Published 1 September 2026
Two-bedroom condominiums below $1 million: 315 sold in 2025, 1 in 27 of all two-bedroom sales. In 2017 it was 2 in 5. None of 2025's were new launches.
By Realila
315 two-bedroom condominiums sold at or below $1 million in 2025, out of 8,651 two-bedroom sales: 1 in 27. 260 were in the outside central region (OCR), 50 in the rest of central region (RCR) and 5 in the core central region (CCR), and all 315 were resales. Of the 4,537 new-launch two-bedrooms sold in 2025, none was below $1 million, in any region.
The median resale two-bedroom, which the first article in this series put at $1,439,500 in 2025, has risen 28% since 2017, when it was $1,125,000. With the median rising, the $1 million line now sits well below the middle of the market, and the sales beneath it are a shrinking minority. This article is written for buyers looking for a two-bedroom condominium under $1 million: how many still sell, where, and what they get for the money.
In 2017 the count was 2,563 out of 6,485, 2 in 5, and more than half of those were new launches: 2 in 3 new-launch two-bedrooms in the OCR sold below $1 million that year, and 2 in 3 OCR resales did too. The sub-million two-bedroom has gone from the ordinary case in the suburbs to 1 resale in 8.
What the money buys has shrunk with the count. The median sub-million OCR resale in 2017 was 926 sqft in a project completed around 2005, at $918 per square foot; in 2025 it was 700 sqft in a project completed around 2015, at $1,342 per square foot. And the ladder beneath $1 million is nearly empty: 88 two-bedrooms sold below $900,000 in 2025, 12 below $800,000, none below $700,000. The 315 came from 101 projects, 69 of them in the OCR, and the ten that sold the most over the past twelve months are listed below.
Key takeaways
- 315 two-bedrooms sold at or below $1 million in 2025, all resales: 260 OCR, 50 RCR, 5 CCR. In 2017 it was 2,563, with 1,385 of them new launches. How many are left
- None of the 4,537 new-launch two-bedrooms sold in 2025 was below $1 million; the last were 14 OCR units in 2022. How many are left
- Below $900,000, OCR resales fell from 51% of the region's two-bedroom resales in 2017 to 3% in 2025; below $800,000, three sold; below $700,000, none. Below $900,000, and below that
- The 315 came from 101 projects; the ten most active over the past twelve months, listed below, are all in the OCR. Where they sold
How many are left
Two-bedroom sales at or below $1 million, by region and year, with the share of all two-bedroom sales of that kind they represent.
- CCR new launch
- RCR new launch
- OCR new launch
- CCR resale
- RCR resale
- OCR resale
New launch
| Year | CCR | RCR | OCR |
|---|---|---|---|
| 2017 | 0 (0%) | 521 (29%) | 864 (67%) |
| 2018 | 0 (0%) | 209 (12%) | 723 (63%) |
| 2019 | 0 (0%) | 103 (6%) | 666 (53%) |
| 2020 | 0 (0%) | 115 (6%) | 585 (37%) |
| 2021 | 0 (0%) | 4 (0%) | 250 (13%) |
| 2022 | 0 (0%) | 0 (0%) | 14 (2%) |
| 2023 | 0 (0%) | 0 (0%) | 0 (0%) |
| 2024 | 0 (0%) | 0 (0%) | 0 (0%) |
| 2025 | 0 (0%) | 0 (0%) | 0 (0%) |
Resale
| Year | CCR | RCR | OCR |
|---|---|---|---|
| 2017 | 9 (1%) | 307 (32%) | 862 (67%) |
| 2018 | 8 (1%) | 274 (26%) | 939 (62%) |
| 2019 | 13 (3%) | 141 (21%) | 594 (64%) |
| 2020 | 4 (1%) | 165 (23%) | 739 (65%) |
| 2021 | 7 (1%) | 282 (18%) | 1,467 (60%) |
| 2022 | 7 (1%) | 153 (13%) | 898 (45%) |
| 2023 | 1 (0%) | 101 (9%) | 434 (27%) |
| 2024 | 1 (0%) | 99 (7%) | 375 (19%) |
| 2025 | 5 (1%) | 50 (3%) | 260 (13%) |
The new-launch side closed first. The CCR never had a sub-million two-bedroom at launch in any of the nine years. The RCR went from 521 in 2017 to four in 2021 and none after. The OCR held above half of its launches until 2019, then fell to 37% in 2020, 13% in 2021, 2% in 2022 and nothing since. A buyer with $1 million has not been able to buy a new two-bedroom anywhere in Singapore for three years.
The resale side is closing more slowly, and it is where every sub-million two-bedroom now sells. OCR resales below $1 million held between 60% and 67% of all OCR two-bedroom resales from 2017 to 2021, then fell in every year: 45% in 2022, 27% in 2023, 19% in 2024, 13% in 2025. The count peaked in 2021 at 1,467, a year in which OCR resale volume itself peaked, and has fallen by more than four fifths since. The RCR share fell from 32% to 3% over the nine years, and the CCR never rose above 3%, its handful being small units in older projects.
What $1 million buys
Median floor area, price per square foot, age at sale and freehold units, the share of those sales that were in freehold projects with the rest leasehold, for the two-bedroom resales that sold at or below $1 million, in the two regions where enough of them sold to measure. The CCR's single digits are not tabulated.
- RCR resale median size
- OCR resale median size
OCR resales below $1 million
| Year | Median price | Median size | Price per sqft | Age at sale | Freehold units |
|---|---|---|---|---|---|
| 2017 | $830,000 | 926 sqft | $918 | 12 years | 13% |
| 2018 | $850,000 | 893 sqft | $975 | 6 years | 12% |
| 2019 | $850,000 | 893 sqft | $963 | 7 years | 11% |
| 2020 | $840,000 | 872 sqft | $990 | 6 years | 9% |
| 2021 | $858,000 | 850 sqft | $1,023 | 7 years | 9% |
| 2022 | $900,000 | 786 sqft | $1,140 | 7 years | 9% |
| 2023 | $938,000 | 753 sqft | $1,256 | 8 years | 9% |
| 2024 | $950,000 | 700 sqft | $1,307 | 9 years | 9% |
| 2025 | $950,000 | 700 sqft | $1,342 | 10 years | 5% |
RCR resales below $1 million
| Year | Median price | Median size | Price per sqft | Age at sale | Freehold units |
|---|---|---|---|---|---|
| 2017 | $900,000 | 829 sqft | $1,090 | 9 years | 58% |
| 2018 | $910,000 | 797 sqft | $1,161 | 6 years | 65% |
| 2019 | $910,000 | 797 sqft | $1,142 | 10 years | 57% |
| 2020 | $915,000 | 775 sqft | $1,164 | 8 years | 48% |
| 2021 | $906,400 | 678 sqft | $1,327 | 8 years | 59% |
| 2022 | $920,000 | 624 sqft | $1,438 | 8 years | 58% |
| 2023 | $930,000 | 581 sqft | $1,530 | 9 years | 71% |
| 2024 | $950,000 | 581 sqft | $1,617 | 10 years | 68% |
| 2025 | $927,500 | 560 sqft | $1,600 | 11 years | 76% |
The median price of a sub-million two-bedroom barely moved, from $830,000 to $950,000 in the OCR and from $900,000 to $927,500 in the RCR, because the ceiling is fixed by definition. Everything else moved to fit under it. In the OCR the median size fell from 926 to 700 sqft, a quarter less floor, while price per square foot rose 46%, from $918 to $1,342. In the RCR the size fell by a third, from 829 to 560 sqft, and price per square foot rose 47%. What sold below $1 million in 2017 was a family-sized two-bedroom; what sells below it now is a compact one.
The stock changed as well as the size. In the OCR the median sub-million resale was built around 2005 in 2017 and around 2015 in 2025: the older, larger two-bedrooms priced out of the bracket, and the smaller units from the 2013 to 2016 completions took their place. Freehold share in the OCR fell from 13% to 5%; in the RCR it rose from 58% to 76%, where the sub-million two-bedroom is now mostly a small freehold unit in an older project.
Where they sold
Over the twelve months to August 2026, 249 two-bedrooms sold at or below $1 million in 93 projects, 62 of them in the OCR, 28 in the RCR and 3 in the CCR. The ten projects that sold the most are below, ranked by count; all ten are in the OCR. Where two projects tie, the one whose two-bedroom resales were more often below $1 million ranks higher.
| # | Project | Tenure | Completed | Sub-$1m sales | Share of its 2BR resales | Median price | Median size | Per sqft |
|---|---|---|---|---|---|---|---|---|
| 1 | Melville Park | 99-yr from 1992 | 1996 | 18 | 100.0% | $924,500 | 958 sqft | $963 |
| 2 | Kingsford Waterbay | 99-yr from 2014 | 2018 | 11 | 47.8% | $952,000 | 678 sqft | $1,437 |
| 3 | Orchid Park Condominium | 99-yr from 1991 | 1994 | 10 | 90.9% | $969,000 | 958 sqft | $1,023 |
| 4 | Parc Rosewood | 99-yr from 2011 | 2014 | 9 | 81.8% | $865,000 | 603 sqft | $1,360 |
| 5 | Urban Vista | 99-yr from 2012 | 2016 | 9 | 64.3% | $915,000 | 560 sqft | $1,626 |
| 6 | High Park Residences | 99-yr from 2014 | 2019 | 9 | 32.1% | $962,000 | 581 sqft | $1,632 |
| 7 | Treasure at Tampines | 99-yr from 2018 | 2023 | 9 | 15.8% | $960,000 | 581 sqft | $1,638 |
| 8 | Parc Olympia | 99-yr from 2012 | 2015 | 8 | 57.1% | $857,500 | 651 sqft | $1,301 |
| 9 | Casa Cambio | Freehold | 2014 | 7 | 87.5% | $868,000 | 495 sqft | $1,753 |
| 10 | Palm Isles | 99-yr from 2011 | 2015 | 7 | 87.5% | $953,000 | 786 sqft | $1,211 |
Two kinds of building share the list. Developments from the mid-1990s sell large two-bedrooms, around 950 sqft, at about $1,000 per square foot; developments from the late 2010s sell compact ones, under 600 sqft, at about $1,600. The same $1 million buys either a large old unit on a lease that is thirty years in, or a compact new one, and almost nothing between.
A project that sold ten two-bedrooms below $1 million in the past year is where a buyer with that budget should look first. A project absent from the table is not proof that it has none, only that few sold.
The cheapest project by median price over the same twelve months was Millage in the RCR, a freehold development completed in 2016, where six two-bedrooms sold at a median $812,500 and a median 506 sqft.
Below $900,000, and below that
Two-bedroom resales at or below each price, by region, with the share of all two-bedroom resales in that region. New launches are not tabulated for 2025: none sold below $1 million, so none sold below any lower rung either.
2025
| Region | All 2BR resales | At or below $1m | $900k | $800k | $700k | $600k |
|---|---|---|---|---|---|---|
| CCR | 685 | 5 (0.7%) | 2 (0.3%) | 0 | 0 | 0 |
| RCR | 1,466 | 50 (3.4%) | 21 (1.4%) | 9 (0.6%) | 0 | 0 |
| OCR | 1,963 | 260 (13.2%) | 65 (3.3%) | 3 (0.2%) | 0 | 0 |
2017
| Region | All 2BR resales | At or below $1m | $900k | $800k | $700k | $600k |
|---|---|---|---|---|---|---|
| CCR | 801 | 9 (1.1%) | 3 (0.4%) | 1 (0.1%) | 0 | 0 |
| RCR | 960 | 307 (32.0%) | 156 (16.2%) | 66 (6.9%) | 26 (2.7%) | 8 (0.8%) |
| OCR | 1,284 | 862 (67.1%) | 652 (50.8%) | 309 (24.1%) | 55 (4.3%) | 1 (0.1%) |
Each rung emptied from the bottom up. Below $600,000 there were nine two-bedroom resales in 2017 and none after 2021. Below $700,000 there were 81 in 2017, 68 in the OCR alone in 2021, eleven in 2022, and none in 2025. Below $800,000 the OCR went from 309 to three, and the RCR from 66 to nine. Below $900,000, the rung that mattered most in 2017 when half of all OCR two-bedroom resales sat under it, the OCR fell to 65 sales, 3% of the region's resales; the RCR to 21, the CCR to two. In 2017 new launches added another 832 sales below $900,000 across the RCR and OCR; in 2025 they added none.
2026 so far
From January to August 2026, 159 two-bedrooms sold at or below $1 million, all of them resales: 126 in the OCR, 11% of its two-bedroom resales; 31 in the RCR, 4%; 2 in the CCR. Of the 126 OCR sales, 28 were below $900,000 and one below $800,000. None of the 1,723 new-launch two-bedrooms sold in the period was below $1 million, and nothing anywhere sold below $700,000. Eight months is not a year and the August data is still arriving, so these are counts, not a trend; they sit where 2025 pointed.
Taken together
The sub-million two-bedroom has not vanished, but it has moved, shrunk and thinned. It moved from new launches, where it was two in three OCR sales in 2017 and none since 2022, to resales, where it is now 1 in 8 in the OCR and 1 in 30 in the RCR. It shrank from 926 sqft to 700 sqft in the OCR and from 829 to 560 in the RCR, because a fixed budget in a rising market buys less floor each year. It thinned from the bottom, the $600,000 and $700,000 rungs emptying first and the $800,000 rung down to a dozen sales. And it concentrated: 101 projects sold one in 2025, and ten suburban leasehold projects account for most of the past year's. Below $700,000 the process has finished. Below $1 million it is most of the way there.
What this does not tell you
- These are counts of what sold, not what is for sale. A project that sold ten below $1 million in the past year has a small and shrinking pool of them, and the units are not listed here.
- "Below $1 million" is the price paid, before stamp duties, fees and renovation, and says nothing about what a buyer could borrow.
- The medians describe the typical sub-million unit, not every one; a 900 sqft two-bedroom still sells below $1 million in the OCR, just rarely.
- 2026 is shown only as counts for a partial year, and August is not yet complete.
Method
URA caveat data for private condominiums and apartments, live records only, collective sales excluded, with bedroom count resolved from the unit record. New launch means new sale; resale excludes sub-sales. A sale counts as at or below a price when its price is at or below that figure, so each rung of the ladder contains the rungs beneath it. Shares are of all two-bedroom sales of that kind in that region and year. Regional figures use the market segment recorded on the caveat; the project table uses each project's own region, and sixteen of 2025's 315 sales sit in fringe-district projects whose region differs from their caveat's segment, in both directions. The project table covers the twelve months to August 2026, the most recent year a buyer can act on, and ranks by count with ties broken by the share of the project's two-bedroom resales below $1 million; project medians are shown only where a project had at least five such sales. Age at sale is the sale year less the project's completion year. Totals across regions are sums of the regional figures. The class of unit records flagged in the first article in this series, more than 1,000 sqft per claimed bedroom, contains no sale below $1 million in this window; excluding it changes the denominators of the shares by at most a few tenths of a point and nothing else. 2026 is shown as a partial year, January to August, counts only. During verification for this article, two units labelled as two-bedrooms in the data were found on floor-plan review not to be; they are recorded for correction and, until corrected, affect five printed figures by at most one sale or a few hundred dollars. Sale data to 23 August 2026.
Every number in this post is drawn from Realila Research and dated to when it was true. In Research you can change the period, compare segments, and drill into projects on the same data.
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