A 2 bedroom condo in Singapore cost a median $1,439,500 resale in 2025

In 2025 a resale 2 bedroom in Singapore sold for a median price of $1,439,500 and a new launch 2 bedroom for $1,813,300, 26% more, according to URA caveat data. In 2025 more 2 bedrooms sold than any other size, which happened in 3 of the 9 years from 2017 to 2025. 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.

Part of that gap is a difference in size: a new launch 2 bedroom is smaller than a resale 2 bedroom. Per square foot, a new launch 2 bedroom has cost more than a resale 2 bedroom in every region in every year from 2017 to 2025.

What is in this note

• How much does a 2 bedroom cost in each region?: the median resale and new launch price of a 2 bedroom in the core central region (CCR), the rest of central region (RCR) and outside central (OCR) from January 2024 to 4 August 2026, with the bottom 5% and top 5% prices in each region.
• Why are prices compared within each region?: how the share of 2 bedroom sales in the core central region changed in the resale and new launch markets, and why a national median moves for reasons other than price.
• How much more does a new launch 2 bedroom cost than a resale 2 bedroom?: the premium of the new launch median price over the resale median price in each region from 2017 to 2025.
• How much more per square foot does a new launch 2 bedroom cost than a resale 2 bedroom?: the same comparison per square foot, in 2017, in 2025 and in every year between.
• How big is a new launch 2 bedroom in each region?: the median floor area of a new launch 2 bedroom and of a resale 2 bedroom in each region, in 2017 and 2025.
• How did resale prices of a 2 bedroom change from 2017 to 2025?: the median resale price in each region, with the change from 2017 to 2021 and from 2021 to 2025.

How much does a 2 bedroom cost in each region?

Median transacted price of a 2 bedroom in the core central region (CCR), the rest of central region (RCR) and outside central (OCR), private condominiums and apartments, January 2024 to 4 August 2026 (the data cutoff of this note):

Region	Resale	New launch	Difference
OCR	$1,238,000	$1,603,000	+29.5%
RCR	$1,510,000	$1,855,000	+22.8%
CCR	$2,100,000	$2,083,072	-0.8%

The median is the middle. If you are working to a budget, the range matters more. In each row, 5% of buyers paid less than the first figure and 5% paid more than the last. These are resale prices:

Region	Bottom 5%	Median	Top 5%
OCR	$921,950	$1,238,000	$1,780,000
RCR	$1,013,750	$1,510,000	$2,280,000
CCR	$1,338,000	$2,100,000	$3,300,000

And the same for new launches:

Region	Bottom 5%	Median	Top 5%
OCR	$1,197,000	$1,603,000	$1,999,357
RCR	$1,440,400	$1,855,000	$2,289,600
CCR	$1,592,250	$2,083,072	$2,688,500

A budget of $1.25 million is enough for a median resale 2 bedroom in outside central (OCR), at $1,238,000. The bottom 5% of OCR new launches sold at $1,197,000 or less, so the two markets overlap at the bottom although the medians are far apart.

Why are prices compared within each region?

One national number describes what sold in a given year. It does not describe how prices moved between years, because what sold changes. How much of a price change is really a change in what sold is a measurable quantity, and we measured it four ways across the same 9 years.

The share of 2 bedroom sales in the core central region (CCR) changed in opposite directions in the two markets. In 2017 the CCR was 26.3% of resale sales and 11.0% of new launch sales. In 2025 it was 16.7% of resale sales and 27.5% of new launch sales.

CCR share of sales	2017	2025
Resale	26.3%	16.7%
New launch	11.0%	27.5%

In January 2024 to 4 August 2026 the median resale 2 bedroom cost $2,100,000 in the CCR and $1,238,000 in outside central (OCR). When the CCR goes from 11.0% of new launch sales to 27.5%, the national new launch median rises even if no developer changes a price. The CCR's falling share of resale sales pulls the national resale median down.

Both movements raise the national new launch median relative to the national resale median between 2017 and 2025, whether or not any price changed. Every year-on-year comparison below is therefore made within each region, where location is held constant.

How much more does a new launch 2 bedroom cost than a resale 2 bedroom?

Premium of a new launch 2 bedroom over a resale 2 bedroom in median total price, in the core central region (CCR), the rest of central region (RCR) and outside central (OCR), 2017 to 2025:

• OCR
• RCR
• CCR

Region	2017	2021	2025
OCR	+3.8%	+23.5%	+29.4%
RCR	+4.4%	+14.9%	+21.5%
CCR	-11.7%	-2.8%	-1.0%

In the OCR the new launch median was 3.8% above the resale median in 2017 and 29.4% above it in 2025, the widest gap of the three regions in 2025. The gap peaked at 43.4% in 2022. In the RCR the new launch median was 4.4% above the resale median in 2017 and 21.5% above it in 2025.

In the CCR the new launch median was 11.7% below the resale median in 2017, 26.4% above it in 2018, 3.8% below it in 2019 and 1.0% below it in 2025. Few new launch 2 bedrooms are sold in the CCR in a given year (194 to 1,247 sales a year), so a single project can move the median, and total price is the least stable comparison of the three regions.

How much more per square foot does a new launch 2 bedroom cost than a resale 2 bedroom?

A new launch 2 bedroom is smaller than a resale 2 bedroom, so total price does not compare like with like. Premium of a new launch 2 bedroom over a resale 2 bedroom in median price per square foot, in the core central region (CCR), the rest of central region (RCR) and outside central (OCR), 2017 and 2025:

2017

Region	Resale	New launch	Premium
OCR	$970	$1,356	+39.8%
RCR	$1,258	$1,609	+28.0%
CCR	$1,827	$2,105	+15.2%

2025

Region	Resale	New launch	Premium
OCR	$1,545	$2,328	+50.7%
RCR	$1,917	$2,728	+42.3%
CCR	$2,226	$3,032	+36.2%

The premium per square foot was above zero in every region in every year from 2017 to 2025, as the chart shows.

• OCR
• RCR
• CCR

There are twenty-seven region and year combinations in this data: three regions across 9 years. In all twenty-seven combinations, the median price per square foot of a new launch 2 bedroom was higher than that of a resale 2 bedroom.

In the CCR in 2025 the median new launch 2 bedroom cost 1.0% less than the median resale 2 bedroom in total price and 36.2% more per square foot. The median new launch 2 bedroom was 269 sqft smaller than the median resale 2 bedroom, which is why the total prices are close while the prices per square foot are not.

The same test passes at 3 bedrooms too, where a new 3 bedroom has cost more per square foot than a resale 3 bedroom in all twenty-seven region-years measured.

How big is a new launch 2 bedroom in each region?

Median floor area of a 2 bedroom in outside central (OCR), the rest of central region (RCR) and the core central region (CCR), 2017 to 2025:

• OCR
• RCR
• CCR

A new launch 2 bedroom in 2025 had a median floor area of 678 sqft (63 square metres) in the OCR, the RCR and the CCR alike.

In 2017 and in 2025, in every region, the median resale 2 bedroom was larger than the median new launch 2 bedroom. Median floor area in square feet:

2017

Region	Resale	New
OCR	947	700
RCR	942	732
CCR	969	710

2025

Region	Resale	New
OCR	807	678
RCR	786	678
CCR	947	678

A smaller home costs less in total at the same price per square foot, so the smaller floor area of a new launch 2 bedroom accounts for part of the difference between its premium in total price and its premium per square foot. The CCR in 2025 shows it most clearly: the new launch median was 1.0% below the resale median in total price and 36.2% above it per square foot.

Resale homes have been shrinking too, for a different reason. The 2 bedrooms reaching the resale market now were built more recently and were smaller when new. The median resale 2 bedroom in the OCR fell from 947 sqft in 2017 to 807 sqft in 2025. In the OCR the median resale price rose 38.9% from 2017 to 2025 and the median resale price per square foot rose 59.3%, because the median home sold became smaller.

How did resale prices of a 2 bedroom change from 2017 to 2025?

Median resale price of a 2 bedroom in outside central (OCR), the rest of central region (RCR) and the core central region (CCR), 2017 to 2025:

• OCR
• RCR
• CCR

Region	2017	2021	2025
OCR	$900,000	$951,000	$1,250,000
RCR	$1,150,000	$1,280,000	$1,530,000
CCR	$1,710,000	$1,838,000	$2,060,000

Region	2017 to 2021	2021 to 2025
OCR	+5.7%	+31.4%
RCR	+11.3%	+19.5%
CCR	+7.5%	+12.1%

From 2017 to 2021 the median resale price rose 5.7% in the OCR, 11.3% in the RCR and 7.5% in the CCR. From 2021 to 2025 it rose 31.4%, 19.5% and 12.1%. The rise from 2021 to 2025 was larger than the rise from 2017 to 2021 in all three regions, and the difference was largest in the OCR.

What this tells you

In all twenty-seven combinations of region and year from 2017 to 2025, a new launch 2 bedroom had a higher median price per square foot than a resale 2 bedroom, in the core central region (CCR), the rest of central region (RCR) and outside central (OCR). The lowest premium was 15.2%, in the CCR in 2017.

In 2025 the median price of a resale 2 bedroom was $1,439,500 and that of a new launch 2 bedroom was $1,813,300, 26% more. A new launch 2 bedroom is smaller than a resale 2 bedroom, so part of that 26% is a difference in floor area and not in price per square foot.

In 2025 the median new launch 2 bedroom measured 678 sqft in the CCR, 678 sqft in the RCR and 678 sqft in the OCR. A resale 2 bedroom was larger than that in every region (median 947, 786 and 807 sqft), so a comparison of total price compares two different amounts of floor area.

A resale 2 bedroom in the OCR sold for a median 38.9% more in 2025 than in 2017 in total price and 59.3% more per square foot. The median price per square foot rose faster than the median price because the median home sold became smaller, from 947 sqft to 807 sqft.

The mix of regions changed too, in opposite directions in the two markets. The CCR accounted for 26.3% of resale 2 bedroom sales in 2017 and 16.7% in 2025, and for 11.0% of new launch 2 bedroom sales in 2017 and 27.5% in 2025. A national median rises or falls when that mix changes even if no individual price moves, so every comparison in this note is made inside one region.

Resale prices did not rise at an even pace. From 2017 to 2021 the median resale price rose 5.7% in the OCR, 11.3% in the RCR and 7.5% in the CCR. From 2021 to 2025 it rose 31.4%, 19.5% and 12.1%. The rise from 2021 to 2025 was larger than the rise from 2017 to 2021 in all three regions.

What this does not tell you

• Whether either is worth it. A new home comes with a full lease, no wear and tear, and the chance to pick your unit before it is built. Whether that is worth paying 40% or 50% more per square foot is a decision for the buyer.
• What it rents for. This article covers what a 2 bedroom costs to buy. What one earns in rent is a separate question: a 2 bedroom has a gross rental yield of 3.29% against 2.89% for a 3 bedroom.
• What happens after you buy. In our shoebox work, the mortgage rate and the stamp duty a buyer paid changed their return more than the choice of new or resale did. We have no reason to think 2 bedrooms are different.
• Your own home. These are middle values across hundreds of projects. The floor it is on, which way it faces, what condition it is in and which project it is in all matter more than any number here.

Method and data notes. Sale data to 4 August 2026.

Figures are transacted prices from URA caveat data for private condominiums and apartments, excluding collective sales. Bedroom count is worked out from the unit record rather than stated in the caveat. It resolves for 97.0% to 98.7% of transactions each year from 2015 to 2025.

Annual figures cover resales and new sales separately, 2017 to 2025 inclusive. Year-on-year comparisons are made within each region, never across the national pool, for the reason set out above. The 2025 national medians of $1,439,500 and $1,813,300 describe what sold in 2025 and are not compared to earlier years.

Regional price ranges and size comparisons in the first section cover transactions from January 2024 to August 2026.

Records with a floor area below 200 sqft or above 6,000 sqft are treated as corrupt and excluded. No 2 bedroom sale in this period falls outside that range, so the exclusion removes nothing here. Beyond that, no transaction is excluded on floor area. The largest 2 bedrooms in this data are older apartments in the core central region (CCR) that genuinely ran past 2,000 sqft, and removing them would mean deleting real sales for being unfamiliar.

There is a related problem we have found and not yet fixed, and it is better to say so than to wait. Bedroom count is derived from the unit record, and for one class of unit that record is unreliable: a number of large units carry a bedroom count that cannot be right for their floor area. Each sale takes its bedroom count from a unit record, and we count a sale as affected when that unit record gives more than 1,000 square feet for every bedroom it claims, which finds 245 sales among the 61,819 in the annual series. Excluding them would move the 2025 resale median by $6,167, from $1,439,500 to $1,433,333. When this article first appeared, this paragraph said nothing else here was affected. Further checking found that is not so. The affected sales occur in every year of the series, and excluding them would also move several of the regional resale medians in this article, in one case by more than the shift disclosed above, and would turn one regional price-gap comparison from slightly negative to slightly positive. The finding that a new launch costs more per square foot than a resale in all twenty-seven region and year combinations survives the exclusion, though the margin quoted for its narrowest case would change. None of this is yet a restatement, because exclusion is not correction: a flagged unit may be a genuinely large home, in which case correcting its record changes nothing, or a mislabelled larger unit, in which case it leaves this series entirely. The unit records behind these sales are under review against source documents. Until that review is done, these sales stay in every figure in this note, and none has been restated.

New launch medians in the CCR rest on smaller counts than the other regions, between 194 and 1,247 sales a year, so single projects can move them.

Sale data to 4 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.