A resale 3 bedroom condo sold for S$1,701 per square foot in 2025, the lowest of the 1 to 4 bedroom sizes

A resale 3 bedroom costs S$1,701 per square foot. That is less than a resale 1 bedroom at S$1,784, less than a 2 bedroom at S$1,776, and less than a 4 bedroom at S$1,791. Of the four sizes, the 3 bedroom has the lowest price per square foot on the resale market, as it has in every year since 2017.

A new-launch 3 bedroom costs S$2,482 per square foot, 45.9% more than a resale 3 bedroom, and on that side of the market it is not the cheapest. The 4 bedroom is, by S$4.

So a buyer choosing 3 bedrooms is buying at the low point of the resale ladder and near the low point of the new-launch ladder.

What is in this note

• What a 3 bedroom costs per square foot: the 2025 figure for each bedroom count, resale and new launch side by side.
• The lowest price per square foot in the resale market: the same comparison across all 9 years, on the resale market.
• What a new launch costs: the same comparison across all 9 years, on new launches, where the order is less settled.
• The gap to the 4 bedroom: the 3 bedroom against the 4 bedroom, on the resale market and on new launches.
• By region: the 2025 figures for the core central region (CCR), the city fringe (RCR) and the suburbs (OCR), and what the premium looks like in dollars rather than percent.
• Why resale and new launch are never mixed here: why every figure in this note is computed within one market and never across both.

What a 3 bedroom costs per square foot

Median price per square foot in 2025, private condominiums and apartments.

Bedrooms	Resale	New launch	Premium
One	S$1,784	S$2,883	+61.6%
Two	S$1,776	S$2,634	+48.3%
Three	S$1,701	S$2,482	+45.9%
Four	S$1,791	S$2,478	+38.4%

Read the resale column and the 3 bedroom is the low point. Read the new-launch column and it is second from bottom. The one measure where the 3 bedroom is not near the bottom is the last measure, the premium a buyer pays for a new 3 bedroom over a resale 3 bedroom, 45.9%, which sits in the middle of the four sizes.

The lowest price per square foot in the resale market

• 1 bedroom
• 2 bedroom
• 3 bedroom
• 4 bedroom

Median resale psf	2017	2021	2025
1 bedroom	S$1,540	S$1,476	S$1,784
2 bedroom	S$1,206	S$1,312	S$1,776
3 bedroom	S$1,073	S$1,240	S$1,701
4 bedroom	S$1,222	S$1,357	S$1,791

The 3 bedroom line is the bottom line in all 9 years. It was S$1,073 in 2017 when the cheapest alternative was S$1,206, and S$1,701 in 2025 when the next cheapest size is S$1,776.

What has changed is the size of its advantage: it has shrunk against the most expensive size and against the next cheapest. In 2017 a 3 bedroom was S$467 below the most expensive size; in 2025 it is S$90. The whole resale market has converged, which is the finding the 2 bedroom note measured, and the discount a 3 bedroom carries converged with it.

What a new launch costs

• 1 bedroom
• 2 bedroom
• 3 bedroom
• 4 bedroom

Median new-launch psf	2017	2021	2025
1 bedroom	S$1,625	S$2,201	S$2,883
2 bedroom	S$1,474	S$1,866	S$2,634
3 bedroom	S$1,390	S$1,775	S$2,482
4 bedroom	S$1,262	S$1,722	S$2,478

On new launches the ladder mostly works. In 6 of the 9 years the 1 bedroom costs the most per square foot, the 4 bedroom the least, and the 3 bedroom sits between the 2 bedroom and the 4 bedroom. It breaks in the other 3 years. In 2018 the 2 bedroom overtakes the 1 bedroom at the top while the 3 bedroom keeps its place; in 2019 and 2020 the 3 bedroom is the cheapest new-launch square foot of the four sizes, below even the 4 bedroom, by 5.4% in 2019 and 3.4% in 2020.

Against the 2 bedroom the 3 bedroom is cheaper in all 9 years, but not by a steady amount: 5.7% less in 2017 and 5.8% less in 2025 are almost the same number, and the path between them is not flat. The discount runs from 8.2% in 2022 to 2.6% in 2023, a spread of 5.6 percentage points, as wide as the discount itself. The matching endpoints are a coincidence of where the 9 years start and stop, not a level a developer held.

The gap to the 4 bedroom

How a 3 bedroom relates to the size above it has changed on both markets, in the same direction.

3 bedroom against 4 bedroom	2017	2021	2025
New launch	+10.2%	+3.1%	+0.2%
Resale	−12.2%	−8.6%	−5.0%

On new launches, a 3 bedroom used to cost 10.2% more per square foot than a 4 bedroom, and now costs 0.2% more, which is S$4. A 4 bedroom now costs about the same per square foot as a 3 bedroom; the extra cost is in area, since the median new 4 bedroom is 1,313 sqft against 1,001 sqft for a 3 bedroom.

On resale it runs the other way and always has. A 4 bedroom costs more per square foot than a 3 bedroom in every one of the 9 years, and the discount a 3 bedroom carries has narrowed from 12.2% in 2017 to 5.0% in 2025. The resale 4 bedroom is not a like-for-like comparison. At a median 1,668 sqft it is an old, large home, and such homes are concentrated in prime (CCR) and city fringe (RCR) projects where the square foot costs more for reasons that have nothing to do with the number of bedrooms.

Compare the two inside the same development and the resale gap closes too: in the same condo, a 4 bedroom sells for about the same per square foot as a 3 bedroom.

By region

Median price per square foot in 2025.

Region	Resale	New launch	Premium
CCR	S$2,243	S$3,031	+35.1%
RCR	S$1,852	S$2,715	+46.6%
OCR	S$1,489	S$2,242	+50.6%

The premium for buying new is widest outside central (OCR) and narrowest in prime (CCR), but only as a percentage. In dollars the order changes: the city fringe (RCR) carries the widest gap at S$863 per square foot, and outside central the narrowest at S$753.50 per square foot, below even prime's S$788. A percentage premium on a cheaper base is a smaller cheque.

A prime 3 bedroom is the most expensive square foot on both markets and has the smallest percentage gap between them.

Why resale and new launch are never mixed here

Every figure above is computed within one market, because the mix of sales between the two markets would otherwise move the result.

A new-launch 3 bedroom costs 45.9% more per square foot than a resale 3 bedroom. So the mix between the two markets moves a combined figure on its own. A year in which more 3 bedrooms happen to be sold at launch will show a higher pooled price per square foot even if neither market moved at all. In 2025 there were 3,385 new-launch 3 bedroom sales and 4,737 resales; in 2024 it was 2,339 and 4,653. Pooling those 2 years would report a rise that is partly just a change in what was being sold.

Split the markets and each answers its own question, what a new 3 bedroom costs and what an existing 3 bedroom costs.

What this tells you

A resale 3 bedroom has the lowest price per square foot of the four sizes, as it has in every one of the 9 years. In 2025 it costs S$1,701 against S$1,776 for the next cheapest, the 2 bedroom, and in 2017 it cost S$1,073 against S$1,206.

What has changed is how much cheaper. In 2017 a 3 bedroom was S$467 below the most expensive size; in 2025 it is S$90. Against the next cheapest the margin has narrowed too, from S$133 to S$75. The discount is real. Measured against the most expensive size, it is about a fifth of what it was.

On new launches the 3 bedroom is not the cheapest. In 2025 it costs S$2,482 against S$2,478 for a 4 bedroom, a difference of S$4. That order is not fixed: the full ladder holds in 6 of the 9 years, and in 2019 and 2020 the 3 bedroom was the cheapest of the four sizes.

A new 3 bedroom costs 45.9% more per square foot than a resale 3 bedroom in 2025, and that premium is wider at the small end than at the large end. A new 1 bedroom costs 61.6% more than a resale 1 bedroom; a new 4 bedroom 38.4% more than a resale 4 bedroom. The 45.9% on a 3 bedroom sits in the middle of the four sizes.

By region the premium looks different depending on the unit you read it in. It is widest in the suburbs (OCR) at 50.6% and narrowest in prime (CCR) at 35.1%. In dollars the order reverses: the city fringe (RCR) carries the widest gap at S$863 per square foot and the suburbs the narrowest at S$753.50 per square foot, below prime's S$788. A larger percentage on a cheaper base is a smaller cheque, and both readings are true at once.

So a buyer choosing 3 bedrooms pays the lowest price per square foot on the resale market and close to the lowest on the new-launch market. That is not the same as the cheapest condo. A 3 bedroom is larger than the 1 bedroom and 2 bedroom it undercuts per square foot, so it costs more in total. What this note measures is the price of each square foot, not the price of the unit.

What this does not tell you

• Why the 3 bedroom has the lowest price per square foot. The measurement is clean and the cause is not visible in transaction data. Where 3 bedrooms were built, who buys them and how they are financed would all leave the same footprint.
• Whether the discount survives. The 9 years of data show a strong pattern but do not predict what comes next, and the discount has been narrowing throughout.
• What any particular unit is worth. These are middle values across hundreds of projects. Floor, facing, condition and project move a square foot more than the bedroom count does.
• Total price. A cheaper square foot in a larger home is still a larger total price, and what a 3 bedroom costs in total is the previous note in this series.

Method and data notes. Sale data to 1 September 2026.

Transacted prices from URA caveat data for private condominiums and apartments, collective sales excluded. Price per square foot is the caveat's own price divided by its recorded floor area, and the figures are medians of that, not a median price divided by a median size. Bedroom count is resolved from the unit record, and only transactions where it resolves are counted. Resale and new sale are computed separately throughout, for the reason set out above; sub-sales are excluded from both. Units with 5 bedrooms or more are excluded as a different market. Floor areas below 200 sqft or above 6,000 sqft are treated as corrupt and excluded. Medians are used rather than averages, and a median that falls between two caveats is printed rounded to the nearest whole dollar. Every figure above rests on at least 450 transactions. Regional figures use the URA market segment. Sale data to 1 September 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.