In 2025 the median resale 2 bedroom in the core central region cost 64.8% more than in the outside central region

In 2025 a resale 2 bedroom in the core central region (CCR) had a median price 64.8% higher than a resale 2 bedroom in outside central (OCR), and a median price per square foot 44.1% higher, according to URA caveat data. 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 two percentages differ because of floor area. In 2017 the median floor areas of the three regions were within 27 sqft of each other; in 2025 the CCR was 140 sqft larger than the OCR.

What is in this note

• How much does a resale 2 bedroom cost in each region?: the 2025 median price, price per square foot and floor area of a resale 2 bedroom in the core central region (CCR), the rest of central region (RCR) and outside central (OCR).
• How did resale prices per square foot change in each region from 2017 to 2025?: the median resale price per square foot in each region in each year, and the change from 2017 to 2025.
• How much more per square foot does a 2 bedroom cost in the core central region than in the other regions?: the premium of the CCR over the RCR and over the OCR in median resale price per square foot, year by year.
• How many resale 2 bedrooms are sold in each region?: resale 2 bedroom transactions in each region from 2017 to 2025.
• Why is the premium of the core central region larger on total price than per square foot?: the median floor area of a resale 2 bedroom in each region in 2017 and 2025.
• How big is a new launch 2 bedroom in each region?: the median floor area of a new launch 2 bedroom in each region in 2025, and what it shows about the difference in floor area between regions.

How much does a resale 2 bedroom cost in each region?

Median transacted price, price per square foot and floor area of a resale 2 bedroom in 2025, in the core central region (CCR), the rest of central region (RCR) and outside central (OCR):

Region	Median price	Median price per square foot	Median floor area
OCR	$1,250,000	$1,545	807 sqft
RCR	$1,530,000	$1,917	786 sqft
CCR	$2,060,000	$2,226	947 sqft

In 2025 the CCR median price per square foot was 44.1% above the OCR and its median floor area was 140 sqft larger, which is why its median price was 64.8% higher rather than 44.1% higher.

How did resale prices per square foot change in each region from 2017 to 2025?

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

• CCR
• RCR
• OCR

From 2017 to 2025 the median resale price per square foot of a 2 bedroom rose from $970 to $1,545 in the OCR (59.3%), from $1,258 to $1,917 in the RCR (52.4%) and from $1,827 to $2,226 in the CCR (21.8%). Prices per square foot rose by the most in the region furthest from the centre. The price per square foot is one of four ways to measure price growth, and the four do not agree.

How much more per square foot does a 2 bedroom cost in the core central region than in the other regions?

Premium of the core central region (CCR) over the rest of central region (RCR) and outside central (OCR) in median resale price per square foot, 2017 to 2025:

• CCR over OCR
• CCR over RCR

The CCR's premium over the RCR narrowed in all eight year-on-year steps, from 45.2% in 2017 to 16.1% in 2025.

The CCR's premium over the OCR narrowed in six of the eight steps and widened in 2019 and 2021. It was 88.4% in 2017 and 44.1% in 2025.

How many resale 2 bedrooms are sold in each region?

Resale 2 bedroom transactions in the core central region (CCR), the rest of central region (RCR) and outside central (OCR):

Region	2017	2025	Change
OCR	1,284	1,963	+52.9%
RCR	960	1,466	+52.7%
CCR	801	685	-14.5%

• OCR
• RCR
• CCR

Resale transactions fell in all three regions in 2019 and rose in all three in 2021. In 2019 they were 72% of their 2017 level in the OCR and 64% in the CCR. By 2025 transactions were 52.9% above their 2017 level in the OCR and 52.7% above in the RCR, and 14.5% below in the CCR. The CCR was above its 2017 level only in 2021.

The CCR is the region where the median price per square foot rose least, 21.8%, and where transactions fell between 2017 and 2025. Caveat records do not show whether one caused the other: fewer transactions can raise or lower prices, depending on whether buyers or sellers left.

Why is the premium of the core central region larger on total price than per square foot?

In 2025 a resale 2 bedroom in the core central region (CCR) cost 44.1% more per square foot than one in outside central (OCR) and 64.8% more in total price. The difference between the two percentages is floor area.

Median floor area of a resale 2 bedroom in the CCR, the rest of central region (RCR) and the OCR:

Region	2017	2025	Change
OCR	947 sqft	807 sqft	-14.8%
RCR	942 sqft	786 sqft	-16.6%
CCR	969 sqft	947 sqft	-2.3%

In 2017 the median floor area of a resale 2 bedroom was 947 sqft in the OCR, 942 sqft in the RCR and 969 sqft in the CCR, a spread of 27 sqft. In 2025 the CCR median was 947 sqft, 140 sqft larger than the OCR median of 807 sqft.

From 2017 to 2025 the median floor area fell 2.3% in the CCR, 14.8% in the OCR and 16.6% in the RCR.

So a buyer in the CCR in 2025 paid 44.1% more per square foot than in the OCR, against 88.4% in 2017, and received more floor area per home. The premium in total price, 64.8%, is larger than the premium per square foot for that reason.

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

This note covers the resale market, and new launches are covered separately. One new launch figure is included because it shows whether the difference in floor area between regions applies to homes being built now.

In 2025 the median floor area of a new launch 2 bedroom was 678 sqft in the core central region (CCR), the rest of central region (RCR) and outside central (OCR) alike.

The difference in floor area between regions in the resale market therefore applies to existing homes and not to new launches. Our work on shoebox units found that shoebox units fell out of production, and that resale 2 bedrooms are shrinking because the homes now reaching the resale market were built more recently and were smaller when new. In the CCR the median floor area of a resale 2 bedroom fell 2.3% from 2017 to 2025, against 14.8% in the OCR and 16.6% in the RCR.

What this tells you

In 2025 a resale 2 bedroom had a median price of $2,060,000 in the core central region (CCR), $1,530,000 in the rest of central region (RCR) and $1,250,000 in outside central (OCR), according to URA caveat data. The CCR median price was 64.8% above the OCR and its median price per square foot was 44.1% above. The difference between the two premiums is floor area: the median resale 2 bedroom was 947 sqft in the CCR and 807 sqft in the OCR.

The CCR's premium over the OCR in median resale price per square foot fell from 88.4% in 2017 to 44.1% in 2025. It narrowed in six of the eight year-on-year steps and widened in 2019 and 2021. The CCR's premium over the RCR narrowed in all eight steps, from 45.2% to 16.1%.

The premium narrowed because the median price per square foot rose least in the CCR. From 2017 to 2025 it rose 59.3% in the OCR, 52.4% in the RCR and 21.8% in the CCR.

Median floor area changed unevenly. In 2017 the medians of the three regions were within 27 sqft of each other. From 2017 to 2025 the median floor area fell 14.8% in the OCR and 16.6% in the RCR, against 2.3% in the CCR. A buyer in the CCR in 2025 therefore paid a smaller premium per square foot than in 2017 and received more floor area than in the other regions.

The CCR is also the only region where fewer resale 2 bedrooms were sold in 2025 than in 2017: 685 against 801, down 14.5%, while sales rose 52.9% in the OCR and 52.7% in the RCR. Transactions fell in all three regions in 2019 and rose in all three in 2021. Prices per square foot rose least and transactions fell only in the CCR, and URA caveat records cannot show which caused the other.

The difference in floor area between regions applies to the existing stock. A new launch 2 bedroom had a median floor area of 678 sqft in all three regions in 2025, so the difference between the CCR and the OCR is in homes already built.

What this does not tell you

• Why prices per square foot rose least in the core central region (CCR). We can measure that they rose least there and that CCR homes stayed largest. Transaction records do not say whether that is buyers, stamp duties, supply, or the kind of stock that happens to change hands.
• Whether the convergence continues. The CCR's premium over the rest of central region (RCR) narrowed in eight consecutive steps, and that does not forecast the next step. It was 16.1% in 2025.
• What any particular home is worth. These are middle values across hundreds of projects. Floor, facing, condition and the project itself matter more than the region the home is in.
• New launches. This is the resale market. What a new 2 bedroom costs by region, and how the two compare, are separate questions covered elsewhere in this series.
• Landed homes or other sizes. This covers 2 bedroom private condominiums and apartments only.

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 and sub-sales. Bedroom count is worked out from the unit record rather than stated in the caveat, and only transactions where it resolves are counted.

Every figure is resale unless stated. The single new launch figure, the 678 sqft median floor area, is labelled where it appears. Every year-on-year comparison is made within one market and one region. A single national figure mixes both markets and the mix has changed, so pooled comparisons across years measure a change in what sold as much as a change in price.

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

Records with a floor area below 200 sqft or above 6,000 sqft are treated as corrupt and excluded. In this population there are none: every 2 bedroom resale in all three regions falls inside that range, so the exclusion removes nothing and moves no figure here.

Medians are used rather than averages, so a small number of unusual transactions does not move the figures.

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.