Published 8 September 2026
3 bedroom condo Singapore: what it costs, rents for and yields, and how big it is
By Realila
Each of those numbers comes from a research note or a measurement taken on this page, and every one shows its data and its method. This page gives the answers first, in the order buyers and tenants ask the questions. Figures are rounded for reading, never to make a point, and the note behind each one carries its full precision.
All of it covers 2025, condominiums and apartments only, and keeps the new launch and the resale market apart rather than averaging them together.
What a three-bedroom costs
In 2025 the median new-launch three-bedroom sold for $2,496,000 across 3,385 sales. The median resale three-bedroom sold for $2,050,000 across 4,737 sales. The launch market is the smaller of the two and the dearer of the two, and the gap between them is the price of being first.
The same instrument, over the same year, puts the median two-bedroom at $1,813,300 at launch and $1,439,000 on resale. So the trade-up from two bedrooms to three costs 37.6% more at launch and 42.5% more on the resale market. That is the number a family should carry into a viewing, and it is larger than the extra room suggests. The third bedroom comes with more of everything else, not just one more room.
Where it costs what
| Region | New launch | Resale |
|---|---|---|
| CCR | $3,012,000 | $3,180,000 |
| RCR | $2,620,500 | $2,240,000 |
| OCR | $2,189,500 | $1,735,000 |
The CCR line is the one worth stopping at, because it inverts: the median CCR resale three-bedroom cost MORE than the median CCR new launch. That is not a resale premium. It is a size difference. The median CCR resale three-bedroom measures 1,437 sqft against 1,012 sqft at launch, and per square foot the ordering is the usual one, 2,243 psf on resale against 3,031 psf at launch. The older stock is cheaper by the foot and there is simply more of it in each unit.
Per square foot, by region: at launch 3,031 psf in the CCR, 2,715 psf in the RCR and 2,242 psf in the OCR. On resale, 2,243 psf in the CCR, 1,852 psf in the RCR and 1,488.5 psf in the OCR. Pooled across all three, our per-square-foot page puts the three-bedroom at 2,482 psf at launch and 1,700 psf on resale.
What you actually get for it
| Region | New launch | Resale |
|---|---|---|
| CCR | 1,012 sqft | 1,437 sqft |
| RCR | 1,023 sqft | 1,227 sqft |
| OCR | 969 sqft | 1,195 sqft |
Pooled, the median new-launch three-bedroom is 1,001 sqft and the median resale three-bedroom is 1,227 sqft. A new three-bedroom is a quarter smaller than a resale three-bedroom carrying the same name. In the OCR the new-launch median falls below a thousand square feet, at 969 sqft, which is three bedrooms in a footprint that was a large two-bedroom a decade ago.
What it rents for
The median three-bedroom rent in 2025 was $5,500 a month across 23,074 contracts. By region our rental page puts it at $7,500 in the CCR, $5,800 in the RCR and $4,500 in the OCR, or 4.11 per square foot pooled.
Against price, that is a gross yield of 2.89% pooled, 2.55% in the CCR, 2.96% in the RCR and 2.97% in the OCR. The prime district pays the highest rent and earns the lowest yield.
What it costs to get in
No new launch sold below $1.5 million in 2025, none of the 3,385 sales. Under $2m, 17.2%, which is 582 launches. The resale market is where the entry prices are: 14.8% of resale three-bedrooms went under $1.5m, which is 702 sales, and 47.9% went under $2m, which is 2,268 sales. Just under half the resale market is inside a $2m budget, and none of the launch market is inside a $1.5m one.
How this page was measured
Every sale figure is a median over URA caveats for calendar year 2025, restricted to condominiums and apartments, with collective sales excluded and floor areas outside 200 to 6,000 sqft excluded. Prices are transacted prices; per-square-foot figures are the caveat's own price per square foot, medianed, not a median price divided by a median size. Regional figures use the URA market segment. The sale corpus is complete to 1 September 2026; the rental corpus to 1 July 2026.
One exclusion this page does NOT apply, stated plainly because our two-bedroom notes do apply it and a reader moving between them deserves to know the difference. Those notes drop unit records claiming more than 1,000 square feet per bedroom, on the reasoning that such a record has probably lost a bedroom somewhere in its history. The instrument behind this page does not read unit records at all. It measures the caveat, so there is no bedroom claim for it to test. We measured what the rule would have cost here rather than leave it at that: 16 of the 8,122 three-bedroom sales in this year would have been dropped, 0.20%, and not one of them on the new-launch side. Applying it would move 8 of the 26 figures above, the largest by 1.1%, the CCR resale median size, from 1,437 to 1,421 sqft. It would change no conclusion on this page, and we have not applied it.
Rents are medians over URA rental contracts by lease commencement date, non-landed only, counted per contract rather than per project.
What this page does not tell you
It does not tell you what any individual project costs, and a median is not a listing. It does not separate freehold from leasehold, which on this instrument is not yet a question we can ask. It does not adjust for floor level, age or facing. And it stops at the transaction: it says nothing about what it costs to hold a three-bedroom once you own it.
Last updated 8 September 2026.
More from Realila
- Buying a 2 bedroom at launch beat buying the same condo later in 128 of 228 developments, and lost in most of the OCR
For two-bedroom condominiums, the buyer who bought in the launch year beat the buyer who waited one to four years for the same building in 128 of 228 developments on gain, and in 126 of 218 on return on the money put in. The advantage is a central-region one. In the CCR and RCR the launch buyer was ahead on both measures and by 6 to 23 percentage points a year on return; in the OCR the later buyer won more developments than the launch buyer, 49 of 90.
- A resale 2 bedroom condo returned more on the money put in than a new launch in every year from 2017 to 2021
For two-bedroom condominiums bought between 2017 and 2021 and resold from 2022, a resale unit returned more on the capital committed than a new launch bought in the same year, in every one of the five years and at every interest rate tested. At 2.5%, resale returned 11% to 15% a year and new launch 5% to 9%. In the CCR, new launches returned nothing or less on the money put in. Rent from the first month, paid at once against paid progressively, is most of the difference.
- 2 bedroom condo owners in Singapore made 21.7% on resale, 3 bedroom owners 33.7%
Of the condominiums bought and resold since 2020, two-bedroom owners made a median 21.7%, $230,000 over 8.3 years, and three-bedroom owners 33.7%, $450,000 over 9.6 years. The three-bedroom lost money less often in every region and every purchase window. The two-bedroom's one advantage is rent, a gross rental yield of 3.29% against 2.89%, and it is smaller than the price gap. Gross and before costs, price and rent together, the three-bedroom came out ahead.
Every number in this post comes from Realila Research, dated to when it was true. For now we publish research notes from the platform to answer the community's questions; the platform itself opens to the public later.
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