What is the average price of 2 bedroom condo in Singapore?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Singapore. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Singapore real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Singapore, Marina Bay, and Orchard. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What is the current average price of a two-bedroom condo in Singapore?

The average price of a two-bedroom condo in Singapore ranges from SGD 1.2 million to SGD 2.5 million as of September 2025.

Core Central Region properties command the highest prices at SGD 2.2-3.5 million, covering prime areas like Orchard Road, Marina Bay, and Bukit Timah. Rest of Central Region units typically cost SGD 1.8-2.4 million, including popular neighborhoods like Tiong Bahru and East Coast.

Outside Central Region offers the most affordable options at SGD 1.2-1.8 million, with developments in Tampines, Jurong, and Woodlands providing excellent value for families and first-time buyers. New launch developments across all regions span SGD 1.5-4 million, while resale properties range from SGD 1.2-3 million.

The price variation reflects Singapore's strict urban planning zones, with CCR properties benefiting from proximity to the central business district and premium amenities.

These prices represent actual transaction data from Q3 2025 and reflect the current market conditions in Singapore's residential property sector.

How do prices differ depending on the neighborhood or district?

Singapore's condo prices vary dramatically based on the government's regional classification system and specific district characteristics.

Core Central Region districts (9, 10, 11) including Orchard, Bukit Timah, and Tanglin command premium prices due to their central location and established infrastructure. These areas typically see price per square foot ranging from SGD 2,800 to SGD 3,500.

Rest of Central Region encompasses districts like River Valley, Tanjong Pagar, and Marine Parade, offering good connectivity to the city center while maintaining slightly more affordable pricing at SGD 2,200-2,800 per square foot. Outside Central Region districts such as Jurong, Woodlands, and Tampines provide the best value proposition at SGD 1,700-2,200 per square foot.

District-specific factors like MRT connectivity, school proximity, and future development plans significantly impact pricing within each region.

It's something we develop in our Singapore property pack.

What are the most expensive areas for two-bedroom condos right now?

Districts 9, 10, and 11 represent Singapore's most expensive condo markets as of September 2025.

District	Key Areas	Average Price psf (SGD)	Typical 2BR Price (SGD)	Notable Features
District 9	Orchard, Cairnhill, Leonie Hill	3,200 - 4,500	2.5M - 4M	Shopping belt, luxury retail
District 10	Bukit Timah, Ardmore Park	3,000 - 4,200	2.8M - 4.5M	Elite schools, nature reserves
District 11	Nassim, Tanglin, Newton	3,000 - 6,600	2.5M - 5M+	Diplomatic quarter, luxury
District 1	Marina Bay, Raffles Place	2,800 - 3,800	2.2M - 3.8M	CBD core, waterfront
District 2	Tanjong Pagar, Chinatown	2,500 - 3,500	2M - 3.2M	Financial district, heritage

Nassim Road stands out with luxury condos reaching SGD 6,600 per square foot, while Orchard Sophia recently set records at SGD 3,008 per square foot for two-bedroom units.

These premium areas maintain their value through established infrastructure, prestigious addresses, and limited land supply for new developments.

What are the most budget-friendly or upcoming areas to look at?

Outside Central Region districts offer the best value opportunities for two-bedroom condo purchases in Singapore.

1. **Jurong** - Benefits from upcoming Cross Island Line and established industrial hub with prices starting from SGD 1.2 million2. **Woodlands** - Cross-border connectivity to Malaysia and future Thomson-East Coast Line extension, units from SGD 1.3 million3. **Tampines** - Well-established town center with comprehensive amenities and MRT connectivity, condos from SGD 1.4 million4. **Sengkang** - Rapidly developing with new shopping centers and transportation links, properties from SGD 1.35 million5. **Punggol** - Waterfront living with new developments and upcoming transport improvements, starting SGD 1.45 million

These areas represent excellent long-term investment potential due to ongoing government infrastructure investments and planned urban development projects. The upcoming Jurong Region Line and various MRT extensions will significantly improve connectivity to central Singapore.

Buyers in these regions typically achieve higher rental yields of 3.0-3.5% compared to central areas, making them attractive for investment purposes.

Population growth and young families gravitating toward these areas for affordability and space create sustained demand fundamentals.

How much does the total purchase cost amount to once you include taxes, stamp duties, and other fees?

Total purchase costs extend significantly beyond the property price due to Singapore's comprehensive stamp duty system and additional fees.

Buyer's Stamp Duty follows a tiered structure: 1% on the first SGD 180,000, 2% on the next SGD 180,000, 3% on the next SGD 640,000, 4% on the next SGD 500,000, 5% on the next SGD 1.5 million, and 6% above SGD 3 million. Additional Buyer's Stamp Duty varies dramatically by citizenship status.

Singapore citizens purchasing their first property pay zero ABSD, while second property buyers face 20% ABSD. Permanent residents pay 5% ABSD on their first property, and foreigners face a substantial 60% ABSD on all purchases.

Legal fees, agent commissions, and valuation costs typically add SGD 5,000-8,000 to the total. For a typical SGD 2 million condo, a Singapore citizen buying their first property pays approximately SGD 64,600 in BSD plus SGD 8,000 in miscellaneous fees, totaling SGD 2,072,600.

Foreign buyers face significantly higher costs, with the same SGD 2 million property costing SGD 3,272,600 including the 60% ABSD surcharge.

What is the usual size and square footage of a two-bedroom condo at different price points?

Two-bedroom condo sizes in Singapore vary significantly based on location and development type.

Core Central Region developments typically offer 650-850 square feet for two-bedroom units, with premium developments sometimes featuring smaller footprints but higher price per square foot. Rest of Central Region and Outside Central Region properties generally provide 700-1,000 square feet, with resale properties occasionally reaching 1,200 square feet.

New launch developments trend toward more compact designs for price optimization, with prime region units frequently ranging 700-800 square feet. Older resale properties often feature more generous layouts, particularly in OCR developments where land costs were historically lower.

The SGD 1.2-1.5 million price range typically offers 800-1,000 square feet in OCR locations, while SGD 2-2.5 million properties in RCR provide 750-850 square feet. Premium CCR units at SGD 3+ million may offer only 650-750 square feet but compensate with luxury finishes and prime locations.

It's something we develop in our Singapore property pack.

Can you give some concrete examples of recent purchase prices for two-bedroom condos?

Recent transaction data from Q3 2025 provides clear examples of current market pricing across Singapore's regions.

Cairnhill 16, a new launch in District 9, offers two-bedroom units starting at SGD 2.155 million for 775 square feet, translating to SGD 2,781 per square foot. Orchard Sophia recently set a record with a two-bedroom unit selling at SGD 3,008 per square foot.

Outside Central Region examples include Kovan Residences, where two-bedroom resale units spanning 900-1,100 square feet sell for SGD 1.5-1.7 million. Pebble Bay in the Rest of Central Region saw an exceptional transaction at SGD 5.5 million, though typical RCR sales range SGD 1.8-2.4 million.

New launch projects in Jurong and Woodlands are pricing two-bedroom units from SGD 1.2-1.4 million, while established RCR developments like those in Marine Parade command SGD 2-2.3 million for similar configurations.

These examples reflect the current market dynamics where location premiums significantly outweigh size considerations in pricing determination.

How have condo prices changed compared to five years ago, and compared to one year ago?

Singapore's two-bedroom condo market has experienced substantial appreciation over recent years with continued momentum in 2025.

Islandwide two-bedroom condo prices have surged 36.9% since 2020, representing one of the strongest five-year appreciation cycles in Singapore's recent history. This growth reflects post-pandemic demand, limited supply, and Singapore's economic resilience.

Year-on-year growth from 2024 to 2025 shows more moderate but steady appreciation at 5.3% overall. Core Central Region properties increased 5.9%, Rest of Central Region gained 4.6%, and Outside Central Region appreciated 5.3%.

The COVID and post-pandemic surge has subsided from the dramatic 15-20% annual increases seen in 2021-2022, but current growth rates remain well above the historical 2-3% average. This stabilization indicates market maturity while maintaining positive momentum.

Price appreciation has been driven by foreign buyer demand, returning expatriate population, and domestic upgraders benefiting from HDB resale gains.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What is the forecast for condo prices in one year, five years, and ten years?

Singapore condo price forecasts indicate continued but moderated growth across all time horizons.

2026 projections from CBRE forecast 3-4% price appreciation, reflecting normalized demand patterns and increased supply from new project completions. This represents healthy market growth without overheating concerns.

Five-year outlook through 2030 estimates median condo prices reaching SGD 1.9-2.5 million, suggesting steady 3-5% annual appreciation. This growth aligns with Singapore's economic fundamentals and population growth projections.

Ten-year forecasts through 2035 anticipate stable gains with some analysts noting potential supply-demand imbalances if new project launches exceed population and income growth. However, Singapore's fundamentals including limited land supply, strong expatriate inflow, and economic stability support continued appreciation.

Long-term risks include potential cooling measures if prices grow too rapidly, regional economic competition, and global economic uncertainties affecting foreign investment flows.

Most analysts expect Singapore real estate to outperform regional markets due to political stability, transparent legal system, and strategic economic positioning.

What are the smartest choices today if you want to buy for your own living, rent out short-term, rent out long-term, or buy to resell later?

Investment strategy determines optimal property selection in Singapore's diverse condo market.

**Own Living:** Outside Central Region offers best value for space and amenities, Rest of Central Region provides optimal balance of access and cost, while Core Central Region suits lifestyle-focused buyers prioritizing convenience and prestige.**Short-Term Rental:** Central districts near tourist attractions and business hubs perform best, though government restrictions on short-term letting require careful compliance verification. Areas near Marina Bay, Orchard, and Clarke Quay command premium rates.**Long-Term Rental:** Properties near business districts, universities, and transportation hubs achieve highest occupancy rates. Clementi, Alexandra, East Coast, and CBD fringe areas offer strong rental demand from working professionals and expatriates.**Resale Potential:** New launch developments in Rest of Central Region and Outside Central Region with ongoing infrastructure investments offer strongest appreciation potential. Areas benefiting from upcoming MRT lines and government development plans provide excellent capital growth prospects.**Rental Yield Optimization:** Rest of Central Region and Outside Central Region typically achieve 3.0-3.5% rental yields compared to Core Central Region's 2.5-3.0%, making them more attractive for income-focused investors.

It's something we develop in our Singapore property pack.

What are the typical mortgage costs and monthly payments for a two-bedroom condo at the average price?

Mortgage costs for Singapore condos depend on loan amount, interest rates, and buyer's financial profile.

Region	Average Price (SGD)	Loan Amount (75%)	Monthly Payment	Min. Household Income
Outside Central Region	1.8M	1.35M	6,500	21,900
Rest of Central Region	2.5M	1.9M	9,000	30,100
Core Central Region	3.4M	2.6M	12,300	41,000
Budget OCR Option	1.2M	900K	4,300	14,500
Premium CCR Option	4.5M	3.4M	16,100	54,000

Calculations assume 75% loan-to-value ratio, 25% down payment, and current 4% interest rate typical in September 2025. Banks typically require household income at least 3.3 times the monthly mortgage payment for approval.

Additional costs include mortgage insurance, legal fees for loan documentation, and ongoing property maintenance fees averaging SGD 300-600 monthly depending on development facilities and location.

How do condo prices in Singapore compare with those in other big, similar global cities?

Singapore consistently ranks among the world's most expensive property markets, typically placing in the global top 3-5 cities.

Price per square foot comparisons show Singapore at approximately SGD 2,700 (USD 2,000) for city center locations. Hong Kong remains more expensive at SGD 3,100 (USD 2,300) per square foot, while London and New York show comparable pricing with more significant neighborhood variations.

Singapore ranks third globally for highest property prices behind Hong Kong and Zurich according to 2025 international property surveys. This positioning reflects Singapore's status as a premier Asian financial center with limited land supply and strong international demand.

Compared to regional Asian markets, Singapore commands significant premiums over Bangkok, Kuala Lumpur, and Jakarta, but remains more accessible than Hong Kong for international buyers. Australian cities like Sydney and Melbourne show similar pricing patterns but with different ownership restrictions.

Singapore's price premium reflects political stability, transparent legal system, strategic location, and established expatriate community compared to other expensive global cities.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. StackedHomes - One Bedder vs Two Bedder Condo Analysis
2. BuyCondo.sg - Bedroom Comparison Guide
3. BambooRoutes - Average 2BR Condo Prices
4. IQRate - Singapore Property Market Analysis
5. Roshi.sg - Stamp Duty Calculator
6. SRX Property - Resale Market Analysis
7. Global Property Guide - Singapore Price History
8. 99.co - Income Requirements Analysis
9. Time Out Singapore - Global Cost Rankings
10. SmartWealth.sg - House Price Analysis