Singapore New Launch Condo Price Per Square Foot (PSF) Guide 2026 — District Comparison & Value Finder

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Price per square foot (PSF) is the universal benchmark for comparing Singapore new launch condos — but a raw PSF number without context is meaningless. Knowing which district offers the best value PSF relative to its location advantages, rental demand, and appreciation potential is what separates informed buyers from those who overpay. This guide breaks down indicative new launch condo PSF across every key Singapore district in 2026, so you can compare like-for-like and identify genuine value.

Understanding PSF — How Singapore New Launch Condo Prices Are Quoted

PSF (price per square foot) is calculated by dividing the total purchase price by the strata area of the unit. For example, a 700 sq ft unit priced at $1,750,000 has a PSF of $2,500. Simple enough — but the devil is in the detail of what counts as strata area.

Strata area vs super-strata area: In Singapore, strata floor area includes not just your liveable floor space but also areas like aircon ledges, bay windows, planter boxes, and void areas in duplex or penthouse units. This means two condos both quoting 700 sq ft may have very different amounts of actual usable internal space. Always ask the developer or agent what proportion of the strata area is “liveable” versus structural or external elements.

New launches in Singapore are almost exclusively quoted in PSF terms on their price lists, which allows buyers to compare units of different sizes within the same project on a common basis. A higher-floor unit may command a $100–$200 psf premium over a lower-floor equivalent even within the same stack.

Why a $2,500 psf OCR condo and a $2,500 psf RCR condo are very different value propositions: PSF is only meaningful when benchmarked within the same market segment. A $2,500 psf unit in the Outside Central Region (OCR) — Singapore’s mass-market suburban belt — is likely priced at the very top of its local market and may face resale competition from neighbouring projects at $1,900–$2,200 psf. The same $2,500 psf in the Rest of Central Region (RCR) may represent fair or even below-market value for a city-fringe project with strong rental demand. Context is everything.

New Launch Condo PSF by Region — CCR, RCR, OCR Overview

Singapore’s property market is officially segmented into three regions, each with distinct PSF bands for new launches in 2026:

Core Central Region (CCR) — Districts 1, 2, 4, 9, 10, 11, Sentosa: The CCR encompasses Singapore’s traditional prime residential addresses — Orchard Road, River Valley, Holland Village, Novena, and the Marina Bay waterfront. Indicative new launch PSF ranges from approximately $3,000 to $5,000+ psf for most CCR projects. Trophy or ultra-luxury addresses (Sentosa Cove, Marina Bay, prime Orchard) can exceed $7,000 psf for the most exclusive units. CCR attracts both local high-net-worth buyers and foreign purchasers (subject to ABSD), and projects here typically offer premium finishes, concierge services, and prestigious school-proximity addresses.

Rest of Central Region (RCR) — Districts 3, 5, 7, 8, 12, 13, 14, 15, 19, 20, 21: The city-fringe belt — covering areas like Queenstown, Toa Payoh, Paya Lebar, East Coast, Bishan, and one-north — has seen sustained demand as buyers seek central convenience at a relative discount to CCR. Indicative new launch PSF in the RCR runs approximately $2,400 to $3,200 psf, though well-located projects near MRT interchanges or in established lifestyle enclaves (Katong, Holland Village fringe) can push toward the upper end or beyond.

Outside Central Region (OCR) — All other districts (mass market): The OCR covers Singapore’s suburban heartlands — Tampines, Jurong, Sembawang, Sengkang, Punggol, and similar estates. This is where the majority of Singaporean upgraders and HDB-to-condo buyers enter the private market. Indicative new launch PSF ranges from $1,900 to $2,500 psf, with some well-positioned projects (near MRT, good schools) commanding slight premiums. Executive Condominiums (ECs), which are a hybrid public-private product, typically launch at $1,300–$1,600 psf — the most affordable new private-equivalent homes on the market.

New Launch Condo PSF by District — Detailed 2026 Comparison Table

The table below provides indicative PSF ranges for new launch condos across Singapore’s key districts in 2026, based on recently transacted data and developer price lists. All figures are indicative and subject to change.

Disclaimer: All PSF ranges are indicative based on publicly available transacted data and developer price lists as of early 2026. Actual prices vary by unit type, floor level, orientation, and prevailing market conditions.

Best Value Districts for New Launch Condos in 2026

PSF alone does not define value — true value is the PSF you pay relative to what you get in terms of location quality, connectivity, rental demand, school access, and long-term appreciation potential. Based on these multi-factor criteria, the following districts stand out as particularly strong value propositions for new launch buyers in 2026:

District 19 — Serangoon / Hougang (Chuan Grove area): D19 sits at an attractive intersection of affordability and connectivity. With multiple MRT lines converging at Serangoon (North-East + Circle Line interchange), good schools (Zhonghua, CHIJ), established hawker culture, and PSF in the $2,100–$2,600 range, D19 offers genuine city-fringe adjacency at near-OCR pricing. Chuan Grove has reinforced this district as a buyer favourite for the 2025–2026 cycle.

District 5 — Buona Vista / one-north: The one-north knowledge hub continues to attract tech, biomedical, and media professionals, creating robust rental demand from a high-income tenant pool. PSF of $2,400–$3,000 is justified by proximity to the Circle Line, top schools (NUS, Nan Hua, Fairfield), and the long-term master planning of the Greater Southern Waterfront. Hudson Place exemplifies the value case for this district in the current cycle.

District 15 — East Coast / Katong: The Katong / Marine Parade belt is perennially popular for its lifestyle credentials — beach proximity, heritage shophouses, renowned food culture — and is now further enhanced by the Thomson-East Coast Line (Marine Parade and Marine Terrace MRT). PSF of $2,300–$2,800 represents solid value for a district with very limited new land supply and consistently strong rental absorption from expats and dual-income couples.

District 20 — Bishan / Ang Mo Kio: Bishan is one of Singapore’s most complete heartland towns — excellent schools (Raffles Institution, Catholic High, Bishan Park Secondary), a major MRT interchange (North-South + Circle Lines), a large shopping mall, and greenery from Bishan-AMK Park. At $2,200–$2,700 psf for new launches, Bishan remains one of the strongest value-for-connectivity propositions outside the core central zones.

How PSF Has Changed — New Launch Price Trends 2020–2026

The 2020–2026 period has been one of the most significant in Singapore’s residential property history. Pandemic-era demand, ultra-low interest rates in 2021–2022, and a constrained supply pipeline drove sharp price appreciation across all segments. Here is how PSF growth has played out (indicative, based on URA data):

• OCR (mass market): Indicatively +30% to +40% cumulative appreciation in new launch PSF from 2020 to 2026. The average OCR new launch that was achievable at $1,400–$1,600 psf in 2020 now prices at $1,900–$2,500 psf.
• RCR (city fringe): Indicatively +20% to +30% cumulative appreciation. RCR’s strong fundamentals and MRT connectivity maintained demand through cooling measure cycles.
• CCR (prime): Indicatively +15% to +25% cumulative appreciation. The CCR was disproportionately impacted by ABSD hikes on foreigners (from 20% to 60% in 2023), dampening foreign demand and moderating price growth relative to the other segments.

Why OCR outperformed on a relative basis: The mass market benefited from the HDB-to-condo upgrade cycle. With HDB resale prices hitting record highs from 2021–2024, hundreds of thousands of HDB households built up cash proceeds and CPF savings sufficient to enter the private market at the OCR quantum range ($1–$1.5 million). This structural upgrader demand, combined with limited new supply in established OCR towns, pushed OCR PSF up faster than many expected.

What this means for the next 5 years: With OCR PSF now compressed closer to RCR levels than the historical gap, the outperformance runway for OCR is narrower. Sophisticated buyers are increasingly looking at RCR value plays — particularly districts like D5, D12, D15, and D20 — where PSF is justifiable relative to connectivity and amenity quality, and where rental yields remain competitive.

Using PSF to Make a Buy Decision

Calculating total price from PSF: To work out your total purchase price, simply multiply the unit’s strata area by the advertised PSF. For example: 700 sq ft × $2,400 psf = $1,680,000. Always verify the strata area on the official Option to Purchase (OTP) or developer price list, not just the brochure.

PSF is a powerful comparison tool, but it should never be the sole basis for a buying decision. Here are the additional factors every informed buyer should weigh:

• Total quantum: A high PSF on a small unit (say, a 431 sq ft studio at $2,800 psf = $1.2M) may be more financeable than a lower PSF on a larger unit ($2,200 psf × 1,200 sq ft = $2.64M). Your TDSR (Total Debt Servicing Ratio) limits what you can borrow, so total quantum matters as much as PSF.
• Rental yield per dollar invested: Divide your expected annual gross rental income by total purchase price to get gross rental yield. An OCR condo at $1.5M yielding $3,200/month has a gross yield of ~2.6%. A CCR unit at $3.5M yielding $6,000/month yields only ~2.1%. Understanding this helps you evaluate the income return on your PSF outlay.
• Capital appreciation potential: Consider remaining land tenure (99-year vs freehold), proximity to future MRT stations or development nodes, and supply pipeline. Areas with low new supply and strong demand drivers support higher appreciation regardless of current PSF.
• Exit liquidity: How quickly and at what PSF can you re-sell the unit in 5–10 years? Projects in established districts with broad buyer appeal (upgraders, investors, expat tenants) tend to have more liquid secondary markets than niche locations.
• Tenure: Freehold or 999-year leasehold properties typically carry a PSF premium over 99-year leasehold equivalents. This premium may or may not be justified depending on your holding horizon and exit strategy.

The best use of PSF is as a filter — it quickly eliminates projects that are clearly overpriced for their location tier, and helps you benchmark a shortlisted project against recent comparable transactions in the same district. For a personalised shortlist matched to your budget and district preferences, speak to a CEA-registered agent who can access the full suite of URA transacted data and developer price lists.