92.9% of 2 bedroom condo owners who sold since 2020 sold for more than they paid, with a median gain of $231,000 over a median hold of 8.2 years

92.9% of the 25,215 2 bedroom condominiums that were bought and later resold, with the resale completing between January 2020 and 31 August 2026, sold for more than the owner paid. 23,433 owners made money and 1,713 lost it. The median gain was $231,000 and the median gain as a share of the purchase price was 21.7%; the median purchase price was $1,015,000 and the median hold was 8.2 years. The median annual price change, worked out for each owner over their own hold with a loss counted as a negative change, was 2.8% a year, before rent and costs. The median loss, among the 6.8% who lost, was $72,000. What a 2 bedroom costs, what it rents for, its rental yield and how big it is are covered in the 2 bedroom condo guide.

These are price outcomes only, the price paid against the price received, before rent collected and before stamp duties, interest, commission and maintenance. Rent is covered in the rental yield notes; the full cost picture for one unit is a separate piece of work.

The share sold below the purchase price was 18.3% in the core central region (CCR), with a median loss of $135,776, and 4.5% in outside central (OCR), with a median loss of $40,000. By year of purchase, 12.4% of 2010 to 2014 purchases sold below the purchase price, against 1.9% of 2019 to 2022 purchases, whose median gain was 20.6% over a median hold of 4.2 years. The same measure for shoebox units is in the shoebox note.

What is in this note

• Did most 2 bedroom owners sell for more than they paid?: the share sold above and below the purchase price, the median gain and the median hold.
• What was the median annual price change?: the median annual price change, overall and by how the unit was bought.
• Which regions had the most losses?: the share sold below the purchase price, and the median loss, in each region.
• Did the year of purchase matter?: the share sold below the purchase price in each purchase window, from before 2010 to 2022.
• Does the regional difference hold within each purchase window?: the share sold below the purchase price for each region and purchase window together.

Did most 2 bedroom owners sell for more than they paid?

The table covers the 2 bedroom condominium units that were bought and later resold, with the resale completing between January 2020 and 31 August 2026. Each purchase is matched to its resale on the unit itself, so both prices are for the same home.

	All 2 bedrooms
Units resold	25,215
Sold above purchase price	92.9%
Sold at a loss	6.8%
Median gain	$231,000 (21.7%)
Median hold	8.2 years
Middle half of gains	11.3% to 36.1%
Median loss, among those that lost	$72,000 (5.4%)
Median purchase price	$1,015,000
Median purchase size	840 sqft

69 units sold at exactly the purchase price. The middle half of gains ran from 11.3% to 36.1% of the purchase price; one owner in ten gained less than 2.8%, and one in ten gained more than 66.0%. Among the 1,713 who lost, the worst tenth lost more than 16.3%.

What was the median annual price change?

The median annual price change, worked out for each owner over their own hold with a loss counted as a negative change, was 2.8% a year across the 25,206 resales held for at least 6 months, before rent and costs. For units bought as a resale it was 3.4% a year, with a median gain of $275,000, and for units bought at new launch it was 2.6% a year, with a median gain of $211,000. Sub-sale purchases, which are bought from another buyer before the building is finished, had the lowest share sold above the purchase price, 87.8%, the lowest median annual price change, 2.1% a year, and the longest median hold, 11.3 years.

Bought as	Units resold	Sold above	Median gain	A year	Median hold
New launch	14,649	93.0%	$211,000 (20.0%)	2.6%	8.4 years
Resale	8,962	93.8%	$275,000 (25.2%)	3.4%	7.0 years
Sub-sale	1,604	87.8%	$247,500 (23.5%)	2.1%	11.3 years

Which regions had the most losses?

The chart and table group 2 bedroom resales by the region of the purchase: the core central region (CCR), the rest of central region (RCR) and outside central (OCR).

Region	Units resold	Sold above	Sold at a loss	Median gain	A year	Median hold	Median loss
CCR	3,677	81.3%	18.3%	$256,866 (15.6%)	1.8%	10.1 years	$135,776 (7.3%)
RCR	8,859	94.4%	5.3%	$249,000 (21.2%)	3.0%	7.2 years	$62,610 (5.1%)
OCR	12,679	95.3%	4.5%	$216,000 (23.3%)	2.9%	8.4 years	$40,000 (4.0%)

Among 2 bedroom condominiums resold between January 2020 and 31 August 2026, the share sold below the purchase price was 18.3% in the CCR, 5.3% in the RCR and 4.5% in the OCR. The median loss among those that lost was $135,776 in the CCR, $62,610 in the RCR and $40,000 in the OCR. The CCR also had the lowest median gain as a share of the purchase price, 15.6%, and the longest median hold, 10.1 years. Its median gain in dollars, $256,866, was the largest of the three regions.

Did the year of purchase matter?

Among 2 bedroom condominiums resold between January 2020 and 31 August 2026, purchases made in 2010 to 2014 had the highest share sold below the purchase price of the four windows below, 12.4%, and purchases made in 2019 to 2022 had the lowest, 1.9%.

Bought	Units resold	Sold above	Sold at a loss	Median gain	A year	Median hold	Median loss
Before 2010	3,593	96.5%	3.5%	$578,000 (79.7%)	3.5%	16.6 years	$262,312 (11.9%)
2010 to 2014	9,174	87.2%	12.4%	$171,000 (17.2%)	1.6%	10.3 years	$71,200 (5.7%)
2015 to 2018	6,612	94.8%	4.8%	$211,420 (20.4%)	3.2%	6.0 years	$50,000 (4.3%)
2019 to 2022	5,660	98.0%	1.9%	$234,000 (20.6%)	4.5%	4.2 years	$77,000 (4.1%)

The 2010 to 2014 purchase window had the lowest share sold above the purchase price, 87.2%, the lowest median gain, 17.2%, and the lowest median annual price change, 1.6% a year, over a median hold of 10.3 years. Purchases before 2010 had a median annual price change of 3.5% a year over a median hold of 16.6 years, and purchases in 2019 to 2022 had 4.5% a year over a median hold of 4.2 years. The 176 resales of units bought in 2023 or later, with a median hold of 3.0 years, are left out of the table and chart.

Does the regional difference hold within each purchase window?

The three tables below split 2 bedroom resales by region and purchase window together, for the core central region (CCR), the rest of central region (RCR) and outside central (OCR). They show whether the regional difference remains within each purchase window.

CCR

Bought	Units resold	Sold above	Sold at a loss	Median gain	A year
Before 2010	964	91.0%	8.9%	60.9%	2.9%
2010 to 2014	1,294	68.8%	30.8%	8.1%	0.7%
2015 to 2018	841	83.8%	15.5%	13.2%	2.0%
2019 to 2022	561	89.7%	9.6%	11.8%	2.8%

RCR

Bought	Units resold	Sold above	Sold at a loss	Median gain	A year
Before 2010	1,135	96.7%	3.3%	85.8%	3.7%
2010 to 2014	2,675	87.7%	11.9%	16.6%	1.5%
2015 to 2018	2,597	96.8%	2.9%	20.2%	3.2%
2019 to 2022	2,391	98.7%	1.2%	20.6%	4.5%

OCR

Bought	Units resold	Sold above	Sold at a loss	Median gain	A year
Before 2010	1,494	99.9%	0.1%	84.3%	3.5%
2010 to 2014	5,205	91.6%	8.0%	19.5%	1.8%
2015 to 2018	3,174	96.1%	3.6%	22.2%	3.4%
2019 to 2022	2,708	99.1%	0.9%	21.8%	4.8%

In each of the four purchase windows the CCR had the highest share sold below the purchase price of the three regions, and in each of the three regions the 2010 to 2014 window had the highest share of the four windows. The lowest CCR share, 8.9% for purchases before 2010, was higher than the highest OCR share, 8.0% for purchases in 2010 to 2014.

The highest share in any of the twelve cells was 30.8%, for CCR purchases from 2010 to 2014, so no cell had a majority of its units sold below the purchase price. Of the 1,294 units in that cell, 399 sold below the purchase price. Its median gain was $131,480 and its median loss, among the units that lost, was $135,776.

What this tells you

Among 2 bedroom condominiums resold between January 2020 and 31 August 2026, 92.9% sold above the purchase price, with a median gain of $231,000 (21.7% of the purchase price) over a median hold of 8.2 years. The median annual price change, worked out for each owner over their own hold with a loss counted as a negative change, was 2.8% a year, before rent and costs; it was 3.4% a year for units bought as a resale and 2.6% a year for units bought at new launch.

The share sold below the purchase price was 18.3% in the core central region (CCR), 5.3% in the rest of central region (RCR) and 4.5% in outside central (OCR). By year of purchase it was 12.4% for purchases in 2010 to 2014 and 1.9% for purchases in 2019 to 2022.

The CCR had the highest share sold below the purchase price in every purchase window, and the 2010 to 2014 window had the highest share in every region, so the regional difference and the purchase window difference both remain when the other is held fixed. These figures describe resales in groups and do not predict the outcome for one unit. The middle half of gains ran from 11.3% to 36.1% of the purchase price.

What this does not tell you

• Rent. These are price outcomes only. Rent collected during each hold is not counted here; the rental yield notes cover rent.
• Costs. Stamp duties, interest, commission and maintenance are not deducted from any gain or loss in this note.
• Units that have not resold. Only units that have been resold are counted. Owners still holding are not in the data.
• Who these owners were. The record shows the unit and the two prices, never the buyer.
• What happens next. When an owner bought moved the outcome: 12.4% of 2010 to 2014 purchases sold below the purchase price, against 1.9% of 2019 to 2022 purchases. These resales run to 31 August 2026, and a purchase made now starts a window this data does not yet contain.

Method and data notes

Repeat sales from URA caveat data for private condominiums and apartments, each pair a purchase and a later resale of the same unit, with the resale completing between January 2020 and 31 August 2026 and the purchase in any earlier year back to 1995. Bedroom count is resolved from the unit record; the class of unit records with more than 1,000 sqft per claimed bedroom is excluded (34 pairs), as are two units whose bedroom count was corrected on floor-plan review. Seven developments whose bedroom labels in the source records are under review are left out of every figure here, and so are the Reflections at Keppel Bay units whose recorded size does not fit the bedroom count. Region is the URA market segment on the purchase caveat. Purchase type is the purchase's sale type, new sale, resale or sub-sale. Gain is the resale price less the purchase price, as a share of the purchase price; the annual figure compounds it over the owner's own hold and is not computed for the 9 holds under 6 months. The median annual price change is the median of the owners' own annual figures, with a loss counted as a negative change. Medians are taken across units; the median loss is the median among those that lost. The crossed tables use the same pairs, split by region and purchase window. The latest resale in the data is dated 31 August 2026, from a scan of 560,157 caveats across 336,869 unit identities, and every figure in this note runs to that date. The limits of this construction are set out in our note on measuring price growth.

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.