10 Freehold 1,200+ Sqft Condos For $1.5 Million Or Under For Families
Larger condos are almost a must for HDB upgraders. Let’s face it, most people don’t consider it an “upgrade” if it’s smaller than their old HDB flat. But for some, owning a 99-year leasehold property is just disconcerting. So it is just as important to include freehold status; be it for en-bloc potential, or a future legacy.
Since many families will be looking for a combination of more spacious + freehold, we’ve sought out some possible picks:
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won’t tell you which property is the best fit for your finances, lifestyle or long-term plans.
That’s where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Before we begin, a quick note on Pasir Ris:
Out of all the neighbourhoods we’ve looked in, Pasir Ris seems to have the biggest number of 1,200+ sq. ft., freehold units for under $1.5 million.
Many of these units have also been covered by previous reviews and articles, so we won’t be repeating them here. We also don’t want to end up with a list that’s just confined to Pasir Ris!
However, just for your convenience, here’s the list of condos just in Pasir Ris, that meet the criteria:
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| BALLOTA PARK CONDOMINIUM | 830,000 | 1,280.92 | 648 | 26 Aug 2021 |
| DAHLIA PARK CONDOMINIUM | 970,000 | 1,270.15 | 764 | 13 Nov 2020 |
| AVILA GARDENS | 990,000 | 1,280.92 | 773 | 23 Dec 2020 |
| ESTELLA GARDENS | 990,000 | 1,291.68 | 766 | 14 May 2021 |
| EDELWEISS PARK CONDOMINIUM | 1,058,000 | 1,280.92 | 826 | 08 Jan 2021 |
| AZALEA PARK CONDOMINIUM | 1,080,000 | 1,334.74 | 809 | 11 Nov 2020 |
| CARISSA PARK CONDOMINIUM | 1,100,000 | 1,323.97 | 831 | 13 Jan 2021 |
| FERRARIA PARK CONDOMINIUM | 1,190,000 | 1,248.62 | 953 | 29 Mar 2021 |
| RIS GRANDEUR | 1,260,000 | 1,291.68 | 975 | 15 Jan 2021 |
Suffice to say that, if size and freehold status are the key factors to you, Pasir Ris is the best place to begin your search.
Since Pasir Ris isn’t viable for everyone though, there are options in other areas:
Note: All condos below are freehold or have 999-year leases, and these are based on transactions over the past year.
1. Seletaris
Location: 501 Sembawang Road (District 27)
Developer: River Valley Properties Pte. Ltd.
Completion: 2001
Number of units: 328
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 15 Jun 21 | 1,206 sq. ft. | $937 | $1,130,000 |
| 2 Jul 21 | 1,615 sq. ft. | $888 | $1,433,000 |
| 5 Apr 21 | 1,572 sq. ft. | $851 | $1,388,000 |
| 5 Mar 21 | 1,324 sq. ft. | $882 | $1,168,000 |
| 22 Feb 21 | 1,324 sq. ft. | $910 | $1,205,000 |
Key highlights:
Seletaris is 20-years as of this year, but transactions have been rising since 2020.
This is likely due to homeowners originally looking at projects like Provence Residence or Parc Canberra. So if you’ve done your comparisons, it’s hard not to notice that Seletaris has a lower psf, while also being freehold and more spacious.
Seletaris is also one of the closest condos to Sembawang Hot Spring Park, the only natural hot spring in Singapore. It’s only around a three-minute walk from the condo entrance; so you can conveniently boil your eggs here and bring them back for lunch.
The popular Chong Pang Market and Food Centre is also within walking distance; it should only be about 10 minutes on foot.
There are, however, no retail amenities within walking distance. Seletaris is around a five-minute drive to Bukit Canberra, which is set to be the lifestyle and retail hub for the area.
Lastly, the nearest MRT station (Canberra) is a 19-minute walk away, and Seletaris won’t appeal to homeowners who dislike low-rise condos (it’s only four storeys).
2. Starville
Location: 60 Lengkong Tiga (District 14)
Developer: Pencroft Investments Pte. Ltd.
Completion: 2006
Number of units: 250
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 30 Sep 21 | 1,238 sq. ft. | $1,058 | $1,310,000 |
| 23 Sep 21 | 1,216 sq. ft. | $987 | $1,200,000 |
| 18 Aug 21 | 1,216 sq. ft. | $1,011 | $1,230,000 |
| 18 Aug 21 | 1,238 sq. ft. | $1,042 | $1,290,000 |
| 17 Jun 21 | 1,216 sq. ft. | $1,077 | $1,310,000 |
Key highlights:
Starville’s location comes frustratingly close to good, but doesn’t quite make it. For example, the closest MRT is Kembangan, which is on the desirable East-West Line going straight to town. However, at a walking time of 11 minutes (770 metres), it manages to be almost convenient.
Likewise, Starville is just a 10-minute drive to Paya Lebar Quarter (PLQ), which is a major commercial and retail hub. However, Starville itself lacks amenities within walking distance. So once again, almost good, but not quite.
Location aside, the appeal comes from the unit sizes and prices. It’s hard to get three-bedders at around $1.3 million these days; especially one that’s freehold, and in a Rest of Central Region (RCR) district.
Note that the PIE is right next to Starville; when picking a unit here, so you will definitely be subject to road noise from the expressway. There is some respite in terms of a row of trees in the middle though, which does help from a privacy standpoint too.
3. Sunhaven
Location: 781 Upper Change Road East (District 16)
Developer: DBS Realty Pte. Ltd.
Completion: 2002
Number of units: 295
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 26 Aug 21 | 1,259 sq. ft. | $1,072 | $1,350,000 |
| 10 Aug 21 | 1,292 sq. ft. | $1,053 | $1,360,000 |
| 7 Apr 21 | 1,292 sq. ft. | $1,013 | $1,308,888 |
| 2 Mar 21 | 1,389 sq. ft. | $839 | $1,165,000 |
| 1 Mar 21 | 1,259 sq. ft. | $1,012 | $1,275,000 |
Key highlights:
When Sunhaven first launched, it was mainly seen as an investment condo for landlords. It’s across the road from the SIA training centre, and it’s around a six-minute drive to Changi Airport.
In recent years the rentability has increased further, thanks to the opening of SUTD (three-minute drive), and Changi Business Park (five-minute drive).
Nonetheless, the growing demand for larger, family-sized condos has drawn genuine home buyers of late. Sunhaven has started seeing more transactions since 2020, and families that consider Changi Airport an amenity may like living close by.
If you are reliant on being close to an MRT station, Sunhaven probably won’t be your best bet. Upper Changi MRT is still walkable at around 10-minutes, but it may not be close enough for some.
There’s also a lack of immediate amenities in the area. The stretch of Upper Changi Road is mostly devoid of retail or dining; so this is a condo for those who drive, or don’t mind taking the bus.
This condo is across the road, and just a bit further up, from Changi Green (see below).
4. Changi Green
Location: 712 Upper Change Road East (District 16)
Developer: Allgreen Properties Ltd.
Completion: 1998
Number of units: 256
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 1 Oct 21 | 1,216 sq. ft. | $1,052 | $1,280,000 |
| 14 Jul 21 | 1,216 sq. ft. | $1,126 | $1,370,000 |
| 26 Apr 21 | 1,432 sq. ft. | $1,090 | $1,560,000 |
| 5 Apr 21 | 1,216 sq. ft. | $974 | $1,185,000 |
Key highlights:
This condo is close to Sunhaven (see above), so location-wise the traits are similar.
The main difference is that Changi Green is closer to both SUTD and the Upper Changi MRT station. These are both around an eight-minute walk, so student tenants might prefer this condo. You also don’t need to cross the road when getting to SUTD or the SIA training centre; again a slight edge for tenants.
For families though, the two condos are a neck-and-neck comparison. There’s not much difference in price point and size, and Changi Green is only four years older (and anyway, these are both freehold condos). So it will come down to purely which facilities or layouts that you consider more comfortable.
5. The Linear
Location: 880 Upper Bukit Timah Road (District 23)
Developer: Creative Investments Pte. Ltd.
Completion: 2006
Number of units: 221
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 4 Oct 21 | 1,335 sq. ft. | $1,090 | $1,455,000 |
| 29 Sep 21 | 1,227 sq. ft. | $1,222 | $1,500,000 |
| 23 Aug 21 | 1,238 sq. ft. | $1,131 | $1,400,000 |
| 16 Aug 21 | 1,389 sq. ft. | $1,131 | $1,400,000 |
| 4 Jun 21 | 1,389 sq. ft. | $1,023 | $1,420,000 |
Key highlights:
The Linear is more convenient than it seems at first glance. The Bukit Panjang MRT and LRT station is just a short five-minute walk, so getting to town is definitely straightforward and easy here.
Bukit Panjang Plaza, which has an NTUC FairPrice and Guardian, is around a nine-minute walk. Alternatively, the Hillion – a mixed-use development that includes a mall – is closer (same as the MRT). This has a food court, a Watsons, and yet another NTUC FairPrice.
While Bukit Panjang is a non-mature area, The Linear bypasses many of the inconveniences associated with newer estates.
This does show in the pricing, which is on the higher end of this list. Some home buyers may still find $1.5 million unpalatable for an area like Bukit Panjang, but it does have sizeable enough units with good connectivity to be considered. Plus, you can consider it to be as good as freehold too, with its 999-year status.
Do note that this is an elongated condo that is right next to the main road, so there will be a number of units facing the road. So for those sensitive to road noise, it’s best to look at those facing inward instead.
6. The Infiniti
Location: 39A West Coast Park (District 5)
Developer: FCL Court Pte. Ltd.
Completion: 2008
Number of units: 315
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 9 Jul 21 | 1,313 sq. ft. | $1,104 | $1,450,000 |
| 28 Jan 21 | 1,270 sq. ft. | $1,132 | $1,438,000 |
| 28 Jan 21 | 1,259 sq. ft. | $1,096 | $1,380,000 |
Key highlights:
Prices have been soaring in Clementi in recent years, so having sizeable freehold units here is definitely good for families on a stricter budget. It could be because The Infiniti is an older and smaller condo; but this doesn’t detract from the appeal.
This condo is a 10-minute drive to NUS, as well as to Singapore Polytechnic. A 15-minutes drive can take you to Holland V or One-North, a tech and media hub. Clementi has, to date, benefitted from being between these two desirable areas.
That said, The Infiniti is a condo for those who drive or use the bus. There’s no MRT station within walking distance; but there is a side gate that will lead you to NEWest mall with a number of eateries. The next closest retail hub is Clementi Mall, which is roughly an eight-minute drive. There’s also the Clementi Ave. 2 shopping centre (an HDB mall), which is about a 10-minute drive.
Given that Clementi is a high-demand area, we do see The Infiniti appealing to the owner-investor crowd, thanks to the strong upside potential across the neighbourhood. That said, do take note it is close to the AYE, so units facing the expressway will definitely face some form of road noise.
The Infiniti is also a small development at 315 units. This may have some appeal as an alternative to mega-developments like Parc Clematis, due to greater privacy.
7. The Petals
Location: 85 Hillview Avenue (District 23)
Developer: Centrepoint Properties Ltd.
Completion: 2002
Number of units: 270
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 5 Jul 21 | 1,259 sq. ft. | $1,032 | $1,300,000 |
| 10 Jun 21 | 1,302 sq. ft. | $1,136 | $1,480,000 |
| 5 May 21 | 1,259 sq. ft. | $953 | $1,200,000 |
| 30 Mar 21 | 1,259 sq. ft. | $1,040 | $1,310,000 |
Key highlights:
The Petals is not a condo bought for immediate convenience and amenities. The appeal is low-density living, as it faces both a landed housing enclave, and is right next to Bukit Batok Nature Park; this area is known for having some of the best scenic views in Singapore.
The Petals has also benefitted from the opening of The Rail Corridor nearby. The Rail Mall, which is a retail and lifestyle hub, is a seven-minute drive from The Petals (it’s also the closest mall). You could also drive down Hillview Ave to reach Hillv2, where there is a supermarket and a number of eateries too.
Coupled with a small unit count of 270, this condo provides an escape from Singapore’s concrete jungle.
This comes with an expected trade-off: there are no noisy malls or MRT stations nearby, but that also means no amenities within walking distance. Homebuyers should be ready to drive or use the bus, and expect to travel out for most needs.
The Petals is within walking distance to Hillbrooks (see below).
8. Parc Palais
Location: 47 Hume Avenue (District 21)
Developer: City Development Pte. Ltd.
Completion: 1999
Number of units: 517
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 6 May 21 | 1,206 sq. ft. | $1,004 | $1,210,000 |
| 13 Jan 21 | 1,249 sq. ft. | $1,009 | $1,260,000 |
Key highlights:
Prices and interest have been climbing at Parc Palais, hence the few units that are still within our price range (we found only two this year, with most larger units now creeping into the $1.6 million).
When Parc Palais first launched, it was devoid of amenities other than being near Bukit Batok Nature Park. Now, it’s a 10-minute walk from the Hume MRT station, on the Downtown Line. The Rail Mall, a retail hub connected to the Rail Corridor linear park, is also just around a 10-minute walk.
Hillv2, a boutique mall, also provides a reasonably close alternative at three-minutes’ drive, or an 11-minute walk.
If you’re wondering about the difference between Parc Palais and The Petals (see above), one of the key points is density. The area around Parc Palais feels more packed than The Petals, with Symphony Heights and Summerhill nearby. Parc Palais is also a mid-sized development with 510 units, and feels less exclusive/private than The Petals. That said, many people like the environment of Parc Palais as it is akin to a resort feel.
As a trade-off, Parc Palais has amenities within walking distance, whereas The Petals doesn’t; and it’s still just a five-minute drive to Bukit Batok Nature Park. If convenience matters more to you though, Parc Palais might be preferable to The Petals.
Parc Palais is within walking distance to Hillbrooks (see below).
9. Northwood
Location: 68 Jalan Mata Ayer (District 27)
Developer: UIC Investment Pte. Ltd.
Completion: 2009
Number of units: 140
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 2 Sep 21 | 1,604 sq. ft. | $885 | $1,420,000 |
| 9 Jul 21 | 1,313 sq. ft. | $1,000 | $1,313,000 |
| 6 Jul 21 | 1,335 sq. ft. | $989 | $1,320,000 |
| 20 Apr 21 | 1,313 sq. ft. | $925 | $1,250,000 |
Key highlights:
Northwood tends to be a “love it or hate it” prospect among home buyers. It’s in a quiet, low-density area in Sembawang; and most of the neighbouring units are landed properties. Coupled with the small unit counts, it’s a way to live in a landed enclave while still being in a condo.
If you walk just a short distance to Sembawang Road, near Goodlink Park (about four to six minutes on foot), there’s a stretch of eateries, which range from Thai to Indian. These are mixed in with small shops (car rental shops, lighting shops, etc.)
The value of these amenities is subjective – some homeowners love having small “mom and pop” eateries and shops like this nearby, others may discount them as irrelevant.
The closest major mall would be Northpoint, which is around a seven-minute drive. There’s no MRT within walking distance, so you’ll either need a car, or be ready to walk out to the bus stop.
There’s such a huge divergence of opinion on Northwood’s location, that we can’t make a general statement on whether it’s good or bad. It’s really down to how much you appreciate low-density living, at a (serious) cost of convenience; and whether you consider small shops and eateries to be a useful amenity.
Regardless, this is one of the cheapest yet still spacious freehold condos on the market. It really depends if you can bear the trade-offs.
10. Hillbrooks
Location: 88 Hillview Avenue (District 23)
Developer: Pidemco Land Ltd.
Completion: 1999
Number of units: 299
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 19 May 21 | 1,238 sq. ft. | $1,212 | $1,500,000 |
| 21 Jan 21 | 1,238 sq. ft. | $1,196 | $1,480,000 |
Key highlights:
Hillbrooks is close to The Petals and Parc Palais (see above). As such, most of the locational benefits are the same. There’s a lot of nearby greenery in Bukit Batok Nature Park, and good access to the Rail Corridor.
The key difference is that Hillbrooks is much closer to a mall. Hillv2 is just 460 metres away, or about a nine-minute walk. The next closest alternative is again The Rail Mall, at a seven-minute drive.
Like Parc Palais, the area around Hillbrooks feels denser and more built-up, and you will have other residences like Hillview Green, Chantilly Rise, etc. within your view. However, Hillbrooks is not within walking distance of Hillview MRT; not unless you consider a 12-minute walk to be convenient.
As with Parc Palais, the recent upgrades to the neighbourhood have been pushing up demand and interest in this condo; and a number of transactions have creeped into the $1.6 million range. We don’t expect many units to stay at $1.5 million or below for much longer in this current climate.
Overall, it’s becoming much more difficult to find three-bedder, freehold units at the $1.5 million price point (this is the comfortable amount for most HDB upgraders). The options have become rather thin, and barring Starville, we have found nothing outside of OCR districts.
But do follow us on Stacked, so we can keep you updated on these options as they appear. We also have in-depth reviews of new and resale condos alike, to help your home-buying decision.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that’s cheapest, biggest, or most convenient isn’t always the one that fits your situation best.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
Frequently asked questions
What are the benefits of choosing a freehold condo over a leasehold one?
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Are there freehold condos near public transportation in Singapore?
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