10 Condos With The Highest Density: A Look At The Most Crowded Condos In Singapore

We tend to focus just on the square footage of our units; but there’s more to spaciousness than that. If you’ve ever had the sense of condo blocks being too “closed in,” or of too many residents being packed into one project, that’s the issue of density. It’s insidious, as we often don’t feel the cramping effects until much later; and it’s not always visible in a show flat or a brochure.

On the flipside, the densest projects are also typically the most convenient (as you’d see below). This week, we tried to pick out some of the most densely packed condo projects around:

Most densely packed condos by square metre per unit

Note: We’ve skipped over the projects in the downtown core, as they will always be the most densely packed projects. You can safely assume that, if a condo is smack in the middle of an area like the CBD, it’s going to be packed to the very limits of its land plot. 

1. One Pearl Bank

This was the subject of much controversy, when it was being redeveloped. A good number of architects and history lovers were pushing for the original Pearl Bank Apartments to be conserved, and many still feel its demolition was a mistake. It also didn’t help that, when One Pearl Bank was launched, several former residents couldn’t afford to return home despite the collective sale proceeds.

In any case, One Pearl Bank at least pays respects to its predecessor, with its rounded structure. This 774-unit project is much denser than its predecessor (774 units, compared to just 272 units previously!) We’ve also mentioned in a review that facilities-wise, it doesn’t seem as if the pool and gym are sufficient for such a high unit count. 

On a related note, the circular construction results in fan or wedge-shaped unit layouts, which are considered challenging in terms of interior design. Most furniture is designed to fit square rooms, and you might need more in the way of custom work. 

Nonetheless, there’s no disputing the value of One Pearl Bank’s location, which is why there was a strong drive to redevelop it. This project is mere minutes from Outram Park MRT station (EWL, NEL, TEL), as well as to Chinatown MRT (DTL, NEL). That’s four train lines within a short walking distance. 

Residents have direct access to Chinatown, with malls like Chinatown Point in easy reach (People’s Park Complex is also nearby and has great food, though a lot of that mall is just foot reflexology centres and travel agents). Closer to the Outram Park area, zones like Keong Saik Road (a former red light area) have been transformed into hip places with co-working spaces, artisanal cafes, and rooftop bars. 

You can even walk to Maxwell from here, where besides the famous hawker centre, you have the pubs and upscale eateries in places like Ann Siang Hill. And to cope with the urban density of the area, One Pearl Bank has Pearl’s Hill City Park right next to it: this provides a green break from the glass-and-concrete of Chinatown. 

All of this centrality and convenience come with a price tag to match: even a one-bedder here can reach a quantum of over $1.3 million, with 1,430+ sq. ft. family units reaching an eye-watering $3.68 million. 

2. Queens Peak

For the most part, buyers knew what they were getting into here, in terms of the density. Queens Peak’s main highlight is being one of the closest private residences to Queenstown MRT station (EWL). It’s next to Commonwealth Towers (see below). Given how heavily built-up Queenstown is, it’s immediately clear that the trade-off is some amount of spaciousness. 

Queens Peak is within an HDB enclave, with the Strathmore enclave to one side, and the Mei Ling enclave on the other. These are among the most developed HDB locations in Singapore, and Mei Ling in particular is famous for churning out million-dollar flats.

This makes Queens Peak one of the most convenient around. Also nearby is Anchorpoint Mall, and the HDB-run Dawson Place. This entire area is saturated with eateries, minimarts, and other heartland amenities, so it’s perfect if you dislike travelling out for things.

You probably want the high-floor units for this project: first, because a lot of the facilities, like the gym, are located above ground. Second, because there are a lot of HDB blocks around you, and the higher floors present a less “crowded” view. 

As you’d expect from the location, units here can get pricey, with even 850 sq. ft. family units (somewhat small) reaching $1.9 million.

3. Commonwealth Towers

This is a neighbouring development to Queens Peak above, so it’s no surprise it also has a high density. Commonwealth Towers has an even higher unit count at 845, as opposed to Queens Peak’s 736 units.

The locational advantages – and drawbacks – are mostly similar to Queens Peak, so it will come down to unit layouts and facilities for the two. Commonwealth Towers, as a matter of opinion, looks sleeker and newer than Queens Peak despite being three years older – but that’s probably a matter of aesthetic taste. It’s also directly in front of the Queenstown MRT station (EWL), so technically closer than Queens Peak – but the difference in distance is too small to be a big factor.

Even the prices are closely matched between the two, with Commonwealth Towers being very slightly pricier: about $1,877 psf, versus Queens Peak’s $1,828 psf. Do check out the more extensive review here, for a more exacting comparison with Queens Peak.

Overall though, both condo projects are trading convenience for spaciousness; and is something that you’d expect for the location.

4. Alex Residences

Alex Residences is set on a small strip of land next to Alexandra Road, where the only real greenery is the Alexandra Park Connector. Still, the developer has managed to squeeze quite a bit in, albeit with tricks such as an impressive 40th-storey infinity pool.

Alex Residences is very close to Redhill MRT station (EWL). This is just one stop from Tiong Bahru, which is the hipster capital of Singapore: with all the artisanal cafes, quirky boutiques, and expensive pastries you could possibly want. Given that Artra is just next door, this gives you easy access to an NTUC and several eateries downstairs, along with Redhill Market across the road.

Access to the Alexandra Park Connector also provides access to town if you’re a cyclist: you can get all the way to Tanglin Road from here while dodging the traffic. That said, it’s a very small patch of greenery in a very built-up area. 

Alex Residences is a good way to be near Tiong Bahru, but you do have a lot of competition in the vicinity. Nearby condos like Artra, Ascentia Sky, and Echelon provide too many alternatives, with the same locational advantages. Do note too that with the new BTO Alexandra Vale being constructed next door, (along with another at Prince Philip Avenue), the area is set to get even more crowded in the near future.

5. Spottiswoode 18

This small (251 unit) project is going to benefit from the upcoming Cantonment MRT station (CCL), which should be ready in 2026 – though we should note the same can be said of its many neighbours. In the meantime, there is decent access to Outram MRT station (EWL, NEL, TEL). The project is also close to Chinatown and Tanjong Pagar, making it ideal for tenants or homeowners who work within the CBD. Because of its proximity to the downtown core, there’s an abundance of eateries and retail in the area.

The convenient location comes with trade-offs, of which the most noticeable is the proximity to Singapore General Hospital (SGH). The hospital is just a short walk from here, which may be taboo to some tenants. Being this close to SGH also means some degree of congestion, but this area is so heavily built up the hospital doesn’t add much noise that isn’t there already. 

Due to the large number of small units – some as small as 387 sq. ft. – Spottiswoode 18 is more of a rental asset than a home. The one-bedders here can go below $1 million, which is quite a find for a condo near the CBD. This, by the way, could turn the proximity of SGH into more of an advantage: some landlords believe that hospitals, with their large foreign workforces, provide good catchment areas for tenants.