The median 2 bedroom condo owner who sold since 2020 made 21.7% on the purchase price, against 34.0% for a 3 bedroom owner

Of the 28,614 3 bedroom condominiums bought and later resold, with the resale completing between January 2020 and 31 August 2026, 95.5% sold above the purchase price. The median gain was $455,000, which is 34.0% of the purchase price, over a median hold of 9.6 years, and the median annual price change was 3.5% a year. Of the 25,215 2 bedroom condominiums bought and later resold, with the resale completing between January 2020 and 31 August 2026, 92.9% sold above the purchase price, the median gain was $231,000, which is 21.7% of the purchase price, over a median hold of 8.2 years, and the median annual price change was 2.8% a year. 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.

The 2 bedroom's advantage is in rent. Its gross rental yield in 2025 was 3.29% against 2.89% for a 3 bedroom, a difference of 0.4 of a percentage point. The 3 bedroom's median annual price change was 3.5% a year against 2.8% a year for the 2 bedroom, a difference of 0.7 of a point a year.

Added together, gross and before every cost, the median annual price change plus the 2025 gross rental yield was about 6.4% a year for the 3 bedroom and about 6.1% a year for the 2 bedroom. The median purchase price was $1,250,000 for the 3 bedroom and $1,015,000 for the 2 bedroom, the median hold was 9.6 years against 8.2 years, and the median loss among the owners who sold below the purchase price was $130,000 against $72,000. The sections below show where the gap is and where it is not.

What is in this note

• Did 3 bedroom owners make more than 2 bedroom owners?: the share sold above the purchase price, the median gain and the median hold, for each size.
• Did the 2 bedroom's higher rental yield close the gap?: the median annual price change and the 2025 gross rental yield, for each size.
• Did 3 bedroom owners sell below the purchase price less often in every region?: the share sold below the purchase price, the median gain and the median annual price change in each region.
• Did the year of purchase change the result?: the share sold below the purchase price, the median gain and the median annual price change in each purchase window, from before 2010 to 2022.
• Did buying at new launch or as a resale matter?: the median gain and the median annual price change by how the unit was bought: new launch, resale or sub-sale.

Did 3 bedroom owners make more than 2 bedroom owners?

The table covers every unit bought and later resold, matched on the unit itself, with the resale completing between January 2020 and 31 August 2026. The construction is the same as the 2 bedroom note, and the 2 bedroom column repeats its figures.

	2 bedroom	3 bedroom
Units resold	25,215	28,614
Sold above purchase price	92.9%	95.5%
Sold below purchase price	6.8%	4.4%
Median gain	$231,000 (21.7%)	$455,000 (34.0%)
Median annual price change	2.8%	3.5%
Median hold	8.2 years	9.6 years
Middle half of gains	11.3% to 36.1%	18.1% to 62.0%
Median loss, among those that lost	$72,000 (5.4%)	$130,000 (6.7%)
Median purchase price	$1,015,000	$1,250,000
Median purchase size	840 sqft	1,227 sqft

The median gain was $455,000 for the 3 bedroom and $231,000 for the 2 bedroom, which is 34.0% and 21.7% of the purchase price. The median purchase price was $1,250,000 for the 3 bedroom and $1,015,000 for the 2 bedroom. The middle half of gains ran from 18.1% to 62.0% of the purchase price for the 3 bedroom and from 11.3% to 36.1% for the 2 bedroom, so the 3 bedroom's 25th percentile, 18.1%, was below the 2 bedroom's median, 21.7%. Among the owners who sold below the purchase price, the median loss was $130,000 (6.7% of the purchase price) for the 3 bedroom and $72,000 (5.4%) for the 2 bedroom.

Did the 2 bedroom's higher rental yield close the gap?

The median annual price change was 3.5% a year for the 3 bedroom and 2.8% for the 2 bedroom; the 2025 gross rental yield was 3.29% for the 2 bedroom and 2.89% for the 3 bedroom. The last row of the table adds the two.

	2 bedroom	3 bedroom
Median annual price change	2.8%	3.5%
Gross rental yield, 2025	3.29%	2.89%
Median annual price change plus 2025 gross rental yield	about 6.1%	about 6.4%

The 2025 gross rental yield is the figure from the rental yield note, applied as if it held over the whole hold; rents moved over the period, and that note shows how. The comparison is gross, before stamp duties, interest, maintenance, vacancy and commission, and it does not measure the total return.

Did 3 bedroom owners sell below the purchase price less often in every region?

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

• 2 bedroom resales sold below the purchase price
• 3 bedroom resales sold below the purchase price

Region	Units resold	Sold above purchase price	Sold below purchase price	Median gain	Median annual price change
CCR, 2 bedroom	3,677	81.3%	18.3%	$256,866 (15.6%)	1.8%
CCR, 3 bedroom	3,876	90.1%	9.8%	$620,950 (27.7%)	2.7%
RCR, 2 bedroom	8,859	94.4%	5.3%	$249,000 (21.2%)	3.0%
RCR, 3 bedroom	9,206	95.1%	4.8%	$510,000 (34.0%)	3.8%
OCR, 2 bedroom	12,679	95.3%	4.5%	$216,000 (23.3%)	2.9%
OCR, 3 bedroom	15,532	97.0%	2.8%	$405,000 (35.5%)	3.6%

The 3 bedroom had the lower share sold below the purchase price in every region. The gap was widest in the CCR, where 18.3% of 2 bedroom resales sold below the purchase price against 9.8% of 3 bedroom resales, and narrowest in the RCR, where the shares were 5.3% and 4.8%. The 3 bedroom also had the higher median gain and the higher median annual price change in all three regions; in the CCR the median gain was 27.7% against 15.6%, and in the OCR it was 35.5% against 23.3%.

Did the year of purchase change the result?

• 2 bedroom resales sold below the purchase price
• 3 bedroom resales sold below the purchase price

Bought	Units resold	Sold above purchase price	Sold below purchase price	Median gain	Median annual price change
Before 2010, 2 bedroom	3,593	96.5%	3.5%	$578,000 (79.7%)	3.5%
Before 2010, 3 bedroom	7,721	97.0%	3.0%	$846,640 (98.8%)	3.9%
2010 to 2014, 2 bedroom	9,174	87.2%	12.4%	$171,000 (17.2%)	1.6%
2010 to 2014, 3 bedroom	9,756	92.4%	7.5%	$345,000 (26.6%)	2.3%
2015 to 2018, 2 bedroom	6,612	94.8%	4.8%	$211,420 (20.4%)	3.2%
2015 to 2018, 3 bedroom	6,427	96.6%	3.2%	$370,000 (26.5%)	4.1%
2019 to 2022, 2 bedroom	5,660	98.0%	1.9%	$234,000 (20.6%)	4.5%
2019 to 2022, 3 bedroom	4,559	98.3%	1.6%	$406,888 (26.7%)	6.0%

In each of the four purchase windows, the 3 bedroom had the lower share sold below the purchase price, the higher median gain and the higher median annual price change. Purchases made in 2010 to 2014 had the highest share sold below the purchase price in both sizes, 12.4% for the 2 bedroom and 7.5% for the 3 bedroom, and the lowest median gain for the 2 bedroom, 17.2%. For the 3 bedroom, 2010 to 2014 and 2015 to 2018 came out 0.1 percentage point apart: 26.6% against 26.5%. Purchases made in 2019 to 2022 had the lowest share sold below the purchase price in both sizes, 1.9% and 1.6%, and the highest median annual price change, 4.5% a year for the 2 bedroom and 6.0% a year for the 3 bedroom.

Each of the three regions, the core central region (CCR), the rest of central region (RCR) and outside central (OCR), was crossed with each of the four purchase windows, which gives twelve cells for each size. The 3 bedroom had the higher share sold above the purchase price in ten of the twelve cells. The 2 bedroom had the higher share in the other two cells: the RCR for purchases before 2010 and the RCR for purchases in 2019 to 2022. The table below gives the figures for those two cells, and for the CCR cell for purchases in 2010 to 2014, which had the highest 2 bedroom share sold below the purchase price of the twelve cells.

Region and purchase window	Measure	2 bedroom	3 bedroom
RCR, bought before 2010	Sold above the purchase price	96.7%	95.1%
RCR, bought before 2010	Median gain	85.8%	105.7%
RCR, bought 2019 to 2022	Sold above the purchase price	98.7%	97.9%
CCR, bought 2010 to 2014	Sold below the purchase price	30.8%	13.7%
CCR, bought 2010 to 2014	Median gain	8.1%	19.8%

In the CCR cell for purchases in 2010 to 2014, the median 2 bedroom owner made 8.1% over a median hold of 11.1 years, and the median 3 bedroom owner made 19.8%.

Did buying at new launch or as a resale matter?

Bought as	Units resold	Sold above purchase price	Median gain	Median annual price change	Median hold
New launch, 2 bedroom	14,649	93.0%	$211,000 (20.0%)	2.6%	8.4 years
New launch, 3 bedroom	13,800	95.2%	$412,275 (30.6%)	3.3%	9.7 years
Resale, 2 bedroom	8,962	93.8%	$275,000 (25.2%)	3.4%	7.0 years
Resale, 3 bedroom	13,234	96.0%	$490,000 (36.8%)	4.0%	9.0 years
Sub-sale, 2 bedroom	1,604	87.8%	$247,500 (23.5%)	2.1%	11.3 years
Sub-sale, 3 bedroom	1,580	92.8%	$555,288 (42.5%)	2.8%	12.9 years

For 2 bedroom units, the median annual price change was 3.4% a year when the unit was bought as a resale and 2.6% when it was bought at new launch; for 3 bedroom units it was 4.0% and 3.3%. Sub-sale purchases, which are bought from another buyer before the building is finished, had the lowest median annual price change in both sizes, 2.1% a year for the 2 bedroom and 2.8% a year for the 3 bedroom. The 3 bedroom had the higher median annual price change in each of the three ways of buying. A 3 bedroom bought at new launch had 3.3% a year, against 3.4% for a 2 bedroom bought as a resale.

What this tells you

Among condominiums bought and later resold, with the resale completing between January 2020 and 31 August 2026, 95.5% of 3 bedroom units sold above the purchase price, with a median gain of $455,000 (34.0% of the purchase price) over a median hold of 9.6 years, and a median annual price change of 3.5% a year. For the 2 bedroom, 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, and a median annual price change of 2.8% a year.

The 2 bedroom's gross rental yield in 2025 was 3.29% against 2.89% for the 3 bedroom. That did not close the gap: the median annual price change plus the 2025 gross rental yield, before every cost, was about 6.4% a year for the 3 bedroom and about 6.1% a year for the 2 bedroom.

The 3 bedroom had the lower share sold below the purchase price in every region: 9.8% against 18.3% in the core central region (CCR), 4.8% against 5.3% in the rest of central region (RCR) and 2.8% against 4.5% in outside central (OCR).

By year of purchase, the 3 bedroom also had the lower share sold below the purchase price in every purchase window. Purchases made in 2010 to 2014 had the highest share in both sizes, 7.5% for the 3 bedroom and 12.4% for the 2 bedroom, and purchases made in 2019 to 2022 had the lowest, 1.6% and 1.9%.

Crossing region and purchase window, the 3 bedroom had the higher share sold above the purchase price in ten of the twelve cells. In the CCR cell for purchases in 2010 to 2014, 30.8% of 2 bedroom resales sold below the purchase price against 13.7% of 3 bedroom resales. By how the unit was bought, the median annual price change was 3.4% a year for a 2 bedroom bought as a resale and 2.6% for one bought at new launch, against 4.0% and 3.3% for the 3 bedroom.

The median purchase price was $1,250,000 for the 3 bedroom and $1,015,000 for the 2 bedroom, and the median loss among the owners who sold below the purchase price was $130,000 against $72,000. These figures describe groups of resales and do not predict the result for one unit.

What this does not tell you

• Total return. The price plus rent figure adds the 2025 gross rental yield to the median annual price change. It is not the rent collected during each hold, and stamp duties, interest, maintenance, vacancy and commission are not deducted.
• The buyer. The data does not show how a 3 bedroom buyer would have done in a 2 bedroom, or the reverse. The two groups differ in when they bought and how long they held: the median hold was 9.6 years for the 3 bedroom and 8.2 years for the 2 bedroom, and 7,721 of the 3 bedroom resales were of units bought before 2010, against 3,593 of the 2 bedroom resales.
• Units that have not resold. Only completed resales are counted; owners still holding are not in the data.
• The 2023 buyers. 176 2 bedroom units and 151 3 bedroom units bought in 2023 or later have already been resold, with median holds of 3.0 years and 3.0 years, and they are left out of every table and chart.
• What happens next. When the owner bought moved both sizes: 12.4% of 2 bedroom and 7.5% of 3 bedroom purchases made in 2010 to 2014 sold below the purchase price, against 1.9% and 1.6% of those made in 2019 to 2022. These resales run to 31 August 2026, and a purchase made now is in 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 resales 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, as are two units 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. 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 holds under 6 months. The median annual price change is the median of the owners' own annual figures. Medians are taken across units. Gross rental yields are the 2025 figures from the rental yield note; the median annual price change plus the 2025 gross rental yield is an approximation. The 2 bedroom figures are those published in the 2 bedroom note; the 3 bedroom figures were derived in the same run on the same construction. The latest resale in the data is dated 31 August 2026, from one scan of 560,157 caveats across 336,869 unit identities, so every figure runs to 31 August 2026.

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.