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The Singapore condo market in June 2025 presents a unique opportunity for buyers.
With interest rates at multi-year lows, over 9,000 new units launching in the second half of 2025, and price growth moderating to a sustainable 3-7% annually, many consider this an ideal time to enter the market. Whether you're looking to live in your own property, generate rental income, or build long-term wealth, understanding the current market dynamics is crucial for making an informed decision.
If you want to go deeper, you can check our pack of documents related to the real estate market in Singapore, based on reliable facts and data, not opinions or rumors.
The Singapore condo market in June 2025 offers favorable conditions with interest rates at multi-year lows and abundant supply creating buyer opportunities.
Average condo prices stand at S$1,989,000 with significant variations across CCR (S$3,200-3,500 psf), RCR (S$2,300-2,600 psf), and OCR (S$1,800-2,200 psf) regions.
| Key Metric | Current Status | Implications for Buyers |
|---|---|---|
| Average Condo Price | S$1,989,000 (median: S$1,780,000) | Prices vary significantly by region |
| Interest Rates | Multi-year lows | More affordable mortgage payments |
| New Supply (H2 2025) | 9,000+ units launching | More choices and negotiating power |
| Price Growth Forecast | 3-7% for 2025 | Moderate, sustainable appreciation |
| Rental Yields | 3.29% average gross yield | Stable returns for investors |
| ABSD for Foreigners | 60% | High barrier for foreign buyers |
| Best Buying Window | June-December 2025 | Favorable conditions before potential tightening |
What are the current condo prices in Singapore by area - CCR, RCR, and OCR?
As of June 2025, Singapore condo prices vary dramatically across the three main regions, reflecting different lifestyle offerings and investment potential.
Core Central Region (CCR) commands premium prices at S$3,200-3,500 per square foot, with prime new launches exceeding S$3,500 psf in prestigious districts like Orchard, Marina Bay, and Bukit Timah. A typical 2-bedroom unit (900 sq ft) in these areas costs between S$2.88-3.15 million.
Rest of Central Region (RCR) offers more accessible pricing at S$2,300-2,600 psf, with city fringe new launches ranging from S$2,400-2,700 psf. Popular areas include Queenstown, Novena, and Alexandra, where a 2-bedroom unit typically costs S$2.07-2.34 million.
Outside Central Region (OCR) provides the best value at S$1,800-2,200 psf, catering to the mass market in areas like Punggol, Jurong, and Woodlands. Here, a 2-bedroom unit ranges from S$1.62-1.98 million.
The overall average condo price in Singapore stands at S$1,989,000, with a median of S$1,780,000, offering diverse options for different buyer profiles and investment strategies.
How much rental income can I expect from different Singapore districts?
Rental income potential varies significantly across Singapore's districts, with yields influenced by location, unit size, and tenant demographics.
Prime districts in the Core Central Region typically generate gross rental yields between 3.1-4.0%, with areas like Orchard/River Valley (District 9) commanding average monthly rents of S$7,925 for properties priced around S$2,321 psf, yielding approximately 3.98%.
| District/Area | Average Price (psf) | Monthly Rent (S$) | Gross Yield (%) |
|---|---|---|---|
| Orchard/River Valley (D9) | S$2,321 | S$7,925 | 3.98% |
| Tanglin/Holland/Bukit Timah (D10) | S$2,297 | S$8,438 | 3.85% |
| Novena/Newton (D11) | S$2,009 | S$6,425 | 4.25% |
| Hougang/Punggol/Sengkang | ~S$1,000 | S$3,000 | 3.56% |
| Alexandra/Commonwealth | ~S$1,200 | S$3,800 | 3.69% |
| East Coast/Marine Parade | ~S$1,300 | S$3,400 | 3.30% |
The overall average gross rental yield in Singapore is 3.29% as of Q2 2025. Factors enhancing rental income include proximity to MRT stations and business hubs, smaller unit sizes that typically yield better returns, quality building amenities, and strong expatriate demand in specific areas.
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Should I buy a Singapore condo now and what makes June 2025 a good time?
Yes, June 2025 represents one of the best windows to buy a Singapore condo in recent years due to a unique combination of favorable market conditions.
Interest rates have dropped to multi-year lows, making mortgages significantly more affordable. A S$1.5 million loan now costs approximately S$800-1,200 less per month compared to 2023 rates, substantially improving buyer affordability.
The market is experiencing abundant supply with over 9,000 new units launching in H2 2025, giving buyers unprecedented choice and negotiating power. This increased supply is tempering price growth and creating opportunities, especially in the resale market where sellers are more motivated.
Price growth has stabilized at a sustainable 3-7% annually for 2025, down from the double-digit increases of previous years. This moderation reduces the risk of buying at a market peak while still offering appreciation potential.
The government hasn't introduced new cooling measures in 2025, providing policy stability that allows buyers to plan with confidence. Current measures remain balanced, supporting genuine home buyers while deterring speculation.
How do Singapore condo prices today compare to 5 years ago and what's the forecast?
Singapore condo prices have shown robust growth over the past five years, with varying performance across different regions.
From 2020 to 2025, the Core Central Region (CCR) experienced the slowest growth at 14.7% due to its already high price base. The Rest of Central Region (RCR) saw steady appreciation of 28%, while the Outside Central Region (OCR) led with 38% growth, driven by HDB upgraders and limited supply.
Looking ahead, Singapore condo prices are expected to grow 3-5% annually through 2030, barring major global economic shocks. This translates to cumulative growth of 15-25% over five years and 35-50% over ten years.
Supporting factors include Singapore's limited land supply, strong economic fundamentals, controlled population growth through immigration, and a managed new supply pipeline. However, growth will likely be more moderate than the past decade due to the higher price base, government commitment to housing affordability, and potential global economic headwinds.
Regional wealth continues to flow into Singapore's property market, providing underlying support for long-term price appreciation despite short-term fluctuations.
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Which Singapore condos are best for living, renting out, or future resale?
Different condo types and locations serve distinct purposes, and choosing the right property depends on your specific objectives.
For owner-occupation, RCR and OCR family-friendly developments near MRT stations and reputable schools offer the best value. Properties like Parktown Residence in Tampines and The Continuum in Thiam Siew provide spacious 3-bedroom units with excellent facilities in the S$1.5-2.5 million range.
Rental investment properties perform best in RCR city fringe locations near business hubs and international schools. Target areas include One-North/Buona Vista, Novena/Newton districts, East Coast near business parks, and Orchard/River Valley for the expatriate market. Smaller 1-2 bedroom units typically generate better yields, with MRT-proximate properties commanding 15-20% rental premiums.
For capital appreciation, focus on integrated developments in transformation areas like Lentor Central, Jurong Lake District, Greater Southern Waterfront, Paya Lebar Quarter, and Woodlands Regional Centre. These areas benefit from government masterplanning and infrastructure investments.
Remember that Singapore's 3-year Seller's Stamp Duty discourages short-term flipping, so any investment should have a minimum 3-year horizon to avoid penalties.
What are Singapore's top investment areas for condos in 2025?
Singapore's condo investment landscape in 2025 features several high-potential areas driven by infrastructure development and government masterplanning.
Top-performing new launch areas include Lentor with multiple projects near the future MRT station, Tampines North featuring integrated developments, Upper Thomson's Springleaf transformation, Clementi's proximity to universities and business parks, and Marina View offering CCR prestige with strong rental demand.
| Area | Key Drivers | Investment Potential |
|---|---|---|
| Tengah | Singapore's first smart town | Long-term appreciation |
| Woodlands | Regional centre development | 20-30% growth potential |
| Jurong Lake District | Second CBD plans | Commercial hub proximity |
| Greater Southern Waterfront | 30-year masterplan | Waterfront premium |
| Paya Lebar | Air base relocation | Massive redevelopment |
Best-selling projects in H1 2025 demonstrate strong market acceptance, with Lentor Central Residences achieving 84% sales, alongside successful launches like Parktown Residence, ELTA in Clementi, Springleaf Residence, and W Residences at Marina View.
It's something we develop in our Singapore property pack.
What taxes and costs should Singapore condo buyers budget for?
Buying a Singapore condo involves significant upfront and ongoing costs beyond the purchase price that buyers must carefully budget for.
Buyer's Stamp Duty (BSD) applies to everyone on a progressive scale: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million, and 6% above S$3 million.
| Buyer Type | BSD | ABSD | Total Stamp Duty |
|---|---|---|---|
| Singaporean (1st property) | S$64,600 | S$0 | S$64,600 |
| PR (1st property) | S$64,600 | S$100,000 | S$164,600 |
| Foreigner | S$64,600 | S$1,200,000 | S$1,264,600 |
Additional Buyer's Stamp Duty (ABSD) varies significantly: Singapore Citizens pay 0% for their first property, 20% for second, and 30% for third onwards. Permanent Residents face 5% for their first property, 30% for second, and 35% for subsequent properties. Foreigners pay a substantial 60% ABSD on all properties.
Recurring costs include property tax (6-32% of annual value for owner-occupied, 12-36% for rental), maintenance fees (S$300-1,000/month, with luxury condos exceeding S$1,500), sinking fund contributions, insurance, legal fees, and loan processing charges.
What's the step-by-step process for buying a Singapore condo?
The condo buying process in Singapore follows a structured timeline with specific legal requirements at each stage.
Begin with financial planning (2-4 weeks), calculating affordability using the Total Debt Servicing Ratio (55% limit), obtaining Approval in Principle from banks, and preparing your down payment of at least 25%.
Property search typically takes 1-3 months, during which you'll engage a licensed property agent, view properties matching your criteria, and research project details and comparable sales.
When making an offer, negotiate the price with the seller and pay a 1% option fee for the Option to Purchase (OTP). The seller grants a 14-day OTP period for your consideration.
Within the 14-day OTP period, conduct due diligence and exercise the option with an additional 4% payment, bringing your total commitment to 5% of the purchase price.
The completion process takes 8-12 weeks, involving signing the Sale & Purchase Agreement, paying BSD within 14 days, paying ABSD if applicable, and completing loan documentation. Your lawyer handles conveyancing, and you'll pay the remaining 20% (if taking a 75% loan) before collecting keys upon completion.
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Which Singapore condo developments offer the best investment potential?
Based on June 2025 market data, several developments combine strong fundamentals with exceptional growth potential.
W Residences Singapore at Marina View stands out as a CCR integrated development offering mixed-use convenience and strong expatriate rental demand. At S$3,500+ psf, it promises steady appreciation with rental yields exceeding 4%.
Springleaf Residence in Upper Thomson capitalizes on the transformation area near future Springleaf MRT. Priced at S$2,000-2,200 psf, this large-scale project offers 20-25% appreciation potential over five years.
Lentor Central Residences demonstrates strong market acceptance with 84% sold, indicating robust demand fundamentals. At S$2,100-2,300 psf, it attracts families seeking quality education options nearby.
Parktown Residence in Tampines North integrates seamlessly with retail and transport infrastructure. Its S$2,000-2,200 psf pricing and high take-up rate signal strong rental and resale demand potential.
Meyer Blue on the East Coast offers freehold tenure with coveted sea views. Premium pricing at S$3,000+ psf reflects its status as a legacy asset with limited seafront supply ensuring value preservation.
What restrictions affect condo resale and investment liquidity?
Singapore's property market includes several restrictions that significantly impact investment liquidity and exit strategies.
Seller's Stamp Duty (SSD) creates a substantial barrier to short-term speculation. Properties sold within one year incur a 12% penalty on sale price, reducing to 8% within two years and 4% within three years. After three years, no SSD applies, effectively locking in investments for this minimum period.
| Property Type | Liquidity Level | Typical Time to Sell |
|---|---|---|
| 2-bedroom OCR near MRT | High | 1-3 months |
| 3-bedroom RCR family units | High | 2-4 months |
| 1-bedroom investment units | Moderate | 3-5 months |
| Large luxury CCR units | Low | 6-12 months |
| Older condos (20+ years) | Low | 6-12+ months |
Factors enhancing liquidity include MRT proximity within 500m, good school catchments, reasonable maintenance fees under S$800/month, popular efficient layouts, and reputable developer brands.
Conversely, high maintenance fees, leasehold tenure with less than 60 years remaining, oversupplied micro-districts, poor building maintenance, and irregular layouts significantly reduce liquidity and may require 5-10% price adjustments for quick sales.
It's something we develop in our Singapore property pack.
What returns can I realistically expect from Singapore condos over 5 years?
Realistic returns from Singapore condo investments vary significantly based on strategy, location, and property type.
Owner-occupiers investing S$1.8 million in an OCR condo near MRT can expect capital appreciation of S$270,000-450,000 (3-5% annually) plus saved rent of approximately S$240,000, yielding total benefits of S$510,000-690,000. After interest and maintenance costs, net returns typically range 15-25%.
Buy-to-rent investors purchasing a S$2.2 million RCR 2-bedroom unit at 3.5% gross yield generate S$77,000 annual rental income. Over five years, this totals S$385,000 in rent plus S$330,000-550,000 in appreciation, delivering 20-30% net returns after costs.
Strategic flippers waiting out the 3-year SSD period can benefit from launch discounts (5-10%), area transformation premiums (10-15%), and general appreciation (12-15%), potentially gaining S$432,000-640,000 on a S$1.6 million investment for 20-30% net returns.
Premium property investors in S$4 million CCR luxury condos face more conservative appreciation of 2-3% annually but benefit from premium rental income around S$15,000 monthly, yielding 15-20% net returns over five years.
Mass market HDB upgraders investing S$1.2 million in executive condos enjoy the best risk-adjusted returns of 25-35%, driven by strong upgrader demand generating 4-6% annual growth plus S$3,500 monthly rental potential.
How easy is it to sell a Singapore condo and what affects the selling process?
Selling a Singapore condo is generally straightforward, but success depends heavily on property characteristics and market positioning.
The easiest properties to sell include 2-3 bedroom units in RCR/OCR within 500m of MRT stations, integrated developments, properties in popular school catchments, and those with maintenance fees under S$500/month. These typically transact within 1-3 months at market prices.
Moderately challenging properties requiring 3-6 months include older condos (10-20 years) in good condition, larger units with 4+ bedrooms, higher floor premium units, and leasehold properties with 70+ years remaining.
The most challenging properties taking 6-12+ months encompass luxury CCR units over S$5 million, condos with S$1,000+ monthly maintenance, leasehold properties under 60 years, units facing cemeteries or highways, and properties in oversupplied micro-markets.
Key factors affecting sale success include location (MRT proximity adds 15-20% premium), property condition (well-maintained units sell 20% faster), market timing (Q1 and Q3 traditionally stronger), pricing strategy (5% below market sells in 1-2 months), and agent quality (top agents achieve 10-15% better prices).
Current market liquidity remains healthy with average selling times of 4-6 weeks for hot properties, 2-4 months for average properties, and 6+ months for challenging properties, supported by over 6,000 resale transactions in H1 2025.
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.
June 2025 presents a favorable window for Singapore condo buyers with interest rates at multi-year lows and increased supply creating genuine opportunities.
Focus on well-connected properties in transformation areas for the best long-term returns, considering your specific objectives whether for own stay, rental income, or capital appreciation.
Sources
- DrWealth - Singapore Private Property Prices Along MRT Lines
- PropNex - Understanding the Resale Condo Market in Singapore in 2025
- SRX Property - Price Index
- SmartWealth SG - Housing Cost Singapore Statistics
- The Robertson Opus - Singapore Condo Price Trends Insights
- Darren Ong - Singapore Property Market Outlook 2025
- Dollar Back Mortgage - Top Property Trends Singapore
- SG Luxury Homes - Rental Yields in Singapore's Prime Districts
- Global Property Guide - Singapore Rental Yields
- Rentify SG - Condo Rental Costs Singapore 2025 Guide
- PropertySpace SG - Top 5 Condos with High Rental Yields 2025
- Business Times - Private Home Launches H2 2025
- Dollar Back Mortgage - Best Year to Buy Property
- PropertyNet SG - Singapore Cooling Measures 2025
- 99.co - Most Unprofitable Condo April 2025
- Uchify - Top Selling Condo Launches 2025
- PLB Insights - New Launches Jan-Mar 2025
- PropertyNet SG - Top 5 New Launch Condos Q2-Q4 2025