In 2025, across the market a 3 bedroom cost less per square foot than a 2 bedroom; inside the same condo the gap was much smaller

Across the whole market in 2025, a 3 bedroom sold for 5.8% less per square foot than a 2 bedroom on new launches and 4.3% less on resale. Inside the same condo, a 3 bedroom sold for 1.7% less per square foot than a 2 bedroom on new launches and 1.7% more on resale, and the two sizes were no more than 3.5% apart per square foot in every year from 2017 to 2025.

Across the whole market, the typical 3 bedroom is in an older building than the typical 2 bedroom, and is more often in the outside central region (OCR).

What is in this note

• Price per square foot across the whole market: the median price per square foot of 2 bedroom and 3 bedroom condos sold in 2017 and 2025, with new launches and resales shown separately.
• Price per square foot inside the same condo: the price, floor area and price per square foot of a 3 bedroom against a 2 bedroom in developments that sold both, in 2017 and 2025.
• Price per square foot inside the same condo, 2017 to 2025: the price per square foot of a 3 bedroom against a 2 bedroom in developments that sold both, for each year from 2017 to 2025, plus January to 20 September 2026 as a provisional year, with the number of developments behind each year.
• Why the market-wide and same-condo comparisons differ: how the age and region of the buildings differ between 2 bedroom and 3 bedroom sales across the market.
• Monthly rent of a 2 bedroom and a 3 bedroom in the same condo: the median monthly rent of each size in condos that rented out both, in 2017 and 2025.

Price per square foot across the whole market

In 2025 the median new 2 bedroom sold for $2,634 psf against $2,482 psf for a new 3 bedroom, 5.8% less for the 3 bedroom. On resale the 2 bedroom sold for $1,781 psf against $1,704 psf, 4.3% less for the 3 bedroom. In 2017 the gaps were 6.3% on new launches and 11.3% on resale. These are close to the figures in what a 3 bedroom costs per square foot, where the resale 3 bedroom has the lowest price per square foot of any size; the Method explains the small difference.

Median price per sq ft	2 bedroom	3 bedroom	3 bedroom against 2 bedroom
New launch, 2025	$2,634 (4,537)	$2,482 (3,385)	−5.8%
Resale, 2025	$1,781 (4,055)	$1,704 (4,672)	−4.3%
New launch, 2017	$1,488 (3,341)	$1,394 (3,235)	−6.3%
Resale, 2017	$1,212 (2,990)	$1,075 (4,896)	−11.3%

Price per square foot inside the same condo

Inside one development, the building, its age and its location are the same for a 2 bedroom and a 3 bedroom. Across the 264 developments that sold at least 3 of each on resale in 2025, the 3 bedroom sold for 1.7% more per square foot than the 2 bedroom. Across the 45 developments with at least 3 new-launch sales of each, the 3 bedroom sold for 1.7% less than the 2 bedroom.

Same condo, 3 bedroom against 2 bedroom	2017	2025
New launch size	+37.6% (50)	+44.8% (45)
New launch price	+34.3% (50)	+42.4% (45)
New launch per sq ft	−2.4% (50)	−1.7% (45)
Resale size	+35.4% (224)	+36.6% (264)
Resale price	+30.9% (224)	+38.9% (264)
Resale per sq ft	−3.3% (224)	+1.7% (264)

In the same development, a 3 bedroom costs more mainly because it is larger: in 2025 a new 3 bedroom cost 42.4% more than a new 2 bedroom in the same development for 44.8% more floor area, and a resale 3 bedroom 38.9% more for 36.6% more floor area.

On resale, the 3 bedroom went from 3.3% less per square foot than the 2 bedroom in the same condo in 2017 to 1.7% more in 2025. These are not the same developments in both years; each year counts the developments that sold both.

Price per square foot inside the same condo, 2017 to 2025

• New launch
• Resale
• January to 20 September 2026, provisional

Year	New launch	New launch developments	Resale	Resale developments
2017	−2.4%	50	−3.3%	224
2018	−3.2%	49	−2.7%	216
2019	−2.3%	58	−1.6%	161
2020	−2.5%	59	−1.8%	185
2021	−2.8%	71	−1.2%	315
2022	−3.5%	55	+0.5%	254
2023	−1.1%	37	+0.3%	226
2024	−3.2%	29	+0.4%	260
2025	−1.7%	45	+1.7%	264
2026†	−1.6%	29	+3.4%	172

On new launches the 3 bedroom sold for less per square foot than the 2 bedroom in the same development in every year from 2017 to 2025, by 1.1% to 3.5%. On resale it sold for less in every year from 2017 to 2021 and for more in every year from 2022 to 2025.

Why the market-wide and same-condo comparisons differ

Across the whole market, the medians compare different buildings. In 2025 the median resale 3 bedroom was 16 years old against 10 for the 2 bedroom, and 51.3% of resale 3 bedrooms were in the outside central region (OCR) against 47.8% of 2 bedrooms. On new launches, where the buildings are all new, 41.6% of 3 bedrooms were outside central against 34.7% of 2 bedrooms. In 2017 the differences ran the same way: a median 13 years against 8 on resale, and 46.4% against 42.2% outside central.

So the market-wide comparison sets older 3 bedrooms, more of them outside central, against newer 2 bedrooms, more of them in the central regions. Inside one development the building is the same for a 2 bedroom and a 3 bedroom, and the gap is much smaller. Age and location are two of the ways the buildings differ; this note does not measure how much of the gap each of those differences accounts for.

Monthly rent of a 2 bedroom and a 3 bedroom in the same condo

In the 810 condos that rented out at least 3 of each in 2025, the median 2 bedroom rented for $4,150 a month and the median 3 bedroom for $5,500, 32.5% more. In 2017, across 705 condos, it was $2,800 against $3,500, 25.0% more.

Median monthly rent	2 bedroom	3 bedroom	3 bedroom against 2 bedroom
2025, 810 condos	$4,150 (23,982)	$5,500 (18,300)	+32.5%
2017, 705 condos	$2,800 (18,818)	$3,500 (19,032)	+25.0%

The bedroom count is the count URA records on each lease. Of the condo and apartment leases counted, 6.2% in 2025 and 7.7% in 2017 carry none and are left out. Rent per square foot is not shown in this note. For gross rental yield, see the 2 bedroom rental yield.

What this tells you

In 2025, across the whole market, a new 3 bedroom sold for 5.8% less per square foot than a new 2 bedroom, and a resale 3 bedroom for 4.3% less than a resale 2 bedroom. Inside the same condo the gap is much smaller, 1.7% less per square foot for a new 3 bedroom and 1.7% more for a resale 3 bedroom, which indicates that most of the market-wide gap reflects differences between the buildings each is sold in.

On resale inside the same condo, however, the 3 bedroom sold for slightly more per square foot than the 2 bedroom in every year from 2022 to 2025.

When you are weighing a 2 bedroom against a 3 bedroom, compare their prices per square foot inside one development rather than the market-wide medians.

What this does not tell you

It does not compare a 2 bedroom and a 3 bedroom of the same floor area: inside one development the 3 bedroom is the bigger unit. It does not say which is the better buy; what 2 bedroom and 3 bedroom owners made on resale covers returns. It does not measure how much of the market-wide gap comes from building age, from location or from anything else about the buildings. It does not say why resale 3 bedrooms moved from slightly cheaper to slightly more expensive per square foot after 2021. Rent is the median monthly rent only, for leases that carry a bedroom count. For a 3 bedroom against a 4 bedroom in the same condo, see 3 bedroom vs 4 bedroom, and for a comparison by floor area, small units against family-sized units per square foot.

Method and data notes

2 and 3 bedroom condominiums and apartments only. Bedroom count is resolved from the unit record, and only sales where it resolves are counted. Floor area 200 to 6,000 sqft, collective sales excluded, sub-sales excluded, and new launches and resales never pooled. Years are calendar years by contract date, 2017 to 2025. Sales are recorded to 20 September 2026, and rentals to leases starting in August 2026. The 2026 row in the yearly table and the 2026 point on the yearly chart are provisional, January to 20 September 2026; they are shown for reference only and are not used in any finding. Numbers in brackets are sales in the market-wide table, developments in the same-condo table, and leases in the rent table.

This note uses calendar years where 3 bedroom vs 4 bedroom used the last 12 months, because a yearly trend needs every year measured over the same span, and 2025 is the last full year.

Market-wide figures are medians of each sale's own price per square foot. Resale age is contract year minus the development's completion year, on resales only. The OCR share is the share of sales in the outside central region.

Inside one development: a development counts for a side of the market in a year when it sold at least 3 of each bedroom count on that side in that year, so the developments differ between years. For each development, the typical price and floor area of each bedroom count are geometric means, the average on a log scale, and the premiums are averaged across developments on the same scale, each development counting equally. On that scale price divided by floor area is exactly price per square foot, so the per-square-foot premium is the price premium divided by the size premium, computed from the two as rounded to one decimal place. The yearly table is computed the same way, from price and size premiums it does not show, so its 2017 and 2025 rows match the table above it. Raising the minimum to 5 sales of each leaves the direction of every per-square-foot premium from 2017 to 2025 unchanged.

Rent: leases of private non-landed homes by lease start date in the calendar year, from URA's rental records, with executive condominiums left out. A condo counts when it had at least 3 leases of each bedroom count, and the medians are taken over all the leases in those condos. Raising that to 5 leases of each leaves the 3 bedroom renting for more in both years.

Eight developments are left out of the sales figures because our records of their bedroom labels or floor areas are under review. The Interlace, Bedok Court, Ridgewood, Savannah Condopark, 8@Woodleigh, Kovan Melody and Le Quest are left out of every sales figure. At Reflections at Keppel Bay, two groups of units are left out: units recorded as 2 bedroom that are larger than a 2 bedroom with a study, and units recorded as 3 bedroom that are far larger than the other 3 bedrooms there. The rent figures use the bedroom count URA records on each lease and leave none of them out. Because of these exclusions, the resale medians here can differ by a few dollars from those in what a 3 bedroom costs per square foot.

Every premium is computed from the numbers it compares as printed on this page, so dividing them gives exactly the figure shown.

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.