Published 8 September 2026

Last updated 30 October 2026

3 bedroom condos in Singapore: what they cost, how big they are, and what they return

By Realila

Latest: Buying a 3 bedroom to live in: when does a resale leave more cash than waiting for a new launch?

A 3 bedroom condominium or apartment in Singapore cost a median $2,496,000 at new launch and $2,050,000 on resale in 2025. The new-launch median is 37.6% above the median new-launch 2 bedroom, and the resale median is 42.5% above the median resale 2 bedroom. This page sets out what a 3 bedroom costs, how big it is, what it rents for and what it takes to buy one. Each figure comes from a research note or a measurement taken on this page, and each shows its data and method.

The figures this page measures itself cover 2025, condominiums and apartments only, and keep the new launch and the resale market apart. Each linked note states its own period.

What is on this page

What a 3 bedroom costs: the 2025 medians at launch and on resale, by region and per square foot, and freehold against leasehold
How big it is, against a 2 or 4 bedroom: floor area at launch and on resale, and price per square foot against the next size down and up
What it rents for: rents and yields in 2025, how they have moved since 2017, and what building age does to rent
Who buys, and what it takes to get in: entry prices, what $1.5m buys, moving up from an HDB flat, and who is buying
What owners made when they sold: gains and yearly returns for owners who sold
New launch or resale: which made more money, buying to live in, and buying at launch or waiting
How this page was measured: the sales and rents behind the figures this page measures itself
What this page does not tell you: what these figures cannot answer

What a 3 bedroom costs

In 2025 the median new-launch 3 bedroom sold for $2,496,000 across 3,385 sales. The median resale 3 bedroom sold for $2,050,000 across 4,737 sales.

The same instrument, over the same year, puts the median 2 bedroom at $1,813,300 at launch and $1,439,000 on resale. So moving from a 2 bedroom to a 3 bedroom costs 37.6% more at new launch and 42.5% more on resale.

Region	New launch	Resale
Core central	$3,012,000	$3,180,000
Rest of central	$2,620,500	$2,240,000
Outside central	$2,189,500	$1,735,000

In the core central region the median resale 3 bedroom cost more than the median new launch, $3,180,000 against $3,012,000, because the resale units are larger. Per square foot, resale is cheaper there, S$2,243 against S$3,031 at new launch.

Per square foot, by region, a new launch cost S$3,031 in the core central region, S$2,715 in the rest of central region and S$2,242 outside central. On resale it cost S$2,243 in the core central region, S$1,852 in the rest of central region and S$1,489 outside central.

Per square foot, a new launch has cost more than a resale in every region in every year from 2017 to 2025, by 29.3% to 63.9%. The median total price shows the opposite order in one region, the core central region, because there the median resale 3 bedroom is larger than the median new launch.

Pooled across the three regions, a 3 bedroom cost S$2,482 per square foot at launch and S$1,701 on resale in 2025. Against the other bedroom counts, the 3 bedroom has the lowest price per square foot on the resale market, below the 1 bedroom, the 2 bedroom and the 4 bedroom alike, and it has held that position in every year since 2017. At launch only the 4 bedroom is cheaper, and only just.

The three regions have not moved together. From 2017 to 2025 a resale 3 bedroom in the core central region rose 27.2%, against 45.8% outside central, and the premium the core central region commands over outside central decreased on all four measures, while the rest of central region's premium over outside central held on resale.

A freehold 3 bedroom resold for 17.4% more per square foot than a leasehold 3 bedroom in 2025. Compare same-age homes inside one region from 2023 to 2025 and the gap runs from 9.8% below leasehold to 40.4% above it, and to 62.6% in the core central region on a leasehold side of fifteen developments.

How big it is, against a 2 or 4 bedroom

A new-launch 3 bedroom sold from 2017 to 2025 measured a median 1,012 sqft against a resale 3 bedroom's 1,259, a gap of 247 sqft. In the core central region the gap widens to 409 sqft, where older prime homes are still changing hands.

Inside the same development, a 4 bedroom sold for about the same per square foot as a 3 bedroom in the year to September 2026, 0.9% more on new launches and 1.4% less on resale, so what the fourth bedroom costs is its floor area.

Across the market a 3 bedroom sold for 4.3% to 5.8% less per square foot than a 2 bedroom in 2025. Inside the same condo the gap is much smaller, at 1.7% less on new launches and 1.7% more on resale.

What it rents for

The median 3 bedroom rent in 2025 was $5,500 a month across 23,074 contracts. By region our rental page puts the median at $7,500 in the core central region, $5,800 in the rest of central region and $4,500 outside central.

Measured against price, the gross rental yield is 2.89% pooled, 2.55% in the core central region, 2.96% in the rest of central region and 2.97% outside central. The core central region has the highest median rent of the three regions and the lowest gross rental yield.

The 2025 figures above do not show how rent has changed since 2017. Median monthly rent per square foot rose 53% between 2017 and 2025 while the gross rental yield fell from 2.99% to 2.89%, and the premium a 3 bedroom in the core central region commanded on rent over a 3 bedroom outside central narrowed from 47% to 26%.

Rent per square foot also depends on the age of the building. In 2025 a 3 bedroom 5 years old or newer rented for S$4.92 per square foot a month outside central, against S$4.02 for a 3 bedroom 26 years old or older in the core central region, a reversal that first held in 2020 and has held every year since.

Who buys, and what it takes 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 3 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.

In the year to September 2026, at $1.5m a resale 3 bedroom was typically 19 years old and 3.9% of sales were new launches; at $2m, it was 12 years old and new launches were 32.0%. Sales under $1m fell from 975 in 2017 to 11.

In the typical planning area, a resale 3 bedroom condo cost 2.75 times as much as a 4-room HDB flat in the year to September 2026, about the same as 2.71 times in 2017, while the dollar gap grew in all 26 areas.

Who buys a 3 bedroom has changed, and it has changed far more at a new launch than on a resale. In 2017, 52.1% of new-launch 3 bedroom buyers whose address type is recorded gave an HDB address, and by 2025 that was 28.9%, against a resale that went from 36.9% to 27.2%.

What owners made when they sold

The figures above are purchase prices; what owners made when they sold is measured separately. Of 3 bedroom resales from January 2020 to August 2026, 95.5% sold above the purchase price, before transaction costs, with a median gain of $455,000 over a median hold of 9.6 years. The median yearly return was 3.5%, and in the core central region the largest gains in dollars come with the highest chance of a loss.

New launch or resale

Bought between 2017 and 2021 and resold by August 2026, a 3 bedroom resale returned more on the buyer's own cash than a new launch in every purchase year, even when the resale was nearly new; only on the city fringe did launch come out ahead more often than not.

For a 3 bedroom bought to live in from 2015 to 2020 and held about 5 years at a 2.5% mortgage rate, a resale 16 years or older could carry a renovation of 7.7% of the price and still leave more cash than renting while a launch was built. A resale up to 5 years old could carry almost none, 0.1%.

More on this: Buying a 3 bedroom to live in: when does a resale leave more cash than waiting for a new launch?

In developments launched from 2017, a buyer who waited 1 to 3 years typically paid 1.3% to 10.6% more per square foot than a launch buyer in the same building. In developments launched from 1995 to 2021, the launch buyer came out ahead in 82% of developments where prices rose more than 25% during the wait, and in 28% where they fell.

Method and data notes

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 2 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: a handful of sales, none of them at new launch, and it would change no conclusion on this page. 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.

30 October 2026. This note placed homes in market segments by postal district. URA places them by planning area, which moves about one in seven private sales between regions. The figures by region here use the earlier segments and differ from what the same records give now. How regions are set: How we measure prices and sales.

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, because the figures above pool the two. The tenure note does separate them, classifying by the length of the lease rather than by the transaction record's freehold-or-leasehold field. 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 3 bedroom once you own it.

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