With new launches reaching prices of $2,600+ psf, it’s no longer uncommon for the “typical” quantum to reach $1.8 million even for a two-bedder. At the same time, resale options are few, precisely because the cost of a replacement home is now so high. This is a tough situation for buyers in the current environment; but if you’re able to settle for smaller units, here’s where you can still find some options at $1.5 million or under.
All new launches where units have sold for $1.5 million or less
| Project | Property Type | Bedroom Type | Min Price | Median Price | Max Price |
| The Collective at One Sophia | Condominium | Studio | $1,223,000 | $1,251,000 | $1,288,000 |
| Parktown Residence | Condominium | 1 Bedroom + Study | $1,231,000 | $1,256,000 | $1,268,000 |
| Lentoria | Condominium | 1 Bedroom | $1,308,000 | $1,408,000 | $1,468,040 |
| Bagnall Haus | Condominium | 1 Bedroom + Flexi | $1,339,000 | $2,423,500 | $3,505,000 |
| Novo Place | Executive Condo | 3 Bedroom | $1,342,000 | $1,349,500 | $1,417,000 |
| The Collective at One Sophia | Condominium | 1 Bedroom Suite | $1,346,000 | $1,416,000 | $1,461,000 |
| Hill House | Condominium | 1 Bedroom | $1,368,000 | $1,407,000 | $1,466,000 |
| Bloomsbury Residences | Condominium | 2 Bedroom | $1,376,000 | $1,417,500 | $1,449,000 |
| ELTA | Condominium | 1 Bedroom + Study | $1,378,000 | $1,395,000 | $1,411,000 |
| Lumina Grand | Executive Condo | 3 Bedroom | $1,378,000 | $1,413,500 | $1,428,000 |
| Novo Place | Executive Condo | 3 Bedroom + Study | $1,393,000 | $1,398,000 | $1,403,000 |
| Tembusu Grand | Condominium | 1 Bedroom + Study | $1,409,000 | $1,472,000 | $1,608,000 |
| Grand Dunman | Condominium | 1 Bedroom + Study | $1,412,000 | $1,536,000 | $1,728,000 |
| Lentor Hills Residences | Condominium | 1 Bedroom + Study | $1,413,000 | $1,417,000 | $1,421,000 |
| TMW Maxwell | Condominium | Flip / Switch | $1,420,000 | $1,528,000 | $1,646,000 |
| Union Square Residences | Condominium | 1 Bedroom | $1,422,000 | $1,514,000 | $1,663,000 |
| Lumina Grand | Condominium | 3 Bedroom Premium | $1,429,000 | $1,451,000 | $1,465,000 |
| Emerald of Katong | Condominium | 1 Bedroom + Study | $1,433,000 | $1,433,000 | $1,433,000 |
| Grand Dunman | Condominium | 1 Bedroom | $1,441,000 | $1,441,000 | $1,451,000 |
| Hill House | Condominium | 1+1 Bedroom | $1,450,000 | $1,549,000 | $1,557,000 |
| The Collective at One Sophia | Condominium | 1 Bedroom Premium | $1,463,000 | $1,508,000 | $1,543,000 |
| The Orie | Condominium | 1 Bedroom + Study | $1,467,000 | $1,540,000 | $1,580,000 |
| The Shorefront | Condominium | 2 Bedroom + Utility | $1,471,000 | $1,502,000 | $1,540,000 |
| Claydence | Condominium | 1 Bedroom | $1,473,600 | $1,504,300 | $1,535,000 |
| The Collective at One Sophia | Condominium | 1 Bedroom + Study | $1,489,000 | $1,544,000 | $1,579,000 |
| Union Square Residences | Condominium | 1 Bedroom + Study | $1,490,000 | $1,669,000 | $1,819,000 |
| 8@BT | Condominium | 1 Bedroom | $1,495,000 | $1,549,000 | $1,590,000 |
Most notable projects on the list:
1. 8 @ BT
8 @ BT is a small (158 units) leasehold project located close to Beauty World Plaza. This also means it’s one of the closest private residences to Beauty World MRT (DTL), and this is a proven area: long-time market watchers may recall how The Linq @ Beauty World and The Reserve Residences sold out very quickly, and these are both within proximity to 8 @ BT.
The one-bedders at 8 @ BT range from 517 to 192 sq. ft., but this is the layout that was displayed at the show flat. Surprisingly, the developer chose to showcase the smallest of the lot:
Note the parallel layout of the living and dining area, which also allows for a more continuous and panoramic view (likely to take advantage of the greenery in the surroundings). This is a style more common in larger units.
Another interesting quality is the availability of a nook kitchen, which the main entrance doesn’t immediately open into: as you’ll see in some subsequent floor plans below, this is quite common for one-bedders. Some buyers prefer this, as they feel the kitchen is messy and shouldn’t be the first thing to greet visitors. This is definitely one of the better one-bedder layouts we’ve seen to date.
Location-wise, this is a very conveniently located condo, due to the combination of having retail and dining nearby (Beauty World Plaza), as well as the MRT station. There’s also the upcoming Bukit V Mall, which will add to the overall amenities.
One issue though: 8 @ BT is a leasehold project in District 21, where freehold or 999-year leases are more common. This may be perceived as a drawback, by future buyers.
2. Bagnall Haus
A quick heads-up: Bagnall Haus has already sold 71 of its 113 available units at the time of writing, so you do need to move fast if you’re interested in this.
Bagnall Haus is a freehold, 113-unit project. For those familiar with the Bedok Road landed enclave, this is next to the Bedok Food Centre (a small and rather expensive hawker centre), and across the road from Eastwood Centre, where the neighbourhood’s Cold Storage is located. For those concerned with Feng Shui placement, note that this is sited at a rounded bend, where Bedok Road turns into Upper East Coast Road.
Note that Bagnall Haus is a pre-GFA harmonisation project, and the unit sizes include air-con ledges.
This is the one-bedder flexi layout, which averages $1.334 million:
Note the flexi space in the layout, which is large enough to act as a study. If you leave the space open, the four-seater dining table (standard for most two bedders) might feasibly be moved here, allowing for a much more spacious living room. Other than that, this is a fairly standard configuration for a one-bedder.
Location-wise, this is a project for people who drive, or really don’t mind longer trips out. This part of Bedok is mainly a landed area; and the whole point of being here is low-density living, with a high level of privacy. Those who want to be in the convenient heart of Bedok are better off looking at projects like Sky Eden.
3. Bloomsbury Residences
Pricing was definitely at the forefront of Bloomsbury Residences, as two-bedders here started from as low as $1.366 million. Bloomsbury is a leasehold, mixed-use project with 358 residential units, and a roughly 400 sqm. retail component. Note that despite the small unit count, there are not many large condos in the One-North area; so Bloomsbury is still one of the largest in its vicinity.
Two-bedders make up around half of Bloomsbury’s total unit count (190 of the 358 units), and these range from 571 sq .ft. all the way to premium 689 sq. ft. units. The most compact of the two bedders is the following:
It’s a fairly efficient dumbbell layout, with the living room being flanked by the master and second bedrooms. There’s only one bathroom, but this is fair given the extremely compact nature of the 570 sq. ft. unit. The kitchen, unfortunately, is not easy to enclose in this layout, and the features are all pressed up against one wall; but higher-end finishing, like quartz finishes for the countertop and backsplash, and high-quality cabinetry, may offset this for some buyers.
Location wise, Bloomsbury Residences itself adds a lot of amenity to One-North, with its own shops downstairs. Its mixed-use nature, combined with its size and full-suite facilities (most existing condos in One-North are small or boutique) does also give it something of a first-mover quality.
While it’s not particularly close to the MRT station, it’s not too inconvenient either. Fusionopolis is a bit of a walk but it has a supermarket, pharmacy, and a connection to One-North MRT station (CCL). Once you do get to this station, it’s just one stop from Buona Vista and two stops to Holland V, which are both major hubs.
Bloomsbury also works as well for rental as it does for own-stay use – not only is One-North a tech and media hub, it’s also close to start-ups from the nearby JTC Launch Pad, and near schools like INSEAD and ESSEC.
4. Claydence
Claydence is a boutique condo with only 28 units. This freehold project, located along Still Road, has niche appeal.
Claydence is a bit close to the road, although the exact noise level will be hard to guess until after construction (ostensibly, we imagine the developer has taken the proximity into account). Some buyers may also dislike the proximity of a place of worship, just a few doors down.
That said, the Joo Chiat area has a strong lifestyle appeal; mainly thanks to its quick connection to the Katong lifestyle hub. Parkway Parade, i12 Katong, and the famed stretch of East Coast eateries are very close to Claydence; and it’s just a short drive out. It is, however, a bit too far to walk.
In terms of layout, the one-bedders are actually quite big (614 sq. ft.) Most one-bedders these days are 510 sq. ft. or under:
(Can we put the pic here? It wasn’t loading on ours at the time I was writing this, haha)
The layout itself is quite standard for a one-bedder, with the living area being well ventilated (both air and light) from the balcony. While the standard four-seater does fit the dining area, it does look to us like you can fit a six-seater without losing too much room.
5. ELTA
ELTA’s $1.378 million price point is surprising given the strong Clementi location, even if it’s for a one-bedder. This is a leasehold, Clementi-area project, with 501 units.
ELTA’s main draw – as is the case for many Clementi area condos – is school access. Not just Primary schools, but also because Clementi provides good access to institutions like NUS and Singapore Polytechnic (next to Dover MRT, just one stop away). While ELTA isn’t close to an MRT station per se, there are buses to Clementi station (EWL, CRL) – this is next to Clementi Mall, one of the largest heartland malls.
One-bedders here aren’t just great for rental prospects; we can see more indulgent parents purchasing one, perhaps, for the sake of children intending to study and live near NUS.
Note the presence of the study area. One interesting element is that the study room is an actual room, which you can fully enclose; this is different from many 1+S layouts, where the study is just an extra nook or conceptual open space. While the floor plan shows a two-seater, it does also look like a four-seater is plausible in that space.
Overall, quite convenient for tertiary level students, or as a rental asset for those following “sell one, buy two” strategies.
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
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
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