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As we reach mid-2025, Singapore's 2-bedroom condo market remains one of the most dynamic and sought-after segments in the Lion City's property landscape.
The average price for a 2-bedroom condo in Singapore currently ranges from SGD 1.2 million to SGD 2.5 million, depending on location, age, and amenities. With mortgage rates trending downward and new supply coming online, this market segment offers both opportunities and challenges for buyers and investors.
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Singapore's 2-bedroom condo market is characterized by strong demand and limited supply, with prices varying significantly by location and property type.
As of June 2025, buyers can expect to pay between SGD 1.2-2.5 million for a quality 2-bedroom unit, with additional costs including stamp duties, legal fees, and ongoing maintenance.
| Region | Average Price Range (SGD) | Price per Square Foot (SGD) | Typical Size (sqft) | Market Outlook |
|---|---|---|---|---|
| Core Central Region (CCR) | 2.2M - 3.5M | 2,800 - 3,500 | 650 - 850 | Stable premium demand |
| Rest of Central Region (RCR) | 1.8M - 2.4M | 2,200 - 2,800 | 700 - 900 | Strong growth potential |
| Outside Central Region (OCR) | 1.2M - 1.8M | 1,700 - 2,200 | 750 - 1,000 | Best value for money |
| New Launch (All Regions) | 1.5M - 4M | 2,200 - 3,800 | 600 - 800 | Higher appreciation potential |
| Resale Market | 1.2M - 3M | 1,800 - 3,200 | 800 - 1,200 | Immediate occupation available |
What's the current average price of a 2-bedroom condo in Singapore?
As of June 2025, the average price of a 2-bedroom condo in Singapore ranges from SGD 1.2 million to SGD 2.5 million, with significant variation based on location and property characteristics.
In the Core Central Region (CCR), which includes prime areas like Orchard and Marina Bay, 2-bedroom condos typically cost between SGD 2.2 million to SGD 3.5 million. These premium locations command higher prices due to their proximity to business districts and luxury amenities.
The Rest of Central Region (RCR) offers more moderate pricing, with 2-bedroom units ranging from SGD 1.8 million to SGD 2.4 million. Areas like Tiong Bahru, River Valley, and East Coast fall into this category, providing good accessibility to the city center while being slightly more affordable than CCR properties.
Outside Central Region (OCR) presents the most budget-friendly options, with 2-bedroom condos priced between SGD 1.2 million to SGD 1.8 million. Suburban areas like Tampines, Jurong, and Woodlands offer excellent value for money, especially for families prioritizing space and amenities over central location.
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How much does that vary by neighborhood, and which areas are considered high-end, upcoming, or budget-friendly?
Singapore's condo market shows dramatic price variations across different neighborhoods, with location being the primary driver of property values.
High-end areas include Districts 1, 2, 9, and 10, encompassing Boat Quay, Raffles Place, Marina Bay, Orchard Road, and River Valley. These premium districts command prices of SGD 2,800 to SGD 3,500 per square foot, with 2-bedroom units often exceeding SGD 2.5 million. The prestige factor, proximity to business districts, and luxury amenities justify these premium prices.
Upcoming areas with strong growth potential include Tanjong Pagar (part of the Greater Southern Waterfront development), Jurong Lake District, and parts of Queenstown. These districts are experiencing significant transformation with new infrastructure projects and urban renewal initiatives. Property prices in these areas range from SGD 2,000 to SGD 2,600 per square foot, offering good appreciation potential.
Budget-friendly neighborhoods include Districts 17, 25, and 27, covering areas like Changi, Woodlands, and Yishun. These suburban locations offer 2-bedroom condos from SGD 1,700 to SGD 2,100 per square foot, making them attractive for first-time buyers and young families. Despite lower prices, these areas maintain good connectivity to the city center through MRT networks.
The price differential between the most expensive and most affordable areas can be as much as 100%, highlighting the importance of location in Singapore's property market.
What are the typical sizes (in square meters or square feet) of 2-bedroom condos across different parts of Singapore?
The size of 2-bedroom condos in Singapore varies significantly between newer and older developments, with notable differences across different regions.
Newer condos (built after 2010) typically feature smaller 2-bedroom units ranging from 61 to 74 square meters (657 to 797 square feet). This reduction in size is partly due to the implementation of Gross Floor Area (GFA) harmonization rules and developers' strategy to maximize the number of units per development.
Older resale condos (built before 2010) generally offer more spacious 2-bedroom units, ranging from 74 to 113 square meters (800 to 1,216 square feet). These larger units are particularly attractive to families who prioritize living space over modern amenities.
In the Core Central Region, where land is most scarce and expensive, 2-bedroom units tend to be on the smaller side, typically 650 to 850 square feet, as developers maximize the number of units to optimize returns on prime land.
Outside Central Region developments often feature larger 2-bedroom units, ranging from 750 to 1,000 square feet, as land costs are lower and developers can afford to offer more generous space allocations.
The average 2-bedroom condo in Singapore measures approximately 750 square feet, though buyers should carefully verify actual unit sizes as marketing materials may include common areas in some calculations.
What is the total cost of purchase, including fees, taxes, legal costs, and any other hidden charges?
The total cost of purchasing a 2-bedroom condo in Singapore extends well beyond the property price, with additional expenses that can add 5% to 65% to your total investment depending on your buyer profile.
| Cost Component | Singaporean (1st Property) | Singaporean (2nd Property) | Permanent Resident (1st) | Foreigner |
|---|---|---|---|---|
| Buyer's Stamp Duty (BSD) | 1-4% of property value | 1-4% of property value | 1-4% of property value | 1-4% of property value |
| Additional Buyer's Stamp Duty (ABSD) | 0% | 20% | 5% | 60% |
| Legal Fees | SGD 2,500-4,000 | SGD 2,500-4,000 | SGD 2,500-4,000 | SGD 2,500-4,000 |
| Property Survey/Valuation | SGD 400-600 | SGD 400-600 | SGD 400-600 | SGD 400-600 |
| Fire Insurance (if required) | SGD 200-500/year | SGD 200-500/year | SGD 200-500/year | SGD 200-500/year |
| Monthly Maintenance Fees | SGD 300-800/month | SGD 300-800/month | SGD 300-800/month | SGD 300-800/month |
For example, on a SGD 1.8 million 2-bedroom condo: A Singaporean buying their first property would pay approximately SGD 50,000 in additional costs (2.8% of property value). A foreigner would pay over SGD 1.15 million in stamp duties alone (64% of property value), making the total purchase cost around SGD 2.97 million.
Property tax for owner-occupied residences follows a progressive structure, starting at 0% for the first SGD 12,000 of annual value and scaling up to 32% for high-value properties. Most 2-bedroom condos fall into the 4-10% property tax bracket.
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What are the current mortgage interest rates and estimated monthly repayments for a 2-bedroom condo?
As of June 2025, Singapore's mortgage market is experiencing a favorable environment with interest rates trending downward following global monetary policy shifts.
Current mortgage interest rates range from 2.08% to 2.44% for competitive packages, with fixed rates starting from 2.20% for 2-3 year terms and floating rates pegged to SORA (Singapore Overnight Rate Average) from 2.14%. The 3-month SORA, which influences most floating rate mortgages, has decreased to around 2.9% and is expected to decline further to 2.5% by end-2025.
For a typical SGD 1.8 million 2-bedroom condo with a 75% loan-to-value ratio (SGD 1.35 million mortgage), monthly repayments would be: At 2.2% interest rate over 25 years: approximately SGD 5,900 per month. At 2.2% interest rate over 30 years: approximately SGD 5,100 per month.
Banks typically require a minimum 25% down payment for private condos, with at least 5% paid in cash and the remaining 20% payable through CPF or cash. The Total Debt Servicing Ratio (TDSR) framework limits total monthly debt obligations to 55% of gross monthly income.
To qualify for a SGD 1.35 million mortgage, a household would need a minimum gross monthly income of approximately SGD 10,700, assuming no other debt obligations. This calculation uses the TDSR framework and current interest rates.
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How have prices for 2-bedroom condos changed compared to 1 year ago and 5 years ago?
Singapore's 2-bedroom condo market has demonstrated remarkable resilience and growth over both short and medium-term periods, though the pace of appreciation has moderated in recent months.
Compared to one year ago (June 2024), 2-bedroom condo prices have increased by 3-5% overall, with some variation by region. The Core Central Region saw more modest growth of 2-3%, while Outside Central Region properties experienced stronger appreciation of 4-6%. This reflects a market that continues to grow but at a more sustainable pace compared to the rapid increases seen during 2021-2022.
Looking at the five-year period from 2020 to 2025, the cumulative price increase has been substantial, ranging from 25-35% depending on location and property type. OCR condos have generally outperformed, with some areas seeing increases of 30-35%, while prime CCR locations have appreciated by 25-28%. This significant appreciation reflects Singapore's economic recovery post-COVID, low interest rates during 2020-2022, and continued population growth.
The appreciation has been driven by several factors: limited land supply, strong population growth through immigration, historically low interest rates (until 2022), and Singapore's status as a safe haven for regional wealth. Government cooling measures implemented in December 2021 and April 2023 have helped moderate the pace of growth while maintaining market stability.
Month-on-month data for 2025 shows the market is stabilizing, with price increases of 0.1-0.5% per month, indicating a healthy normalization after years of rapid growth.
What are the price forecasts for 2-bedroom condos over the next 1, 5, and 10 years?
Singapore's 2-bedroom condo market outlook remains cautiously optimistic, with moderate growth expected across all time horizons, supported by fundamental supply-demand dynamics.
One-year forecast (2025-2026): Property experts predict flat to moderate growth of 0-3% for the remainder of 2025 and into 2026. The moderation reflects the impact of recent cooling measures, higher interest rates stabilizing around current levels, and increased supply from new launches. However, underlying demand remains strong due to population growth and Singapore's continued economic expansion.
Five-year forecast (2025-2030): Medium-term projections suggest cumulative price appreciation of 15-25%, translating to average annual growth of 3-5%. This forecast is based on Singapore's projected GDP growth of 2.5% annually, continued population growth, limited land supply, and the completion of major infrastructure projects like the Cross Island Line and Jurong Region Line. Urban renewal projects in areas like Tanjong Pagar and Jurong are expected to drive localized price increases.
Ten-year forecast (2025-2035): Long-term projections indicate potential price increases of 40-60%, though with increasing uncertainty over longer time horizons. Some analysts suggest prices could potentially double by 2035, driven by Singapore's transformation into a leading global city, technological advancement, and continued wealth accumulation in the region. However, these projections assume continued economic growth and political stability.
Key risks to these forecasts include global economic downturns, changes in government policy, interest rate volatility, and potential geopolitical developments affecting Singapore's role as a regional hub.
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How does buying a 2-bedroom condo in Singapore compare to similar condos in cities like Hong Kong, Bangkok, or Kuala Lumpur?
Singapore's 2-bedroom condo market occupies a unique position in the regional property landscape, offering a balance of high quality, strong governance, and premium pricing compared to neighboring cities.
| City | Average Price (USD) | Price per sqm (USD) | Rental Yield | Buyer Restrictions | Market Stability |
|---|---|---|---|---|---|
| Singapore | 900,000 - 1,800,000 | 12,000 - 18,000 | 3.0% - 3.5% | High ABSD for foreigners | Very High |
| Hong Kong | 1,200,000 - 2,500,000 | 20,000 - 35,000 | 2.5% - 3.0% | Significant stamp duties | High but volatile |
| Bangkok | 200,000 - 500,000 | 2,500 - 4,000 | 4.0% - 6.0% | Foreigners limited to condos | Moderate |
| Kuala Lumpur | 150,000 - 400,000 | 1,000 - 2,500 | 4.5% - 6.5% | Minimum purchase thresholds | Moderate |
Singapore offers superior market stability, transparent legal frameworks, and strong property rights, justifying its premium pricing. While Hong Kong remains more expensive, Singapore provides better value considering quality of life, rental yields, and long-term appreciation potential.
Bangkok and Kuala Lumpur offer significantly lower entry costs and higher rental yields but come with greater market volatility, currency risks, and less developed legal protections for foreign investors. Singapore's position as a regional financial hub and its political stability make it attractive for wealth preservation, despite higher initial costs.
For investors prioritizing capital preservation and steady appreciation, Singapore offers the best risk-adjusted returns in the region, while those seeking higher yields might consider Bangkok or Kuala Lumpur with appropriate risk management strategies.
What are the best areas to consider if you want to live in the condo vs rent it out short-term (e.g., Airbnb) vs long-term lease vs resell for profit later?
Different investment strategies and personal use cases call for different location choices in Singapore's 2-bedroom condo market, each with distinct advantages and considerations.
- For Owner-Occupation: Orchard Road, River Valley, East Coast, and Holland Village offer the best lifestyle amenities. These areas provide excellent dining, shopping, and recreational facilities while maintaining good connectivity to business districts. Family-friendly areas like East Coast and Katong are particularly attractive for those with children, offering proximity to international schools and recreational facilities.
- For Long-Term Rental: Areas near business districts and MRT stations perform best. River Valley, Tanjong Pagar, and city fringe locations like Tiong Bahru attract expatriate professionals and local working couples. Rental yields in these areas typically range from 3.2% to 3.8%, with strong tenant demand ensuring low vacancy rates.
- For Short-Term Rental (where permitted): Singapore has strict regulations on short-term rentals, with most condos requiring minimum 6-month leases. However, in areas where serviced apartments are permitted, locations near Orchard Road, Marina Bay, and the CBD command premium rates from business travelers and tourists. Note that most residential condos do not permit Airbnb-style short-term rentals.
- For Capital Appreciation: Emerging areas with planned infrastructure developments offer the best upside potential. Jurong Lake District (future second CBD), Tanjong Pagar (Greater Southern Waterfront), and areas along new MRT lines like the Cross Island Line are expected to see significant appreciation. These locations currently trade at discounts to established areas but offer substantial long-term growth potential.
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What are some recent examples of actual purchase prices for 2-bedroom condos in popular districts?
Recent transaction data from key Singapore districts provides concrete examples of current market pricing for 2-bedroom condos across different segments.
In the Core Central Region, Cairnhill 16 near Orchard Road recently sold 2-bedroom units (775 sqft) from SGD 2.15 million (SGD 2,781 per sqft), reflecting the premium commanded by prime location and luxury amenities. The project's proximity to Orchard MRT and premium shopping districts justifies the high per-square-foot pricing.
For the Rest of Central Region, Amber Residences in Marine Parade has seen 2-bedroom resale transactions around SGD 2.0-2.2 million for units between 850-950 sqft. This area benefits from East Coast lifestyle amenities while maintaining good accessibility to the CBD, representing typical RCR pricing.
In the Outside Central Region, Sora in Jurong offers new launch 2-bedroom units (646 sqft onwards) starting from SGD 1.3 million (SGD 2,012 per sqft). This project represents excellent value in an emerging area with strong infrastructure development plans, including the upcoming Jurong Region Line.
Recent resale transactions in OCR areas like Breeze By The East show 2-bedroom units selling for SGD 1.6-1.8 million, depending on floor level, facing, and condition. These transactions demonstrate the continued strong demand for larger, more affordable units in suburban locations.
New launch projects like The Collective at One Marina Gardens (former Peace Centre) are expected to price 2-bedroom units from SGD 2.8-3.5 million, reflecting the premium for prime location and modern facilities in the CBD area.
What are the smartest options right now in terms of value for money and potential return on investment?
Current market conditions present several strategic opportunities for savvy 2-bedroom condo investors who understand both immediate value and long-term appreciation potential.
The smartest value play currently lies in city fringe locations within the Rest of Central Region, particularly areas like Tiong Bahru, Outram, and parts of Kallang. These locations offer the sweet spot of reasonable pricing (SGD 2,000-2,400 per sqft), strong rental demand from professionals, and good appreciation potential as urban renewal continues.
For maximum appreciation potential, emerging areas with confirmed infrastructure development present compelling opportunities. Jurong Lake District, designated as Singapore's second CBD, offers 2-bedroom condos at significant discounts (20-30%) to established areas while benefiting from massive government investment in transportation and commercial development. The upcoming Jurong Region Line and various business park developments support strong long-term growth prospects.
Resale properties in established areas often provide better value than new launches, offering 5-15% savings in per-square-foot pricing while providing immediate rental income and occupancy. Older developments (10-15 years) in good locations like River Valley or Katong can offer excellent renovation potential and immediate cash flow.
For investors seeking immediate yield, newer developments in OCR areas near MRT stations offer the best rental returns (3.5-4.0%) while maintaining reasonable appreciation prospects. Areas like Tampines, Bukit Batok, and Jurong East provide strong rental demand from families and working professionals.
Current market timing favors buyers who can act quickly, as interest rates are expected to decline further while property prices remain relatively stable, creating a favorable financing environment for the next 12-18 months.
What types of condos (e.g. freehold vs leasehold, new launch vs resale) offer the best deals for a 2-bedroom unit today?
The choice between different condo types significantly impacts both initial investment and long-term returns, with each category offering distinct advantages depending on buyer priorities and investment horizon.
Leasehold condos currently offer superior value for money compared to freehold properties, with price differences of 10-20% for similar locations and amenities. The 99-year lease provides ample time for appreciation while offering better initial yields (3.5-4.0% vs 3.0-3.5% for freehold). For most buyers planning to hold properties for 10-20 years, leasehold represents better immediate value and cash flow.
Resale condos present the best immediate value proposition, offering larger unit sizes (typically 800-1,200 sqft vs 650-800 sqft for new launches), lower per-square-foot pricing, and immediate occupancy. Resale properties built between 2005-2015 offer modern amenities while avoiding the premium pricing of new launches. Many resale units also feature better layouts and higher ceilings compared to newer, more compact designs.
New launch condos provide better long-term appreciation potential and modern facilities but command premium pricing (15-25% above comparable resale). The Progressive Payment Scheme allows buyers to spread payments over construction periods, reducing immediate financial burden. New launches also typically offer better rental management services and contemporary designs that appeal to younger tenants.
For value-conscious buyers, 99-year leasehold resale condos in good locations represent the optimal combination of affordability, rental yield, and appreciation potential. These properties offer the largest units at the most reasonable prices while providing decades of ownership benefits.
Executive Condominiums (ECs) reaching their Minimum Occupation Period offer exceptional value, as they transition from subsidized housing to private property status, often resulting in significant appreciation while offering larger units at attractive prices.
Conclusion
Singapore's 2-bedroom condo market as of mid-2025 presents a complex but opportunity-rich landscape for both homebuyers and investors. With prices ranging from SGD 1.2 million to SGD 2.5 million depending on location and property type, the market offers options across various budget levels while maintaining strong fundamentals.
The combination of declining interest rates, steady economic growth, and continued urban development creates favorable conditions for property investment. However, buyers must carefully consider the significant additional costs, particularly the substantial ABSD for foreigners and multiple property owners, which can dramatically impact total investment requirements.
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.
Singapore's 2-bedroom condo market continues to evolve with new launches, changing regulations, and shifting buyer preferences.
Staying informed about market trends, financing options, and location-specific developments will be crucial for making successful property decisions in this dynamic market.
Sources
- SmartWealth Singapore - Average House Price Singapore
- CondoLaunch - Average Condo Price Singapore
- 99.co - Condo for Sale Singapore
- BambooRoutes - Singapore Average Condo Prices
- SRX Property Price Index Singapore
- MortgageWise - Home Loan Rates Singapore 2025
- DollarBack Mortgage - Mortgage Rate Forecast
- PropertyGuru - ABSD Guide Singapore
- IRAS - Additional Buyer's Stamp Duty
- StackedHomes - Singapore Property Market Shifts 2025