The bad news is, the Buyer's Stamp Duty has gone up by the time we’re writing this. The good news is, these resale three-bedders are priced so low, they’re not even affected by the recent rise in BSD. Some may be older, but in the booming property market of 2023, they may be the most sensible buys for first-timers or upgraders on a budget:
All of these resale three-bedders won’t be affected by the recent rise in BSD.
Only properties with a value or price above $1.5 million (whichever is higher) will actually see any impact from the recently raised BSD. All of the properties listed below fall well under this quantum:
| Project Name | Lowest Transacted 3-bedder ($) | Min Sq Ft | Max Sq Ft |
| THE WOODGROVE | $820,000 | 829 | 1,033 |
| HOUGANG GREEN | $830,000 | 1,141 | 1,163 |
| SPOTTISWOODE PARK | $870,000 | 850 | 1,270 |
| PARKVIEW APARTMENTS | $875,000 | 1,087 | 1,130 |
| SIMEI GREEN CONDOMINIUM | $900,000 | 969 | 969 |
| EVERGREEN PARK | $908,000 | 1,012 | 1,076 |
| MI CASA | $910,000 | 1,281 | 1,281 |
| TEXTILE CENTRE | $918,000 | 883 | 904 |
| WATERCOLOURS | $918,000 | 915 | 1,001 |
| REGENT HEIGHTS | $925,000 | 1,023 | 1,163 |
| BELYSA | $930,000 | 829 | 829 |
| LILYDALE | $930,000 | 1,195 | 1,238 |
| ROSEWOOD | $950,000 | 1,173 | 1,173 |
| THE FLORAVALE | $950,000 | 1,292 | 1,292 |
| WOODSVALE | $950,000 | 1,227 | 1,324 |
| MELVILLE PARK | $960,000 | 1,163 | 1,195 |
| NORTHOAKS | $960,000 | 1,216 | 1,249 |
| THE MADEIRA | $970,000 | 1,238 | 1,238 |
| PARC LIFE | $971,000 | 936 | 936 |
| HILLVIEW REGENCY | $978,000 | 969 | 969 |
| BLOSSOM RESIDENCES | $980,000 | 969 | 969 |
| EUPHONY GARDENS | $980,000 | 1,195 | 1,195 |
| ROSEWOOD SUITES | $980,000 | 1,098 | 1,098 |
| WHITEWATER | $980,000 | 1,141 | 1,141 |
| THE AMORE | $988,000 | 883 | 883 |
| THE NAUTICAL | $988,888 | 829 | 829 |
Do note that these are the lowest transacted prices of each project that we found which are 3-bedders between August 2022 and January 2023.
Table Of Contents
The lowest-priced three-bedders on the list:
- The Woodgrove (From $820,000)
- Mi Casa (From $910,000)
- Belysa (From $930,000)
- Evergreen Park (From $908,000)
- Melville Park (From $960,000)
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 $5B in property transactions.
1. The Woodgrove
Transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| THE WOODGROVE | $820,000 | 829 | 989 | 7 Nov 2022 |
| THE WOODGROVE | $828,000 | 1033 | 801 | 23 Sept 2022 |
Location: 3 Woodgrove Drive (District 25)
Developer: Heeton Development Pte. Ltd.
Completion: 1998
Lease: 99-years
Number of units: 72
The Woodgrove pros and cons:
The Woodgrove (not to be confused with the mall) was considered competitively priced ($410 psf!) even way back in the 1990s. Many never even got a chance to hear of the name, since the development’s small unit count (72) completely sold out in 10 days.
The above was taken from the New Paper on 10 March 1998.
Over the years, transactions have been few in number but quite successful – Square Foot Research shows 105 profitable transactions to 32 unprofitable ones.
The recent recorded transaction here was on November 2022: at $820,000 for an 829 sq. ft. unit, that’s quite a low price of $989 psf.
Surprisingly for the low price, this is a very convenient location. Right across the road is The Woodgrove Shopping Centre, where you’ll find an NTUC FairPrice, McDonald’s, pet grooming centres, and various other day-to-day amenities. Or if you want to walk further, Woodlands Block 301 nearby has a Sheng Siong as well.
There’s an ABC Eating House at the mall next door – but if you take a long stroll along Woodlands Ave. 1 to the area near the community centre (might be just over 10 minute's walk), you’ll also find eateries like the famous Ivan’s Carbina (rosti in a coffee shop!), as well as some Thai and seafood outlets scattered near the area.
The downside is that there’s no MRT station within convenient walking distance (it's about 15 minutes walk away); but bus 912 from the shopping centre (just across the road) goes all the way to Woodlands Interchange.
The only real drawbacks we see here are, first of all, age – some may be worried about the lease as this condo is getting on quite a bit, and we must say the facilities are visibly dated. Second, the site layout for the project could be much better. Even though there are just 72 units, the various blocks do feel a bit too close and hemmed in, and it feels much denser than it really is.
2. Mi Casa
Transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| MI CASA | $910,000 | 1281 | 710 | 29 Sept 2022 |
Location: 311 Choa Chu Kang Ave. 3 (District 23)
Developer: Tian Hock Properties Pte. Ltd. (Far East Organization)
Completion: 2012
Lease: 99-years
Number of units: 457
Mi Casa pros and cons:
When Mi Casa launched in 2009, its competitive pricing drew a surge of upgraders from the Yew Tee, Teck Whye, and Bukit Batok areas. At the time, prices began from as low as $580 psf, and ended up averaging $625 psf. The competitive pricing explains the good transaction record, with 256 profitable transactions to just 14 unprofitable ones.
While Choa Chu Kang is not the most developed location, residents at Mi Casa probably won’t feel it. Lot One, the major mall servicing the area and next to the Choa Chu Kang MRT (BP, NS, JS lines), is only around a six-minute walk (it's even nearer if you only start counting from the side gate). This is sufficient to cater to most retail and day-to-day needs. Additionally, there is shelter from the side gate all the way to the bus stop, which is really helpful too.
That being said, Mi Casa’s aesthetics has drawn some uncomplimentary remarks. Some buyers have remarked that the property feels densely packed; and a common thread of complaints relates to the multi-storey car park – some residents say it's full of tight turns, which invites scrapes and scratches.
There were also past complaints about heavy-handed security, who were called abrasive and wheel clamp-happy; but this situation may have changed.
3. Belysa (EC)
Transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| BELYSA | $930,000 | 829 | 1122 | 12 Aug 2022 |
Location: 55 Pasir Ris Drive 1 (District 18)
Developer: Pasir Ris EC Pte. Ltd. (NTUC Choice Homes)
Completion: 2014
Lease: 99-years
Number of units: 315
Belysa pros and cons:
Belysa is an EC that should soon be near full privatisation. Like most ECs (and many private condos on this list) pricing was already competitive at launch, with Belysa priced at a 20 per cent discount to fully private counterparts. Of its 104 transactions to date, all have been profitable.
Belysa’s main issue is expected for an EC: the nearest Pasir Ris MRT station is about a 13-minute walk away, and its immediate vicinity is not well built-up. Right now, the main amenity for residents is an eight-to-10-minute walk to Elias Mall, which has got a Sheng Siong, various food outlets, and fast food such as McDonald's and Domino's.
For everything else, you should expect to take the bus or drive. The Giant Hypermarket and IKEA Tampines are close by if you drive, which some might see as a plus point. Belysa offers a clear trade-off: you can get rather spacious units at a low price even in 2023, but the project is less accessible and convenient.
While it’s not in the most exciting part of Pasir Ris, we do think Belysa has niche appeal to a certain subset of buyers. If you want a quiet enclave, one that’s especially detached from the bustle of Singapore, you may find this project to your liking. You are also located right by the Sungei Api Api, where you can take a scenic walk down towards Pasir Ris Park.
Those who want a Pasir Ris home for its lifestyle and recreational zones, however, might want to look closer to places like Downtown East; prices will be higher than Belysa but are still manageable to upgraders.
4. Evergreen Park
Transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| EVERGREEN PARK | $908,000 | 1012 | 897 | 7 Oct 2022 |
| EVERGREEN PARK | $920,000 | 1012 | 909 | 14 Dec 2022 |
| EVERGREEN PARK | $943,000 | 1076 | 876 | 11 Oct 2022 |
Location: 31 Hougang Ave. 7 (District 19)
Developer: Evergreen Park Pte. Ltd.
Completion: 1999
Lease: 99-years
Number of units: 394
Evergreen Park pros and cons:
Evergreen Park is probably best known for the views of the Sungei Serangoon from its higher floor units and its access to Punggol Park (just over 10 minute walk) and Hougang Neighbourhood Park. This is a condo that’s good for outdoorsy types, and families that prefer greenery to have malls or food courts nearby.
It must also be pointed out that the huge forested area on the opposite side of Sungei Serangoon is earmarked on the URA Master Plan for light industrial use. So while that may be a bit of a bummer in the future, the silver lining is that the sliver of a stretch directly opposite Evergreen Park will be reserved as a park.
Evergreen Park has come back on the radar in recent years, due to the launch of Kingsford Waterbay and Riverfront Residences – it’s likely that prospective buyers who cast their net wider could have seen Evergreen Park as a possible alternative.
Certainly, it’s one of the few condos today where units upward of 1,200 sq. ft. (big enough that new launches would call that a four-bedder) can transact at around $1.2 million.
Urbanites may not like the location of Evergreen Park though, as it’s not the nearest to the MRT station; and the surrounding amenities are not of the retail-heavy variety.
For those who are curious as to which floor plan is shown in the featured image above, it's for the Evergreen Park stack 05.
5. Melville Park
Transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| MELVILLE PARK | $960,000 | 1,195 | 803 | 9 Nov 2022 |
| MELVILLE PARK | $970,000 | 1,163 | 834 | 15 Nov 2022 |
Location: Simei Street 1 (District 18)
Developer: Melville Park Development Pte. Ltd.
Completion: 1996
Lease: 99 yrs from 01/09/1992
Number of units: 1,232
Melville Park pros and cons:
Melville Park is one of the condos that people usually think about when it comes up to an affordable condo to upgrade to.
But there are a couple of things that we have to point out, for one, the location. It’s one that we would describe as borderline convenient.
For example, the Simei MRT station is located about one kilometre away, which is a 12-minute walk; it’s somewhat close, but not quite. This is also where EastPoint Mall is located, and would be the main place for amenities (there’s a FairPrice here too).
The SIA training centre on Upper Changi Road East is only about a five-minute drive away. That could be a source of tenants; but condos like Changi Court, while much older, are closer.
Overall, there’s little to complain about the price in today’s context, ($819 psf is not so easy to find nowadays); but it is usually the pricing, more so than location, facilities, etc. that make this condo stand out.
If you’re thinking of Melville Park as a rental unit, focus on families as the main tenant demographic. There are six schools within a one-kilometre radius:
- East Spring Primary and Secondary Schools
- Ngee Ann Secondary School
- Angsana Primary School
- Chongzheng Primary School
- Yumin Primary School
In addition, this is an older condo from the ‘90s, so the units tend to be larger. Even the smallest units are in the range of 936 sq. ft., which families will appreciate.
For more interesting properties at unexpected prices, follow us on Stacked. We’ll keep you updated on prices and trends in the Singapore private property market, and you can check out our in-depth reviews on new and resale projects alike.
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.
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