Are Integrated Developments In Singapore Worth the Premium? We Analysed 17 Projects To Find Out

Is paying more for an integrated development really worth it? We analysed 17 projects to see which ones actually delivered better returns. See what we uncovered.

By Ryan J. Ong

Published 16 May 2025, 11:48 AM SGT · 10 min read · 243

Is it worth paying more for an integrated development?

In this Stacked Pro breakdown:

We analysed 17 integrated developments to see if the premium price translates into stronger returns compared to regular condos
The results show integrated projects perform best in neighbourhoods lacking amenities, but overall, regular condos outperformed in most districts
We also break down case studies of Hillion Residences, Watertown, Park Place Residences, The Centris, and North Park Residences to understand when paying more for an integrated project can pay off

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Integrated developments are often positioned as premium assets within the property market, with developers pricing in their convenience: direct MRT access, retail integration, and proximity to amenities. But does this premium translate into stronger price performance over time? To answer this, we compared the resale gains of integrated developments against conventional non-integrated projects to see whether the data supports the higher price tag, or if the premium is driven more by perception than actual returns.

Comparing 17 integrated developments

Integrated developments cost more than their regular counterparts in general, whether as new launches or resale units. But we want to find out if the premium on these integrated projects results in better gains, compared to other non-integrated, non-landed projects. Here’s an overall snapshot, excluding Executive Condominiums (ECs).

Note: We’ve excluded ECs because these are subsidised projects, which are a form of HDB housing for their first 10 years; they can’t be considered the same as a fully private, non-landed development.

Regular condos tend to do slightly better than integrated ones in the resale market

	INTEGRATED		NOT INTEGRATED
Row Labels	Returns (%)	Volume	Returns (%)	Volume
New Sale to Resale	30.2%	1287	29.5%	71854
New Sale to Sub Sale	20.2%	511	22.6%	10190
Resale to Resale	34.0%	281	40.2%	59949
Resale to Sub Sale			51.0%	1
Sub Sale to New Sale			-7.2%	27
Sub Sale to Resale	44.2%	209	21.8%	14785
Sub Sale to Sub Sale	65.3%	12	13.3%	375
Grand Total	29.9%	2300	32.4%	157181

If we go by this very general snapshot, non-integrated projects actually show a better return (32.4 per cent versus 29.9 per cent). The differences can be significant between the types of transactions, though.

Frequently asked questions

Do integrated developments in Singapore offer better investment returns than regular condos?

Overall, regular condos have shown slightly higher returns than integrated developments in most districts, based on resale gains. Integrated projects perform better in neighborhoods lacking amenities, but in prime districts, regular condos often outperform them.

Which districts see the most benefit from investing in integrated developments?

Integrated projects tend to perform better in Districts 19, 22, and 27, which are outside the Central Region. In these districts, the amenities of integrated developments are more appreciated, leading to better returns compared to regular condos.

Are integrated developments worth the higher price tag in Singapore?

The analysis suggests that while integrated developments are priced higher, they do not always translate into stronger price appreciation compared to regular condos. Their value may depend on location and neighborhood development over time.

How do specific integrated projects like Hillion Residences and Watertown perform over time?

Hillion Residences has shown steady price growth but has been slightly outpaced by some regular condos nearby. Watertown initially had a strong price advantage due to its commercial amenities, but its neighbors are catching up over time.

What factors influence whether an integrated development will appreciate more than a regular condo?

Location, neighborhood development, and the maturity of amenities play a role. Integrated projects in less developed areas tend to perform better, while in prime districts, regular condos often see comparable or better growth.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.