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Condo · Buyers Guide · 2026

What $1.5M and $2M Buy in a Singapore Condo, District by District

By Winfred Quek · 9 minute read · Last reviewed October 2026

Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.

Sources checked: October 2026 · Sources linked below

With $1.5M or $2M to spend, the first question is how much home that gets you. The answer swings a lot by district. This guide turns published URA transaction data into square feet for each district, then shows the same budget by region.

How these sizes were worked out

Square Foot Research publishes URA caveat data as the median price of 99 year non landed contracts in each size band, by district, for 2026 Q3 (1 July to 30 September). I took each band's median price and divided it by the middle of the band, for example 950 sqft for the 900 to 1,000 sqft band. That gives an implied price per sqft for each band. I then took the contract weighted median of those figures across bands from 300 to 2,000 sqft. Dividing a budget by that figure gives the size.

This is a shortcut, so treat the output as a guide. The source mixes new sales and resales, so a district with a big recent launch reads higher. I could not confirm whether executive condominiums are included. Only districts with at least 60 contracts are shown, and sizes are rounded to the nearest 10 sqft.

$1.5M and $2M by district (99 year leasehold)

Source: Square Foot Research, median prices by size band citing URA, non landed 99 year, 2026 Q3. Implied PSF and sizes are my calculation. Contracts are those in the 300 to 2,000 sqft bands.

The spread is wide. The core districts (D11, D1, D9, D10) sit between about $2,600 and $3,100 per sqft, which puts $1.5M at roughly 490 to 570 sqft. The north, east and west heartland districts (D27, D18, D23, D22, D28) sit between about $1,430 and $1,590 per sqft, which puts the same $1.5M at roughly 950 to 1,050 sqft.

A direct check against size band medians

The table above is an estimate, so here is a check against actual contracts. These are Q3 2026 median prices for specific size bands, taken straight from the source.

Source: Square Foot Research, citing URA, non landed 99 year, 2026 Q3. The next band up in D19 (1,200 to 1,300 sqft) had a median of $2.04M from 57 contracts, and in D18 (1,400 to 1,500 sqft) $2.15M from 11 contracts.

These sit close to the estimates. In D11, 500 to 600 sqft had a median of $1.55M (22 contracts), already above $1.5M, in line with the estimate of about 490 sqft. One project can swing a single band, so the district table uses all bands together.

Freehold condos

Freehold condos are scarcer. Most districts had fewer than 60 freehold contracts in Q3 2026, and these eight cleared the bar.

Source: Square Foot Research, citing URA, non landed freehold and 999 year, 2026 Q3. Implied PSF and sizes are my calculation.

The CCR, RCR and OCR view

URA groups districts into the Core Central Region (CCR), Rest of Central Region (RCR) and Outside Central Region (OCR). Realion (OrangeTee and ETC) publishes average prices by region, split by new sale and resale, using URA data. Its table excludes ECs and may include a small number of landed sales.

Source: Realion (OrangeTee and ETC) Research, Private Residential Q2 2026, Table 1, average prices excluding ECs, transactions up to 28 June 2026. Sizes are my calculation.

Knight Frank's Q1 2026 update shows the same pattern with non landed medians: CCR resale $2,223 and new sale $3,174, RCR resale $1,951 and new sale $2,686, OCR resale $1,554 and new sale $2,502 per sqft. Knight Frank found the new sale premium widest in the OCR, at 61.0%.

On price movement, URA's Q3 2026 flash estimate, as reported by EdgeProp, showed non landed prices up 0.9%, with the OCR up 2.2%, the RCR up 0.2% and the CCR down 0.1%. The same report cites Realion: 53.6% of private home sales excluding ECs in Q3 2026 were at $2M or more, and 71.7% of new sales. So $2M is nearer the middle than the top of the new launch market.

What the sizes mean in bedrooms

This is a rough guide of my own, not a URA figure: a 1 bedroom is often about 450 to 600 sqft, a 2 bedroom about 650 to 900 sqft, a 3 bedroom about 900 to 1,200 sqft and a 4 bedroom about 1,200 to 1,500 sqft. Layouts vary by project and age.

On that guide, $1.5M in the core districts points to a 1 bedroom or compact 2 bedroom, while $1.5M in the heartland districts points to a 3 bedroom. $2M in the core districts points to a 2 bedroom, and $2M in the heartland districts reaches 3 to 4 bedroom territory.

Costs on top of the price

Every size above assumes the whole budget goes to the price. In practice, Buyer's Stamp Duty is payable on every purchase, and Additional Buyer's Stamp Duty applies to some buyers, such as second property buyers and foreigners. Legal fees apply too. I have not calculated a figure, because it depends on your own situation.

For the rules and rates, see the buyer stamp duty guide, how BSD, ABSD and SSD stack and ABSD Singapore 2026, or check IRAS directly.

What this data cannot tell you

• Districts left out for thin 99 year samples (under 60 contracts): D2, D4, D6, D7, D8, D12, D24 and D25. D6 and D24 had only 2 and 3 contracts.
• It does not split new sale from resale within a district. Use the region table for that gap.
• Price per sqft is not the whole story. Read PSF vs quantum for why total price often matters more.
• It covers one quarter. I could not source a clean four quarter district series, so Q4 2025 to Q2 2026 are not shown by district.

To find a condo's district, use the postal code lookup or the district guides. For new launches against resale, see new launch vs resale by district.

Frequently Asked Questions

What can $1.5M buy in a Singapore condo?

It depends heavily on the district. Using Q3 2026 transaction medians for 99 year leasehold condos, $1.5M works out to about 490 sqft in District 11 (Novena, Newton), about 920 sqft in District 19 (Serangoon, Hougang, Punggol) and about 1,050 sqft in District 27 (Yishun, Sembawang). These are estimates, not quotes for any one unit, and exclude stamp duty.

What can $2M buy in a Singapore condo?

On the same Q3 2026 data, $2M works out to about 650 sqft in District 11, about 850 sqft in District 26 (Upper Thomson, Springleaf), about 1,220 sqft in District 19 and about 1,390 sqft in District 27. Across the three regions, Realion's Q2 2026 averages put it at about 580 sqft for a new sale in the CCR and about 1,220 sqft for a resale in the OCR.

Which districts give the biggest unit for $1.5M?

In the Q3 2026 data with at least 60 contracts, the largest estimates are District 27 (Yishun, Sembawang) at about 1,050 sqft, District 18 (Tampines, Pasir Ris) at about 1,010 sqft, District 23 (Hillview, Bukit Panjang, Choa Chu Kang) at about 980 sqft and District 22 (Jurong, Boon Lay) at about 970 sqft.

Does a new launch or a resale condo give more space for the same budget?

Resale gives more space per dollar. Realion's Q2 2026 averages show new sales at $2,335 to $3,423 per sqft across the regions, against $1,639 to $2,289 for resales. So the same $1.5M buys a smaller new sale unit than a resale unit in the same region.

Do these budgets include stamp duty?

No. The sizes above divide the budget by price per sqft, so they assume the full amount goes to the price. Buyer's Stamp Duty applies to every purchase, and Additional Buyer's Stamp Duty applies to some buyers, such as second property buyers and foreigners. Check the current rates with IRAS before you set a budget.

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L3010886H), advising HDB sellers, upgraders, and investors. CEA Salesperson Licence No. R073319H. The information on this page is general and does not constitute financial, investment, or legal advice.