In the current economic backdrop, all investments feel like a risk.

Property in Singapore, on the other hand, always seems to weather market turbulence well. 

So instead of allocating a large sum into bonds or other safe haven assets, you might wonder, “what’s the cheapest freehold condo I can buy?”

At the very least, it’s a way to protect your initial capital: there’s no risk of expiring leases, although you’ll have maintenance costs along the way. Ideally, it would provide you with rental income as a safety net during these uncertain times.

We’ll highlight 11 freehold condos under the $800k price range, along with:

• Estimated gross rental yields from 3.7% to 5.66%. We haven’t listed net rental yields as these would depend on factors like whether you need a home loan, renovations, the required maintenance for the unit, and so on.
• Their prices relative to the median $psf for freeholds in the same area.
• Any notable traits of the developments.

 

11 Cheapest Freehold Condos in Singapore, $800K and Under

For our 11 picks, we used ongoing tenancy listings of similar-sized units within the same development for the rental yield estimates.

While we saw price jumps just before the 2018 property measures kicked in, prices for these developments have largely been stable – that is to say, they’re best positioned as rentals or for your own stay rather than for capital appreciation.

1. Centra Studios (near Aljunied MRT)

25 Lorong 25 Geylang 388302 Eunos / Geylang / Paya Lebar (D14)

A 51-unit freehold apartment in District 14 with an average sale price of $1,536 psf. The median transacted price for up-and-coming freeholds in the same district is $1,745 psf.

• Built: 2015
• Developer: Pinnacle Realty Pte Ltd
• Listed Price: S$585,000 (S$1,553 psf)
• Listed Size: 377 sqft (1-Bedroom)
• Rental (Ongoing Tenancy): S$2,400/month
• Gross Rental Yield: 4.92%

Centra Studios consists solely of 1-bedroom units of varying sizes. Studio layouts are rectangular with minimal wasted space, fitting a Queen bed, kitchenette, and living area with ease.

Larger studios within the same property are being listed for S$760,000 (S$1,442 psf) with a maintenance fee of S$190/month – an even more attractive investment if within your budget. The development is just a short walk to Aljunied MRT, which makes it ideal for working professionals or young couples who don’t own a car.

 

2. Residences @ Somme (near Farrer Park / Bendemeer MRT)

3 Petain Road 208108 Farrer Park / Serangoon Rd (D08)

A 28-unit freehold apartment in District 8 with an average sale price of $1,390 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,715 psf.

• Built: 2008
• Developer: Splott Pte Ltd
• Listed Price: S$699,000 (S$1,585 psf)
• Listed Size: 441 sqft (Studio)
• Rental (Listing): S$2,600/month
• Gross Rental Yield: 4.45%

Residences @ Somme has studio, 1-bedroom, and 2-bedroom units, though they’re on the small end (the 2-bedroom units top out at 678 sqft). As it’s a smaller development, there are fewer transactions on record – the most recent sale was a 1-bedroom in November 2021.

The development sits conveniently in between Farrer Park and Bendemeer MRT, giving users easy access to public transport across Singapore. Food options and boutique cafes are plentiful in the area.

 

3. Cavan Suites (near Lavender / Bendemeer MRT)

11 Cavan Road 209848 Farrer Park / Serangoon Rd (D08)

A 36-unit freehold apartment in District 8 with an average sale price of $1,465 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,715 psf.

• Built: 2013
• Developer: World Class Property (Central) Pte Ltd
• Listed Price: S$615,000 (S$1,841 psf)
• Listed Size: 334 sqft (1-Bedroom)
• Rental (Listing): S$2,300/month
• Gross Rental Yield: 4.48%

Not far from Residences @ Somme is Cavan Suites, another development comprising solely 1-bedroom units. Layouts include a household shelter and kitchenette that’s partially separated from the bedroom/living area.

Bendemeer is the closest MRT at a 5-min walk (450m), but residents also have access to the East-West and North-East lines through Lavender and Farrer Park MRT.

There’s no lack of food options here, with famed local names like Chye Seng Huat and Beach Road Scissor-Cut Curry Rice nearby.

 

4. Prestige Heights (Novena / Toa Payoh)

348 Balestier Road 329778 Balestier / Toa Payoh (D12)

A 154-unit freehold apartment in District 12 with an average sale price of $1,556 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,938 psf.

• Built: 2013
• Developer: Fragrance Land Pte Ltd
• Listed Price: S$599,999 (S$1,796 psf)
• Listed Size: 334 sqft (Studio)
• Rental (Listing): S$2,500/month
• Gross Rental Yield: 5.00%

This area is known for its food, which will be the main draw for those who choose to stay at Prestige Heights. A stroll along Balestier Road will take you past places like Founder Bak Kut Teh, Boon Tong Kee, and Loy Kee Chicken Rice.

That said, it’s also accessible by bus to almost every part of Singapore. The routes run to every major district, and the apartment’s central location means it won’t take too long to get where you need to go.

Prestige Heights is tucked in the corner of a side street along Balestier Road, so residents get the convenience of nearby amenities while staying a good distance from the hustle and bustle of the main street.

 

5. Suites@Changi (near Eunos MRT)

226 Changi Road 419740 Eunos / Geylang / Paya Lebar (D14)

A 44-unit freehold apartment in District 14 with an average sale price of $1,227 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,456 psf.

• Built: 2013
• Developer: Fragrance Realty Pte Ltd
• Listed Price: S$610,000 (S$1,491 psf)
• Listed Size: 409 sqft (Studio)
• Rental (Listing): S$2,500/month
• Gross Rental Yield: 4.91%

Walking distance from Eunos MRT is Suites @ Changi, a boutique development with studio, 1-bedroom, and 2-bedroom units. Studio layouts come with a balcony as well as a household shelter while still fitting a good-sized kitchenette.

This location blends convenience with the East’s foodie culture, as it’s close to the ECP and Eunos Market. With Paya Lebar also one MRT station away, this development is well suited to those working in the major offices there.

 

6. The Cotz (near Joo Chiat)

171 Telok Kurau Road 423824 East Coast / Marine Parade (D15)

A 48-unit freehold apartment in District 15 with an average sale price of $1,403 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,752 psf.

• Built: 2012
• Developer: Fragrance Realty Pte Ltd
• Listed Price: S$648,000 (S$1,584 psf)
• Listed Size: 409 sqft (Studio)
• Rental (Listing): S$2,000/month
• Gross Rental Yield: 3.70%

Situated between both Kembangan MRT (EW6) and Marine Terrace MRT (TE27), The Cotz is a 10 year-old development with simple but modern amenities. Walking distance from Joo Chiat Avenue, the nearby amenities include popular eateries, pubs, cafes, and other boutique F&B outlets.

The area does not have many tall buildings, so bear in mind when selecting your unit that higher floors may demand a premium for unblocked views. At the time of writing, there were more than 5 units listed, including a 1,195 sqft penthouse at only S$1,163 psf.

 

7. Heritage East (East Coast Road)

451 East Coast Road 429024 East Coast / Marine Parade (D15)

A 56-unit freehold apartment in District 15 with an average sale price of $1,330 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,752 psf.

• Built: 2013
• Developer: World Class Property (EastCoast) Pte Ltd
• Listed Price: S$670,000 (S$1,443 psf)
• Listed Size: 464 sqft (Loft-Studio)
• Rental (Listing): S$3,000/month
• Gross Rental Yield: 5.37%

One of our personal favourites, Heritage East’s studio layout has an especially high ceiling with a loft for the bedroom area. As one of the few walk-up apartments left in Singapore, this development is unique and will definitely be top-of-mind for young professionals who want a stylish and unique space.

This East Coast Road development boasts a rooftop pool and BBQ area: great for those who like to entertain guests with a poolside gathering. It’s also walking distance from the Joo Chiat Road food haven for those looking for local treats.

 

8. Suites @ Paya Lebar (near Serangoon MRT)

420 Upper Paya Lebar Road 534049 Hougang / Punggol / Sengkang (D19)

A 99-unit freehold condominium in District 19 with an average sale price of $1,375 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,541 psf.

• Built: 2014
• Developer: Fragrance Properties Pte Ltd
• Listed Price: S$630,000 (S$1,726 psf)
• Listed Size: 365 sqft (Studio)
• Rental (Listing): S$2,650/month
• Gross Rental Yield: 5.05%

Suites @ Paya Lebar has a great layout for those who prefer a larger washroom for their studio. There are plenty of amenities in the neighbourhood, from eateries to supermarkets.

Quiet, clean, and well-maintained, the development’s location seems most popular with executives working between Serangoon and City Hall. With the condo being only 8 years old, the almost new facilities include a modern pool and covered car park. 

 

9. Parc Imperial (near Haw Par Villa MRT)

253 Pasir Panjang Road 118618 Buona Vista / West Coast / Clementi New Town (D05)

A 138-unit freehold condominium in District 5 with an average sale price of $1,643 psf. For the last 5 years, the median transacted price for freeholds in the same district is $2,100 psf.

• Built: 2010
• Developer: Fragrance Properties Pte Ltd
• Listed Price: S$700,000 (S$1,804 psf)
• Listed Size: 388 sqft (Studio)
• Rental (Listing): S$3,300/month (S$2,800 transacted in May’22)
• Gross Rental Yield: 5.66%

The Pasir Panjang / Haw Par Villa area is quite popular, so do take note that the current rental listing is quite an optimistic 18% jump from the last transaction in May earlier this year. If you’ve read our piece on property market trends in the second half of 2022, you’ll know that we expect rental prices to remain high but also pare down a bit as the borders open up. S$3,000 might be a more likely rental amount when this listing closes.

The Parc Imperial studio comes with a generous balcony, big enough to accommodate a small seating area with a table and a few chairs. The development is only a 3-min walk (280m) from Haw Par Villa MRT (CC25).

 

10. Suites @ East Coast (Siglap)

175 Upper East Coast Road 455277 East Coast / Marine Parade (D15)

A 116-unit freehold condominium in District 15 with an average sale price of $1,474 psf. For the last 5 years, the median transacted price for freeholds in the same district is $1,752 psf.

• Built: 2014
• Developer: Fragrance Properties Pte Ltd
• Listed Price: S$618,000 (S$1,693 psf)
• Listed Size: 365 sqft (1-Bedroom)
• Rental (Listing): S$2,450/month
• Gross Rental Yield: 4.75%

At the time of writing there were 13 units listed in this popular development. Just 380m away from the upcoming Siglap MRT (TE28), the layouts make the units feel more like 1-bedroom apartments than studios. A well-placed pocket door separates the sleeping area from the rest of the unit.

Facilities include a gym, pool, jacuzzi, and BBQ area.

 

11. Park Residences Kovan (near Kovan MRT)

831 Upper Serangoon Road 534679 Hougang / Punggol / Sengkang (D19)

A 41-unit freehold condominium in District 19 with an average sale price of $1,791 psf. The median transacted price for up-and-coming freeholds in the same district is $2,221 psf.

• Built: 2013
• Developer: Kovan Central Pte Ltd
• Listed Price: S$620,000 (S$1,746 psf)
• Listed Size: 355 sqft (Studio)
• Rental (Listing): S$2,400/month
• Gross Rental Yield: 4.64%

One of the more affordable units on our list, this Kovan Central development has a nice layout that separates the bedroom from the rest of the unit. The water closet and shower are situated opposite one another, while the living area and kitchenette come with a balcony.

A key selling point for this development is its proximity to Kovan MRT (NE13), just 380m down the road.

$1,725,000. That’s the median selling price for a 1,100-1,200 sqft leasehold condo in the city fringe (about 1,437-1,568 $psf) – and it seems to be inching upwards relentlessly.

Still, ample bedrooms and a safe walking distance from an MRT are essential for families with children, or perhaps the more eco-conscious. That’s why we went on a search for properties that offer good value while still prioritising convenience.

We’ve curated 7 spacious 3-bedroom condos near MRT (within about a 5-min walk), taking note of their average $psf compared with that of the surrounding neighbourhood:

1. High Oak Condominium (Beauty World)
2. Queens (Queenstown)
3. The Terrace (Punggol)
4. Changi Green (Upper Changi)
5. Changi Court (Upper Changi)
6. Glendale Park (Hillview)
7. The Clearwater (Bedok Reservoir)

1. High Oak Condo (Toh Tuck / Beauty World)

A District 21 property with a median transacted price of $1,151 psf (3 bedrooms) in the past year. New developments in District 21 have seen the greatest price increases. The median transacted $psf for the past 5-10 years is $1,527, while the median transacted $psf for upcoming developments is $1,983 (+29.9%).

High Oak Condo is a relatively small development with just 194 units. A 4-storey development, High Oak has 3-bedroom units ranging from 1,184 sqft to 1,689 sqft, with the ground-floor units including a patio that can be as large as 200 sqft and offering direct access to the gardens.

There’s a fairly high degree of variance in unit layouts, with some units having corridors or living/dining rooms that may feel narrow. We recommend visiting a variety of units within the size range you’re looking for as some layouts may be more suited for your needs than others.

At 580 metres from the nearest MRT, High Oak has the longest walking distance on our list. We did consider not including it, but we felt that the walk to Beauty World MRT (along the well-known Lor Kilat) had so many popular F&B establishments (Cowpresso Coffee and Udders Ice Cream, to name a couple) that many families wouldn’t mind. 

• Distance from MRT: 580m (DT5 Beauty World MRT)
• Developer: High Oak Properties Pte Ltd
• Total Units: 194
• Total Floors: 4
• Tenure: 99-year Leasehold
• TOP: 1996
• 3-bedroom Floor Size(s): 1,184 – 1,689 sqft

2. Queens Condo (Queenstown)

A District 3 property with a median transacted price of $1,393 psf (3 bedrooms) in the past year. In comparison, the District 3 median for the past 5 years is $1,966 psf. In the last year alone, transacted $psf for non-landed properties in the area has increased from $2,011 to $2,393 (+19%).

Sandwiched between Stirling Residences and Commonwealth Towers, Queens stands in stark contrast to the newly-built condos. You’ll find that for the same (or lower) quantum, Queens offers larger living spaces with minimal wasted square footage.

3-bedroom units range from 1,184 to 1,410 sqft, with expansive living/dining room layouts that can be extended to include an open kitchen. There are no balconies here – instead, you get full use of the space for indoor purposes. All of the bedrooms are big enough to accommodate a Queen bed and study desk. Tucked behind the kitchen, the utility room comes with an attached WC and can become a room for the helper if needed.

Although a 20-year-old development, Queens is well-maintained and has one of the largest swimming pools in the area. Amenities include a driving range, putting green, a gym, basketball and tennis courts, and an air-conditioned badminton hall.

• Distance from MRT: 220m (EW19 Queenstown MRT)
• Developer: Allgreen Properties Limited
• Total Units: 722
• Total Floors: 38
• Tenure: 99-year Leasehold
• TOP: 1998
• 3-bedroom Floor Size(s): 1,184 – 1,410 sqft

3. The Terrace (Punggol)

A District 19 property with a median transacted price of $1,017 psf (3 bedrooms) in the past year. In comparison, the District 19 median for the past 5 years is $1,385 psf. In the past 10 years, transacted $psf for non-landed properties in the area has increased from $1,211 to $1,483 (+22.5%).

The Terrace is an Executive Condominium (EC), so HDB’s rules apply. TOP in 2017, only Singapore Citizens and PRs can buy it from the resale market this year. From 2027 onwards, it’ll be considered privatised and available to foreign buyers. That said since it’s an EC that’s barely 5 years old, the median $psf is far lower than what you’ll find with private condos.

The Terrace comes in 3, 4 and 5-bedroom units, with the 3-bedder coming in 3 sizes. We find the layout for the 1,173 sqft 3-bedder to be ideal, with rectangular room layouts and minimal dead space.

If you need additional space, the 4-bedders come in 1,313 and 1,442 sqft units with two en-suite bathrooms as well as one shared bathroom. Plenty of living space for a multi-generational household or for one with 3 or more children.

Both 3- and 4-bedroom units come with a generous balcony that extends from the living and dining room: a great opportunity to create a living room that straddles both indoor comforts and outdoor airiness.  With unimpeded views of the Punggol Waterway, it’s a perfect setup for those who enjoy natural light and plenty of ventilation.

There are many parks and activity & amusement centres for children in the neighbourhood, with the Kadaloor MRT just 197 metres away. This is a development that offers convenience without the congestion and busy-ness of the city centre. 

• Distance from MRT: 197m from PE5 Kadaloor LRT
• Developer: Peak Square Pte Ltd
• Total Units: 747 (12 Towers)
• Total Floors: 17
• Tenure: 99-year Leasehold (EC)
• TOP: 2017
• 3-bedroom Floor Size(s): 1,001 sqft, 1,076 sqft, 1,173 sqft
• 4-bedroom Floor Size(s): 1,313 sqft, 1442 sqft

4. Changi Green (Upper Changi)

A District 16 freehold with a median transacted price of $1,090 psf (3 bedrooms) in the past year. In comparison, the District 16 median for the past 5-10 years is $1,427 psf for freehold properties.

The 3-bedders at Changi Green have a practical layout that prioritises functional living areas. Rooms are rectangular and transition spaces are well thought out, minimising dead space. The living and dining rooms are generously proportioned and full of natural light through large windows.

Read also: Hidden Gems – 6 Freehold Condos You May Have Overlooked

At 1,334 square feet, Changi Green has some of the more spacious 3-bedders.

Because it’s a slightly older place (TOP 1998), the development comes with classic stylings, including tiled shared and common spaces and wooden flooring in the bedrooms. Other than that, Changi Green comes with a full suite of facilities that include a multi-purpose hall with wooden floors – perfect for a game of badminton with the family. 

• Distance from MRT: 500m (DT34 Upper Changi)
• Developer: Allgreen Properties Limited
• Total Units: 256
• Total Floors: 10
• Tenure: Freehold
• TOP: 1998
• 3-bedroom Floor Size: 1,334 sqft

5. Changi Court (Upper Changi)

Like Changi Green, Changi Court is a District 16 freehold property. The 3-bedroom units have a median transacted price of $1,136 psf for the past year, compared to the district median of $1,427 psf.

Changi Court was also developed by Allgreen Properties Limited, and they share many of the same design principles and aesthetics.

The 3-bedroom units are a bit smaller than Changi Green in two layouts: 1,098 sqft and 1,184 sqft. However, at the time of writing, some of the 1,300+ sqft 4-bedroom units are priced at <$1,200 psf, making them even more affordable than some of the 3-bedders at Changi Green. This is advantageous for family units that require more separated living spaces at a competitive price.

Changi Court also comes with a full set of amenities, including tennis courts, swimming and wading pools, a gym, and a sauna.

Changi Court is located just 250 metres from DT34 Upper Changi MRT station and 4 kilometres from the airport. 

• Distance from MRT: 250m (DT34 Upper Changi MRT)
• Developer: Allgreen Properties Limited
• Total Units: 297
• Total Floors: 10
• Tenure: Freehold
• TOP: 1997
• 3-bedroom Floor Size: 1,098 – 1,184 sqft

6. Glendale Park (Hillview)

A District 23 freehold with a median transacted price of $1,422 psf (3 bedrooms) in the past year. New developments here have seen the greatest price increases: the median transacted price for up-and-coming freehold properties is $1,628 psf.

The 3-bedroom units at Glendale Park are some of the more spacious units, ranging from 1,216  to 1,668 sqft. There is plenty of greenery and natural light, highlighted by floor to ceiling windows throughout the unit. Although only 20 years old, styling and aesthetics may feel a bit dated, and most of the listed units would benefit from some light renovation.

Glendale Park has full resort-style amenities and recreational facilities, with three tennis courts (2 hard and 1 soft). Adding to the resort-style ambience are several different water features, pavilions, and picnic / BBQ areas. 

The development is just a couple hundred metres from Hillview MRT station and the Hillview Park Connector. Perfect for those who prefer to take public transport or go for runs/walks surrounded by greenery.

• Distance from MRT: 210m (DT3 Hillview MRT)
• Developer: Hill Grove Realty Limited
• Total Units: 448
• Total Floors: 10
• Tenure: Freehold
• TOP: 2000
• 3-bedroom Floor Size: 1,216 – 1,668 sqft

Read also: Freehold vs Leasehold (And Why Freehold is Better)

7. The Clearwater (Bedok Reservoir)

A District 16 property with a median transacted price of $1,084 psf (3 bedrooms) in the past year. In comparison, the District 16 median for the past 5 years is $1,476 psf for 99-year leaseholds.

The Clearwater has a wide range of 3-bedroom units from 1,195 sqft all the way to 1,916 sqft (some of the largest 3-bedroom units we’ve seen). Layouts are practical with rectangular rooms and living/dining configurations that maximise customisable space without impeding the flow of daily activities.

Although the development is 20 years old, a number of listed units have undergone extensive renovations with premium materials.

The Clearwater is just across the road from Bedok Reservoir and boasts unblocked views of the lush greenery while being just 220 metres from Bedok Reservoir MRT station.

• Distance from MRT: 220m (DT30 Bedok Reservoir MRT)
• Developer: Pidemco Land Ltd
• Total Units: 420
• Total Floors: 18
• Tenure: 99-year Leasehold
• TOP: 2001
• 3-bedroom Floor Size(s): 1,195 – 1,916 sqft