A new 4 bedroom condo sold for a median $2,478 per square foot in 2025, against $1,807 for a resale 4 bedroom

In URA's records of private home sales in 2025, a new-launch 4 bedroom condominium or apartment sold for a median $3,284,000 and a resale 4 bedroom for $2,980,000. The new launch cost 10.2% more in total and 37.1% more per square foot, $2,478 against $1,807. The difference in total price is smaller because a new 4 bedroom is a smaller home: a median 1,313 sq ft against 1,658 sq ft for a resale 4 bedroom. Per square foot, a new 4 bedroom cost more than a resale 4 bedroom in every region in every year from 2017 to 2025.

What is in this note

• What does a 4 bedroom cost in each region?: the 2025 median price, price per square foot and floor area of a new and a resale 4 bedroom, in the core central, rest of central and outside central regions
• How far do 4 bedroom prices spread?: the price range from the cheapest sales to the most expensive, new and resale, from January 2024
• Has a new 4 bedroom always cost more than a resale 4 bedroom?: new against resale on price per square foot and on total price, by region, year by year from 2017
• Why does a resale 4 bedroom sometimes cost more in total?: how the floor area of new and resale 4 bedrooms differs, by region and year
• How much more does a 4 bedroom cost than a 3 bedroom?: price per square foot inside the same condo and across the market

What does a 4 bedroom cost in each region?

Median price, 2025.

Region	New launch	Resale	Difference
All regions	$3,284,000	$2,980,000	+10.2%
CCR	$3,935,000	$4,920,000	−20.0%
RCR	$3,614,000	$3,264,000	+10.7%
OCR	$2,762,000	$2,248,000	+22.9%

Median price per square foot, 2025.

Region	New launch	Resale	Difference
All regions	$2,478	$1,807	+37.1%
CCR	$3,137	$2,172	+44.4%
RCR	$2,693	$1,992	+35.2%
OCR	$2,169	$1,536	+41.3%

Median floor area, 2025.

Region	New launch	Resale	Difference
All regions	1,313 sq ft	1,658 sq ft	−20.8%
CCR	1,238 sq ft	2,304 sq ft	−46.3%
RCR	1,367 sq ft	1,642 sq ft	−16.7%
OCR	1,249 sq ft	1,410 sq ft	−11.5%

In 2025 a new 4 bedroom cost more in total than a resale 4 bedroom in the rest of central region (RCR) and the outside central region (OCR), by 10.7% and 22.9%. In the core central region (CCR) it cost 20.0% less: $3,935,000 against $4,920,000.

Per square foot the new launch cost more in all three regions: 44.4% more in the CCR, 35.2% more in the RCR and 41.3% more in the OCR. In the CCR the new launch cost less in total because a new CCR 4 bedroom is a much smaller home. In 2025 it measured a median 1,238 sq ft, against 2,304 sq ft for a resale CCR 4 bedroom, 46.3% smaller.

Part of the difference per square foot comes from how floor area is recorded. For projects that applied for planning permission from 1 June 2023, URA's newer rules leave double-height voids out of a home's floor area, and air-conditioner ledges are now usually common property, so the same layout records a smaller floor area and a higher price per square foot. No resale 4 bedroom in these figures is under the newer rules, and 73.8% of the new 4 bedrooms sold in 2025 were. Realila estimates the difference at 6% of the recorded area on average. Allowing 6% more floor area for those homes, a new 4 bedroom in 2025 would have sold for a median of about $2,372 per square foot, still 31.3% more than a resale 4 bedroom at $1,807.

How far do 4 bedroom prices spread?

The median is the middle sale. For a buyer working to a budget, the range matters too. The tables show the price at or below which the cheapest 5% of sales fell, the median, and the price at or above which the most expensive 5% fell, for sales from 1 January 2024 to 25 October 2026.

New launch, 1 January 2024 to 25 October 2026.

Region	Bottom 5%	Median	Top 5%
All regions	$2,431,905	$3,247,500	$5,405,985
CCR	$3,262,600	$4,452,500	$15,000,000
RCR	$2,962,300	$3,583,000	$5,247,800
OCR	$2,363,953	$2,779,000	$3,527,000

Resale, 1 January 2024 to 25 October 2026.

Region	Bottom 5%	Median	Top 5%
All regions	$1,626,500	$2,880,000	$7,000,000
CCR	$3,014,000	$4,920,000	$10,455,900
RCR	$2,080,000	$3,280,000	$5,500,000
OCR	$1,436,500	$2,238,000	$3,394,000

Resale 4 bedroom prices spread far wider than new-launch prices. Across Singapore the cheapest 5% of resale 4 bedrooms sold for $1,626,500 or less and the most expensive 5% for $7,000,000 or more, while new launches ran from $2,431,905 to $5,405,985.

In the outside central region (OCR), at least 95% of new 4 bedrooms sold for more than the median resale 4 bedroom: the cheapest 5% of new 4 bedrooms began at $2,363,953, above the resale median of $2,238,000. In the core central region (CCR) the two price ranges overlap widely: the cheapest 5% of new 4 bedrooms began at $3,262,600, well below the resale median of $4,920,000.

Has a new 4 bedroom always cost more than a resale 4 bedroom?

Per square foot, a new 4 bedroom cost more than a resale 4 bedroom in every region in every year from 2017 to 2025. On total price it did not always.

• CCR
• RCR
• OCR
• January to 25 October 2026, provisional

New launch against resale, per square foot.

Year	CCR	RCR	OCR
2017	+29.1%	+10.7%	+27.5%
2018	+35.4%	+20.9%	+29.7%
2019	+71.6%	+25.0%	+35.7%
2020	+52.3%	+25.1%	+46.1%
2021	+38.6%	+21.3%	+37.1%
2022	+34.6%	+36.4%	+39.5%
2023	+39.9%	+29.5%	+55.0%
2024	+58.7%	+36.8%	+47.1%
2025	+44.4%	+35.2%	+41.3%
2026†	+44.8%	+28.4%	+40.9%

New launch against resale, total price.

Year	CCR	RCR	OCR
2017	−1.3%	−23.3%	−2.4%
2018	+23.3%	−8.8%	+14.8%
2019	+54.1%	−9.0%	+14.2%
2020	+45.4%	−7.5%	+18.6%
2021	−9.4%	+2.4%	+22.5%
2022	−14.5%	+11.3%	+26.2%
2023	−5.4%	+11.7%	+42.0%
2024	+32.0%	+5.3%	+32.9%
2025	−20.0%	+10.7%	+22.9%
2026†	−6.5%	+14.8%	+19.6%

Per square foot, the smallest difference from 2017 to 2025 was 10.7%, in the rest of central region (RCR) in 2017, and the largest was 71.6%, in the core central region (CCR) in 2019.

On total price, a new 4 bedroom cost less than a resale 4 bedroom in 5 of the 9 years from 2017 to 2025 in the CCR (2017, 2021, 2022, 2023 and 2025), in 4 of the 9 years in the RCR (2017 to 2020) and in 1 of the 9 years in the outside central region (OCR), 2017. The CCR new-launch figures rest on 33 to 209 sales a year, so a single large project can move them.

Why does a resale 4 bedroom sometimes cost more in total?

New launch against resale, median floor area.

Year	CCR	RCR	OCR
2017	−27.1%	−29.3%	−18.9%
2018	−11.8%	−21.9%	−15.9%
2019	−4.1%	−23.3%	−15.6%
2020	−6.8%	−24.0%	−13.8%
2021	−36.7%	−18.0%	−10.2%
2022	−34.2%	−17.6%	−10.4%
2023	−27.9%	−13.4%	−6.7%
2024	−18.1%	−21.4%	−6.1%
2025	−46.3%	−16.7%	−11.5%
2026†	−37.2%	−3.8%	−13.5%

A new 4 bedroom was smaller than a resale 4 bedroom in every region in every year from 2017 to 2025. In the core central region (CCR), the size difference matched which cost more in total. In the 5 years a new 4 bedroom cost less in total, it was 27.1% to 46.3% smaller than a resale 4 bedroom. In the 4 years it cost more in total, it was 4.1% to 18.1% smaller.

Across Singapore as a whole, a new 4 bedroom cost less in total than a resale 4 bedroom in 2017, 2018 and 2019, by 34.1%, 8.5% and 6.5%, while it cost more per square foot, by 2.0%, 21.6% and 31.4%. In those years new 4 bedrooms were 22.8% to 32.6% smaller than resale 4 bedrooms.

Where the homes were sold also mattered in 2017. That year 69.8% of new 4 bedrooms sold were in the outside central region (OCR), where prices are lowest, against 36.2% of resale 4 bedrooms. That is why the difference per square foot across Singapore in 2017, 2.0%, is smaller than in any region.

How much more does a 4 bedroom cost than a 3 bedroom?

How much more a 4 bedroom cost per square foot than a 3 bedroom, 12 months to 25 October 2026.

	New launch	Resale
Inside the same condo	+0.7%	−1.1%
Across the market	−2.2%	+5.1%

Inside the same condo, a 4 bedroom sold for about the same price per square foot as a 3 bedroom in the 12 months to 25 October 2026. On average across the 33 condos, a new 4 bedroom cost 35.9% more than a new 3 bedroom in the same condo and was 35.0% larger, so it cost 0.7% more per square foot. Across the 118 condos, a resale 4 bedroom cost 29.9% more than a resale 3 bedroom and was 31.3% larger, so it cost 1.1% less per square foot. The extra cost of the fourth bedroom is mostly its extra floor area.

Across the whole market the difference on resale is larger. A resale 4 bedroom sold for a median $1,865 per square foot and a resale 3 bedroom for $1,774, 5.1% more. The difference comes from which condos the homes are in: 25.1% of 4 bedroom resales were in the core central region (CCR), where homes cost the most per square foot, against 17.0% of 3 bedroom resales. At new launch the market-wide figure ran the other way. A new 4 bedroom sold for a median $2,519 per square foot and a new 3 bedroom for $2,576, 2.2% less, with 14.3% of new 4 bedrooms in the CCR against 18.5% of new 3 bedrooms.

More on this: In the same condo, a 4 bedroom sold for about the same per square foot as a 3 bedroom in the year to September 2026

What this tells you

A new 4 bedroom costs more per square foot than a resale 4 bedroom. That held in every region in every year from 2017 to 2025, by 10.7% to 71.6%. In 2025 a new 4 bedroom sold for a median $2,478 per square foot across Singapore, against $1,807 for a resale 4 bedroom, 37.1% more, or about 31.3% more allowing for the newer floor-area rules.

On total price the answer depends on the region and the year, because a new 4 bedroom is a smaller home. In 2025 a new 4 bedroom cost 22.9% more than a resale 4 bedroom in the outside central region (OCR) and 10.7% more in the rest of central region (RCR). In the core central region (CCR) it cost 20.0% less, and measured 1,238 sq ft against 2,304 sq ft for a resale CCR 4 bedroom. In the CCR a new 4 bedroom cost less in total in 5 of the 9 years from 2017 to 2025.

For a buyer working to a budget, new and resale prices overlap least in the OCR. From 1 January 2024 to 25 October 2026, at least 95% of new 4 bedrooms there sold for more than the median resale OCR 4 bedroom, $2,238,000.

Inside the same condo a 4 bedroom sold for about the same price per square foot as a 3 bedroom in the 12 months to 25 October 2026, so the extra cost of the fourth bedroom is mostly its extra floor area. The market-wide difference on resale, 5.1% more per square foot for a 4 bedroom, comes from which condos the homes are in.

A comparison of a new and a resale 4 bedroom, or of a 3 bedroom and a 4 bedroom, therefore needs the price per square foot and the floor area beside the total price.

What this does not tell you

• Your own unit or project. These are medians across Singapore or a region. Price per square foot within one condo varies with floor, facing, layout and unit size, and a project's prices can be far from the median.
• Whether a new launch is worth its higher price per square foot. A new 4 bedroom comes with a new building and, in a leasehold condo, a full lease. Whether that is worth paying more per square foot is a judgement these figures cannot make.
• The exact effect of the newer floor-area rules. The 6% allowance is an average. The real difference is between 3% and 12% depending on the layout, so the adjusted 2025 figure for new 4 bedrooms is an estimate.
• How prices have grown. This note compares new and resale 4 bedrooms within each year. How 4 bedroom prices changed in each region since 2017 is in a later note in this series.
• Executive condominiums. ECs are left out. Each year from 2017 to 2025 they made up between 14.4% and 36.8% of new 4 bedroom purchases, and 23.1% in 2025. A later note in this series compares EC and private 4 bedrooms.
• 2026 in full. 2026 figures run from 1 January to 25 October. Some 2026 new sales at four launches, Lentor Gardens Residences, Lucerne Grand, Verdé Joo Chiat and Duet @ Emily, are not yet matched to their condos in Realila's records and are left out, so the 2026 new-launch figures and the 12-month new-launch comparison with 3 bedrooms are incomplete.

Method and data notes. Sale data to 25 October 2026.

Prices from URA's records of private home sales: condominiums and apartments, with new sales and resales counted separately, from 1 January 2017 to 25 October 2026, the latest sale held when this note was built. A 4 bedroom is a sale whose unit Realila's records count as 4 bedrooms; a 4 bedroom with a study counts as 4 bedrooms. Collective sales are left out, and so are sales recorded below 200 sq ft or above 6,000 sq ft, as in the other bedroom notes. The 3 bedroom figures are on the same basis.

The median price, the median price per square foot and the median floor area are each the middle value of their own list of sales, so the median price is not the median floor area multiplied by the median price per square foot. Each difference between a new launch and a resale is worked out from the two medians before rounding.

Regions are URA's market segments: the core central region (CCR), the rest of central region (RCR) and the outside central region (OCR).

Seven developments are left out because their bedroom labels are under review: The Interlace, Bedok Court, Ridgewood, Savannah Condopark, 8@Woodleigh, Kovan Melody and Le Quest, together with some oversized 2 and 3 bedroom units at Reflections at Keppel Bay. Between them they remove 297 sales of 4 bedrooms.

Penthouses are included: 405 of the sales in this note are of units Realila's records mark as penthouses (184 new, 221 resale).

The price spread uses sales from 1 January 2024 to 25 October 2026. Bottom 5% is the price at or below which 5% of sales fell, and top 5% the price at or above which 5% fell.

Inside the same condo: for each condo with at least 3 sales of 3 bedrooms and 3 sales of 4 bedrooms from 26 October 2025 to 25 October 2026, the average price and the average floor area of its 4 bedrooms are compared with those of its 3 bedrooms, as geometric means, and every condo counts equally. It is the method of the note comparing 3 and 4 bedrooms in the same condo, here with the seven developments above left out.

Executive condominiums are left out. Their share of new 4 bedroom purchases is EC new 4 bedroom sales over EC and private new 4 bedroom sales, on the same filters. The newer floor-area rules: URA circular DC22-09 applies to development applications submitted from 1 June 2023; a project counts as under the newer rules where Realila's project records say so. The 6% allowance and its 3% to 12% range are Realila's estimate, the same one used across the Feed.

In 2026 to 25 October, 750 private new sales had no bedroom count when this note was built, all but 65 of them at Lentor Gardens Residences, Lucerne Grand, Verdé Joo Chiat and Duet @ Emily, which are not yet matched to their condos. 685 private resales in 2026 also had no bedroom count, spread across many condos. None of these sales is in the figures.

Sale data to 25 October 2026.