/04/2014	495	517	4
J GATEWAY	99 yrs from 28/08/2012	474	506	5

There’s a big list of 158 projects, so the OCR is clearly (and unsurprisingly) the region where you have the most options. For simplicity, we picked out projects with at least four or more transactions in 2024. 

Treasure at Tampines is on the list, as even at launch, one of its main draws was its highly competitive pricing. However, do note that it’s currently the biggest-ever condo in Singapore (over 2,200 units). While there is a wide range of facilities (11 swimming pools available), not everyone would like living in such a busy environment.

29 units have transacted for under $1 million at Treasure, and we note the 678 sq ft unit was at $970,000. This is probably stretching what some might consider to be reasonably sized for a small family, about on par with a 3-room flat. That said, this is a rather good price given the condo was just completed last year!

Hillion Residences and Watertown are also notable names. Both of these are integrated developments: Hillion is connected to Bukit Panjang LRT, and has a commercial element that includes a food court and an NTUC. Watertown is connected to Punggol MRT, and Waterway Point is the major retail, food, and entertainment hub of the area. 

Integrated developments tend to cost more as a rule, so a unit below $1 million is still achievable for singles or young couples; and if you’re thinking of investment, these units tend to be easily rentable, on account of the attached amenities. 

The biggest unit transacted on the list is a 1,206 sq ft unit at Melville Park. This is pretty amazing in the 2024 market: right now a resale unit half that size could go for around $1.4 million.

The lower price point is probably because of the high unit count (1,232 units), age (completed in 1996), and also because it is on a 99-year lease. Also, given the proximity to the airport, the SIA training centre, and SUTD, there’s reasonably good rentability. 

So there are private properties available for $1 million or under even in 2024; but the better options appear to be among larger projects (mega-developments).

Couples and singles actually do have options even now, but larger family buyers seem out of luck (unless they’re okay to accept the oldest fringe-region properties, that is). 

ALSO READ: We own a 2-bedroom EC: Should we sell to buy a condo, a HDB flat or rent?

This article was first published in Stackedhomes.