2 bedroom condo Singapore: what it costs, rents for and yields, and how big it is

By Realila

Latest: Does a 2 bedroom new launch make more money than a resale?

A 2 bedroom condominium or apartment in Singapore cost a median $1,439,500 on resale and $1,813,300 at new launch in 2025. This page sets out what a 2 bedroom costs, how big it is, what it rents for, who buys it and what owners made when they sold. Each figure comes from a research note, and each note shows its data, its method and what it does not tell you.

Each note states its own period and data date.

What is on this page

What a 2 bedroom costs: the 2025 medians on resale and at new launch, per square foot against the other sizes, by region, and freehold against leasehold
How big it is: floor area at new launch and on resale, and whether building age changes the price of a 2 bedroom against a larger unit
What it rents for: monthly rents and gross rental yields in 2025, by region, and how they have moved since 2017
Who buys, and what it takes to get in: entry prices, and who is buying
What owners made when they sold: gains for owners who sold, and how a 2 bedroom compares with a 3 bedroom
New launch or resale: which made more money, and buying at launch or waiting for the same condo
What this page does not tell you: what these figures cannot answer

What a 2 bedroom costs

The median resale 2 bedroom sold for $1,439,500 in 2025 and the median new launch for $1,813,300. The gap between the new-launch and resale medians is widest outside central, where it widened from 3.8% in 2017 to 29.4% in 2025.

Per square foot, a resale 2 bedroom sold for a median $1,776 in 2025, a 1 bedroom for $1,784, a 3 bedroom for $1,701 and a 4 bedroom for $1,791, so in the resale market, size no longer predicts price per square foot. At new launch, smaller units still cost more per square foot.

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 was much smaller, at 1.7% less on new launches and 1.7% more on resale.

A resale 2 bedroom in the core central region sold for a median $2,060,000 in 2025, against $1,250,000 outside central. Per square foot, the core central region cost 44.1% more than outside central.

At the same building age, a resale freehold 2 bedroom cost 8.6% to 34.3% more per square foot than a leasehold 2 bedroom in 2025, and past the newest buildings the premium increases with age. The premium across all ages looks smaller because the freehold homes being resold are older and differently mixed.

How big it is

A new-launch 2 bedroom sold in 2025 measured a median 678 sqft in the core central region, 678 sqft in the rest of central region and 678 sqft outside central. A resale 2 bedroom measured 936 sqft in the core central region, 807 sqft outside central and 786 sqft in the rest of central region. In the rest of central region and outside central the resale 2 bedroom has been shrinking, from 936 to 786 sqft in the rest of central region and from 947 to 807 sqft outside central between 2017 and 2025.

The price per square foot premium a resale 2 bedroom carries over a unit of 1,000 to 1,500 square feet shows no pattern with building age, across six completion eras in each of the three regions, in resales from 2023 to 2025.

What it rents for

The median monthly rent for a 2 bedroom in 2025 was $5,200 in the core central region, $4,300 in the rest of central region and $3,600 outside central. From 2017 to 2025 rents rose 30% in the core central region, 48% in the rest of central region and 57% outside central, almost all of it in 2022 and 2023, so the core central region's premium over outside central narrowed from 74% to 44%.

In 2025 a 2 bedroom had a gross rental yield of 3.29%, against 2.89% for a 3 bedroom. The lead a 2 bedroom holds on gross rental yield has more than tripled since 2017, because its price premium over a 3 bedroom disappeared while its rent premium held.

By region, the gross rental yield on a 2 bedroom in 2025 was 3.45% in the rest of central region, 3.40% outside central and 3.12% in the core central region. The core central region has had the lowest gross rental yield in every year since 2017, because its prices are higher against outside central than its rents are.

Who buys, and what it takes to get in

In 2025, 315 2 bedrooms sold at or below $1 million, and every one of them was a resale. None of the 4,537 new-launch 2 bedrooms sold in 2025 was at or below $1 million. At or below $900,000, 65 resales sold outside central, 21 in the rest of central region and 2 in the core central region; at or below $700,000, none sold in any region. In the 12 months to August 2026, the ten projects with the most 2 bedroom sales at or below $1 million are all outside central, and most of them are leasehold.

In 2017, 53.6% of new-launch 2 bedroom buyers whose address type is recorded gave an HDB address, and by 2025 that was 37.7%. The fall was largest in the suburbs and among leasehold new launches.

What owners made when they sold

Of the 25,215 2 bedrooms resold from January 2020 to August 2026, 92.9% sold for more than the owner paid, with a median gain of $231,000 over a median hold of 8.2 years. The median owner's annual price change was 2.8%, before rent and costs. The share sold below the purchase price was 18.3% in the core central region and 12.4% for purchases from 2010 to 2014, and each difference remains when the other is held fixed.

Over the same resales, from January 2020 to August 2026, the median 3 bedroom owner gained 34.0% of the purchase price, against 21.7% for a 2 bedroom owner, and the 3 bedroom sold below the purchase price less often in every region and every purchase window. The 2 bedroom's higher gross rental yield in 2025, 3.29% against 2.89%, is smaller than the gap on price, so on price and rent together the 3 bedroom came out ahead.

New launch or resale

Bought as an investment from 2017 to 2021 at a 2.5% mortgage rate, a resale 2 bedroom returned 12.6% to 15.2% a year on the money put in and a new launch 4.7% to 10.3%. Against all resales, resale stayed ahead in every purchase year at every mortgage rate up to 5%.

Comparing buyers within the same development gives a different result. In 227 developments launched from 1995 to 2021, the launch buyer beat the buyer who waited 1 to 4 years for the same development in 128, winning 81% of those where prices rose more than 25% during the wait and 30% where they fell.

What this page does not tell you

Every figure here is a market-wide or regional median as at its note's data date, and the note states that date; a specific unit's floor, facing, age and project move its price and rent more than any median does. The notes are not listings and do not say what is for sale. If your question isn't answered above, ask for a research note at the foot of any article; requests are read, and the notes written appear on the Feed.

Method and data notes

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.

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