Among new launches, 2,000+ sq. ft. is a size you usually see with penthouse units, or some landed homes. However, it’s the kind of space that some extended families may need; or the kind of space you’re used to, if moving from a landed home. While these large units will never be the cheapest, we found some resale condos where their prices are still $2 million or below:
1. Woodgrove Condominium
Location: 2 Woodgrove Drive (District 25)
Developer: Hoi Hup JV Development Pte. Ltd.
Lease: 99-years
Completion: 1999
Number of units: 248
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 11 May 21 | 2,024 sq. ft. | $735 | $1,488,000 |
| 10 Jan 20 | 2,153 sq. ft. | $664 | $1,430,000 |
Key highlights:
Woodgrove Condominium is right across the street from The Woodgrove Shopping Mall. It may not be a shopping mall with the usual bells and whistles but it certainly is very convenient for residents living nearby. This mall has an NTUC FairPrice Finest (that’s 24 hours), as well as a food court and the ever-popular bubble tea shop. For bigger retail needs, Causeway Point, is about a seven-minute drive away.
The Woodlands mega park is just a four-minute walk away, so families have easy access to an outdoors area.
Schools are one of the key draws of Woodgrove. There are five schools within the one-kilometre priority range, and this includes the Singapore Sports School (840 metres). The others are Fuchun Primary and Secondary, Si Ling, and Innova Primary.
For international students, the Singapore American School is just around a nine-minute walk.
While Woodgrove offers generous living space for its price, it’s not the most accessible condo. Woodlands MRT station is about a 15-minute walk away, and the only bus services nearby are 912 and 912M.
One other complaint we sometimes hear is this area feels a bit packed. Flats loom over some of the Woodgrove units, and it’s situated near a four-way junction (although noise and traffic are relatively light for the area).
2. Bedok Court
Location: 295 Bedok South Ave. 3 (District 16)
Developer: Bedokville Development Pte. Ltd.
Lease: 99-years
Completion: 1985
Number of units: 280
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 26 Jul 21 | 2,260 sq. ft. | $885 | $2,000,000 |
| 22 Mar 21 | 2,077 sq. ft. | $866 | $1,800,000 |
| 12 Mar 21 | 2,411 sq. ft. | $755 | $1,820,000 |
| 8 Jan 21 | 2,465 sq. ft. | $730 | $1,800,000 |
| 7 Jan 21 | 2,271 sq. ft. | $832 | $1,890,000 |
Key highlights:
Do note that Bedok Court has come close to an en-bloc on several occasions, and its location makes it a plum deal for developers. So it’s no surprise many buyers in recent years will be eyeing it for collective sale potential.
The biggest draw of Bedok Court is undoubtedly the size of the units. 1 bedroom units here start from more than 1,000 square feet in size so you will definitely enjoy the expansive living space here.
Bedok Court is nestled in an HDB area; it benefits from many of the public housing amenities nearby. Just a four-minute stroll across the road will bring you to two large coffeeshops, opposite from one another. The same stretch also has small provision shops, clinics, a 7-11, and even a pet centre. While these amenities may not show up in online searches, do note that the area is far from inconvenient.
The opening of Bedok Point has also helped this condo, as it now provides a retail hub that’s less than an eight-minute drive.
Residents also tend to frequent Simpang Bedok, which is well known for its long stretch of eateries. Bedok Shopping Complex is located here, and has a Sheng Siong. This is about a seven-minute drive.
Last but not least, Tanah Merah MRT station is about a 10-minute walk away. So, it’s not super near but it is at the very least within a reasonable walking distance. That said, residents who don’t like heavily built-up areas may not like being crowded by nearby flats.
3. Hollandswood Court
Location: 3 Holland Park (District 10)
Developer: Unknown
Lease: 99-years
Completion: 1980
Number of units: 27
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 11 Jun 21 | 2,131 sq. ft. | $835 | $1,780,000 |
Key highlights:
It’s not common for units to transact at Hollandswood Court, given there are only 27 of them. However, this is currently one of the cheapest options for those who need large living spaces, and need to live near Buona Vista or Holland V (or District 10, for that matter).
Hollandswood is only around a five-minute drive to the heart of Holland V, and about a seven-minute drive to The Star Vista (a major mall in Buona Vista).
As you’d expect from ‘80s era condos, the 27 units are all huge, over 2,000 sq. ft. with ample living space.
That said, there is a major drawback to this location. Hollandswood Court is sandwiched between Holland Park and Queensway; it’s right at the spot where the two roads meet. As such, traffic noise is inevitable, and comes from both sides of the project (the front side, facing Holland Park, is the quieter stretch).
Also, do note that you won’t get any sort of facilities here, and the narrow and irregular land shape does mean that there will be many other plots that developers will be interested in for en-bloc before this.
Given the lease decay, this is primarily for homeowners, not those looking for future returns.
4. Mandarin Gardens
Location: 1 Siglap Road (District 15)
Developer: Mandarin Gardens Pte. Ltd.
Lease: 99-years
Completion: 1986
Number of units: 1,006
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 27 Sep 21 | 2,024 sq. ft. | $889 | $1,800,000 |
| 19 Mar 21 | 2,024 sq. ft. | $964 | $1,950,000 |
Key highlights:
We have a full review of Mandarin Gardens on Stacked.
Mandarin Gardens’ main claim to fame is resisting en-bloc sales, and the residents weren’t able to get to the required 80 per cent consensus even with a price of $2.927 billion in 2019.
Coupled with its sheer size, we wouldn’t even hope for an en-bloc happening at this point. As such, buyers should be careful to note the advanced lease decay.
That aside, Mandarin Gardens will soon fix its previous accessibility problems. Siglap MRT will be operational sometime in 2023, providing access to the Thomson East Coast Line (you could say this has already factored into the pricing, which has risen of late).
Mandarin Gardens is just a nine-minute walk to Victoria Junior College, and a 10-minute walk to St. Patrick’s Secondary School.
While there are no immediate amenities nearby, Mandarin Gardens is just a three-minute drive to Siglap Centre, or a seven-minute drive to Parkway Parade. Both these locations have supermarkets (there is a mini-mart inside Mandarin Gardens too).
In terms of facilities, the breadth of recreational activities that you have available here is almost unparalleled. That, and the amount of land that you have to run away is something that you don’t get too often in Singapore.
5. Public Mansion
Location: 432 Balestier Road (District 12)
Developer: Sb Development Pte. Ltd.
Lease: Freehold
Completion: 1974
Number of units: 30
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 2 Nov 20 | 2,530 sq. ft. | $743 | $1,880,000 |
| 28 Apr 20 | 2,530 sq. ft. | $751 | $1,900,000 |
Key highlights:
Public Mansion is situated along a famous Interior Design stretch, and is across the road from where you’ll find plenty of ID firms and contractors (along with the associated lighting and home furnishing businesses).
This is an older mixed-use building, with few frills. It’s definitely not a pretty-looking building, and it’s one without common facilities. Along with the hodge-podge mix of commercial units downstairs, you’re likely to mistake this for an old commercial building; and the name doesn’t help.
What you get in exchange is a huge living space, and good proximity to the CBD. This is a city fringe location, so it takes only a 10-minute drive to get to Raffles Place or Orchard Road.
Closer to home, Zhongshan Mall provides an NTUC and a Guardian, at just a three-minute walk. Just across the road, you have Balestier Market, which is quite famous among foodies. So while the accessibility to food is one of the draws, some people may not like how crammed the area feels.
As an added bonus to all this, however, Public Mansion is a freehold development, so the age is less of a factor.
Price wise, it’s rather impressive for a well-located RCR property; but Public Mansion is for those who prize practicality over aesthetics.
6. Grande Vista
Location: 2 Cactus Drive (District 28)
Developer: Teo Soo Huan Pte. Ltd.
Lease: 999-years
Completion: 1992
Number of units: 292
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 6 Sep 21 | 2,024 sq. ft. | $949 | $1,920,000 |
| 3 Sep 21 | 2,024 sq. ft. | $964 | $1,950,000 |
| 19 Jul 21 | 2,024 sq. ft. | $939 | $1,900,000 |
Key highlights:
The main appeal of Grande Vista is the low-density area. This condo is in a cul-de-sac, at the end of Cactus Drive; nearby you’ll find just landed housing. Across the road from this condo is Cactus Park – it’s not a huge area, but it provides greenery and sufficient space for walks, children to play football, etc.
Grande Vista has a special appeal to those who work at the ST Engineering Hub, along Yio Chu Kang Road. The Hub is only around one kilometre away, or about a three-minute drive.
As with most landed enclaves, you do trade immediate amenities for exclusivity. There are no MRT stations or retails outlets nearby. For food, however, a six-minute walk to Yio Chu Kang Road will bring you to a small stretch of eateries.
Otherwise, Djitsun Mall is about a nine-minute drive, while Greenwich V is a six-minute drive. Both malls are quite small though, so you may need to travel out quite often.
The combination of a low-density area, plus a 999-year lease, might interest investors as well as homeowners. Looking at the recent transactions, one owner has made a quite stunning profit of $1.2 million having sold it off in April 2021. The first purchase price was at a jaw-dropping $376 psf, a number completely unheard of in this current climate.
7. Thomson View Condominium
Location: 1 Bright Hill Drive (District 20)
Developer: Tat Lee Thomson Pte. Ltd.
Lease: 99-years
Completion: 1987
Number of units: 206
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 6 Jan 21 | 2,024 sq. ft. | $988 | $2,000,000 |
| 30 Oct 20 | 2,024 sq. ft. | $1,038 | $2,100,000 |
Key highlights:
Thomson View is next to Thomson Three, for which we have a full review; the locational benefits and drawbacks will be similar.
Thomson View has resolved its former accessibility issues, thanks to the Upper Thomson MRT station. This provides access to the Thomson East Coast Line, and the entrance to the station is nearly right outside the development.
Besides the sizeable units here, Thomson View is conveniently close to Thomson Plaza. The mall was reportedly having issues with unhappy businesses leaving; we haven’t heard an update since, but there is an NTUC FairPrice in the mall, as well as a good range of services (dental, hair salons, etc.)
For eateries, a 10-minute walk will lead to a food stretch along Upper Thomson Road. This provides a range of small restaurants, coffee shops, etc., some of which are open 24-hours.
Thomson View will also appeal to those who work in the Sin Ming area, as it’s just around a three-minute drive away.
Lease decay is an issue, given that Thomson View is an older leasehold condo. However, those looking for a large, affordable Upper Thomson condo are unlikely to find too many alternatives.
(For those who like this area and are willing to accept a higher price point for a more modern look, do take a look at Thomson Three as well).
8. Lakepoint Condominium
Location: 2 Lakepoint Drive (District 22)
Developer: JTC
Lease: 99-years
Completion: 1983
Number of units: 304
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 16 Mar 21 | 3,261 sq. ft. | $552 | $1,800,000 |
| 14 Jan 21 | 2,734 sq. ft. | $677 | $1,850,000 |
| 6 Jan 21 | 2,217 sq. ft. | $654 | $1,450,000 |
| 21 Dec 20 | 2,217 sq. ft. | $653 | $1,448,118 |
| 8 Dec 20 | 2,077 sq. ft. | $688 | $1,430,000 |
Key highlights:
At the time of writing, Lakepoint condo is up for collective sale, with a reserve price of $640 million. Since it isn’t a confirmed deal yet, we’ve decided to still include it in this list anyway.
Lakepoint is one of the few condos where you can get a 2,200+ sq. ft. unit for under $1.5 million. On top of the huge living space, Lakepoint is very accessible by public transport. Lakeside MRT is about a 5-minute walk away, and provides access to the East West Line that heads directly to City Hall. The best part? It is sheltered all the way from the side gate, which is super convenient.
Lakeside Primary is also just a six-minute walk from this condo. Along with Boon Lay Garden Primary and Dunearn Secondary school, it’s within the one-kilometre enrolment distance.
The main drawback is the lack of walkable nearby amenities. The closest place for groceries would be Boon Lay Shopping Centre (an HDB mall), which is a nine-minute drive. The largest retail hub nearby is Jurong Point, which is about a 10-minute drive.
As the lease decay is getting quite advanced (61 years remaining) – hence the push for a collective sale, Lakepoint is best suited to pure homeowners, who are not focused on resale gains. Subsequent buyers could face restricted financing, which leaves little upside potential as long as subsequent collective sale endeavors do not go through.
9. Peace Centre/Mansions
Location: 1 Sophia Road (District 9)
Developer: Kian Ann Realty Ltd.
Lease: 99-years
Completion: 1977
Number of units: 86
Notable recent transactions:
| Date | Unit Size | Price PSF | Transacted Price |
| 24 May 21 | 2,605 sq. ft. | $668 | $1,740,000 |
| 27 Jan 21 | 2,347 sq. ft. | $609 | $1,430,000 |
| 11 Dec 20 | 2,605 sq. ft. | $633 | $1,650,000 |
Key highlights:
Peace Centre / Mansions is a mixed-use development, and one of the oldest in Singapore right now. For the longest time, Peace Mansions has been one of the most affordable ways to live in District 9.
Peace Mansions is also close to schools like LaSalle and NAFA, providing some ability to draw student tenants. Wilkie Edge, home to the Kaplan private school, is also just across the road.
It has also been something of a rental hotspot over the past few years; at an average of $1.61 psf, rent is one of the most affordable, given the six-minute walk to Dhoby Ghaut MRT.
There are two minor malls next to Peace Mansions, which are Parklane and GR.ID While GR.ID caters specifically to the youth, Parklane really doesn’t have much to offer (not even a supermarket), nor do the commercial components of Peace Mansions.
We think the main highlight would be your ability to walk to Plaza Singapura (just eight minutes on foot). The Cathay, a major cinema, is also just a five-minute walk away. Orchard Road is less than an eight-minute drive.
The chief drawback would be the cluster of KTV lounges in this area, which some may perceive as sleazy (although it’s in no way as bad as Orchard Towers).
We do feel a lot of buyers are banking on an en-bloc, as repeated attempts have been made in recent years. There is good potential for it: Peace Mansions is close to Bugis and Plaza Singapura, and within walking distance of the MRT.
Like Lakepoint condo, Peace Mansions is currently up for collective sale with a reserve price of $650 million.
For more on large condos as we find them, follow us on Stacked. We’ll also provide you with the latest in-depth reviews of new and resale units, so you can make an informed decision.
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
What are some large condo units available for under $2 million in Singapore?
Where is Woodgrove Condominium located and what are its nearby amenities?
What makes Bedok Court an attractive option for buyers seeking large units?
Are there any large condos in District 10, and what are their characteristics?
What are the main considerations when buying units at Mandarin Gardens?
What are the potential drawbacks of Lakepoint Condominium?
0 Comments