31 Most Profitable Condos Over The Last 10 Years (Some Are Surprisingly Old)

< 1 min read

There’s been a slew of interesting launches over the past decade. We’ve gone from an era when the shoebox craze was just dying down, to en-bloc fever, to the recent trend for larger condo units. This week, we’ve picked through projects in the past decade that have seen zero losing transactions. Here are the condos that have seen a perfect record so far: 

All top-performing condos between 2013 to 2023

For the following, only projects with at least 10 recorded transactions were taken into consideration. 

Projects	Tenure	Completion	Type	Area	Vol of Gains	Avg Gain ($)	Avg Gain (%)
CLEMENTI PARK	Freehold	1985	Condominium	Clementi	12	$612,342	35%
HIGH OAK CONDOMINIUM	99 yrs from 24/04/1996	1999	Condominium	Bukit Timah	14	$328,231	33%
SIGNATURE PARK	Freehold	1998	Condominium	Bukit Timah	21	$450,105	33%
PARC PALAIS	Freehold	1999	Condominium	Bukit Batok	11	$400,545	31%
THE ANCHORAGE	Freehold	1997	Condominium	Queenstown	10	$523,000	31%
THE ESTA	Freehold	2008	Condominium	Marine Parade	13	$600,485	31%
THE SEA VIEW	Freehold	2008	Condominium	Marine Parade	16	$624,243	31%
HIGH PARK RESIDENCES	99 yrs from 05/11/2014	2019	Apartment	Sengkang	382	$215,409	28%
VALLEY PARK	999 yrs from 21/06/1877	1997	Condominium	Tanglin	12	$544,274	27%
WHISTLER GRAND	99 yrs from 07/05/2018	2022	Apartment	Clementi	50	$304,929	27%
PINE GROVE	99 yrs from 01/11/1984	–	Condominium	Bukit Timah	10	$328,300	25%
THE PANORAMA	99 yrs from 08/04/2013	2017	Condominium	Ang Mo Kio	173	$294,465	25%
BISHAN POINT	99 yrs from 06/12/1997	2005	Condominium	Bishan	11	$317,109	24%
ASPEN HEIGHTS	999 yrs from 01/07/1841	1998	Condominium	River Valley	13	$523,778	23%
COCO PALMS	99 yrs from 07/01/2008	2018	Condominium	Pasir Ris	214	$211,975	23%
PARC ESTA	99 yrs from 12/07/2018	2022	Apartment	Geylang	133	$284,378	23%
THE ALPS RESIDENCES	99 yrs from 03/08/2015	2019	Condominium	Tampines	105	$177,910	23%
FOREST WOODS	99 yrs from 05/02/2016	2020	Condominium	Serangoon	65	$250,233	22%
PANDAN VALLEY	Freehold	1978	Condominium	Bukit Timah	15	$431,867	22%
STIRLING RESIDENCES	99 yrs from 18/08/2017	2022	Apartment	Queenstown	92	$288,130	22%
BOTANIQUE AT BARTLEY	99 yrs from 14/04/2014	2019	Condominium	Serangoon	203	$196,038	21%
DAINTREE RESIDENCE	99 yrs from 17/07/2017	2022	Condominium	Bukit Timah	11	$242,234	21%
GRANDEUR PARK RESIDENCES	99 yrs from 25/05/2016	2020	Condominium	Bedok	93	$226,789	21%
JADESCAPE	99 yrs from 19/06/2018	2022	Condominium	Bishan	63	$306,129	21%
RIVERGATE	Freehold	2009	Apartment	Singapore River	12	$674,267	21%
SPRINGDALE CONDOMINIUM	999 yrs from 21/06/1877	1998	Condominium	Bukit Panjang	15	$252,733	21%
THE POIZ RESIDENCES	99 yrs from 17/11/2014	2018	Apartment	Toa Payoh	130	$213,777	21%
AZALEA PARK CONDOMINIUM	999 yrs from 12/10/1885	1996	Condominium	Pasir Ris	12	$229,833	20%
THE CLEMENT CANOPY	99 yrs from 09/03/2016	2019	Apartment	Clementi	69	$266,697	20%
THE FLORENCE RESIDENCES	99 yrs from 24/12/2018	Uncompleted	Apartment	Hougang	55	$247,946	20%
TREASURE AT TAMPINES	99 yrs from 29/11/2018	–	Condominium	Tampines	85	$200,701	20%

1. Clementi Park

Location: Sunset Way (District 21)

Developer: CDL

Lease: Freehold

TOP: 1986

Number of units: 487

Clementi Park, constructed in 1986 by CDL and situated in Sunset Way, is a really quite unique condominium. Its location is what you’d probably term as love or hate, as it’s not the most accessible, but it’s certainly in a serene spot with good greenery views. Prices per square foot (PSF) for units have experienced a significant uptick over time, currently averaging around $1,564 psf.

One of the striking features of this condo is its vastness, with over 400 units spread across a sprawling plot of 973,984 square feet. Even studio apartments boast a substantial area, nearing 1,000 sq ft. Despite its age, the condo maintains a reasonable maintenance fee structure, and management appears to be flexible, allowing certain modifications to living spaces for residents’ convenience.

Clementi Park consists of varying unit numbers across high and low-rise blocks, with differing designs for each. The grounds resemble a quaint country estate, replete with walking paths, and the most impressive of all is the inclusion of its very own hill for residents to enjoy.

Another notable highlight is the range of facilities available, akin to what one would find in a Country Club. From a swimming pool to repurposed sports courts, residents have an array of recreational choices. However, some facilities, like the clubhouse, require a short trek or drive due to their distance from certain blocks.

On the flip side, there are considerations for potential buyers. The proximity to the PIE expressway could lead to concerns about noise and pollution, especially with potential plans for its expansion and neighboring constructions. Moreover, the condo’s design may not be senior-friendly due to the presence of steps leading to lift lobbies, posing challenges for the less mobile. The overall age of the development indicates that some areas may benefit from refurbishment.

The main transactions to highlight here would be the 2 people who bought in 2017 and managed to sell their units in February 2023 for gains of more than $1 million (annualised returns of more than 8 per cent).

2. Pandan Valley

Location: 1 Pandan Valley (District 21)

Developer: DBS Realty Pte. Ltd.

Lease: Freehold

TOP: 1978

Number of units: 623

Pandan Valley is possibly one of the oldest major development still standing. It dates back to 1978, and its previous competitor in age, Peace Mansions, has since gone en-bloc. As of 2023, most remaining developments from the ‘70s or earlier are walk-up apartments, or much smaller than Pandan Valley (623 units). 

Pandan Valley still finds willing buyers because of its freehold status, and its sizeable units. In fact, one of the biggest (by square footage) units we’ve seen was transacted here in July 2023. This was for a massive 6,869(!) sq. ft. unit at $5.88 million, which works out to a mere $856 psf. Of course, this is one with a lot of outdoor terrace space, which is reflected in its low price per square foot.

Most other units in Pandan Valley are at least 2,000+ sq. ft., and transact for just above $1,400 psf. For buyers in 2023, this can be attractive, given that leasehold new launch condos average $2,000+ psf. 

Among those who bought years earlier, Pandan Valley has brought decent gains. A check on Square Foot Research shows average prices of just $1,067 psf in August of 2013, around 10 years prior to the writing of this article. 

The other attraction is Pandan Valley’s eclectic mix of shops, and estate-like layout. You can read more about that in our review, where we considered this one of the most unique condos still standing. Simply put, Pandan Valley was built in a more experimental time, when condos were not yet cookie-cutter copies of each other. 

Just keep in mind that, despite the huge unit sizes and attractive price, this is mostly a condo for those who drive. Public transport options are limited for Pandan Valley, and this seems unlikely to change. 

3. Treasure at Tampines

Location: 57 Tampines Lane (District 18)

Developer: Sim Lian

Lease: Mixed

TOP: 2023

Number of units: 2,203

The market wasn’t too sure how to react when Treasure at Tampines first appeared. This is by far the biggest condo project ever built, by unit count. At 2,203 units, Treasure is twice the size of many other mega-developments; and a land size of 648,880 sq. ft. makes the area feel more like an entire estate than a single condo.

A common objection at the time was competition, and overcrowding. There was some skepticism over whether these facilities were sufficient; and we know some investors avoided it for fear of competition (for tenants, or at the point of resale). 

Nonetheless, it’s easy to pinpoint why Treasure at Tampines has performed well: and that’s down to pricing. At the time of its launch, agents used terms such as “priced like an executive condo” or “cheapest new launch”. One of the most widely announced details was that single-bedders here still had developer prices of below $600,000, while Square Foot Research shows median launch prices of just $1,335 psf. 

We also highlighted the pricing issue in our review of Treasure. 

It seems that the sheer number of units hasn’t been as big a detriment as market watchers imagine, so there may be a lesson here: a lower price point, with room for appreciation, may be more important than unit count. 

Accessibility is a toss-up for this condo, with Simei MRT (EWL) being a roughly 10-minute walk; but Simei is still the tail-end of the EWL, and not as close to the airport as Tanah Merah. We’d say pricing and facilities are the main draw, along with an okay location. 

4. Parc Esta 

Location: 900 Sims Avenue (District 14)

Developer: MCL Land

Lease: 99-years

TOP: 2022

Number of units: 1,399

Parc Esta was one of those projects that was eagerly anticipated given its convenient location just across from Eunos MRT station, and just one stop away from PLQ. In November 2018, Parc Esta sold 73 per cent of available units (out of the 450 released) over its launch weekend; and the demand seems to have stayed strong. 

Parc Esta’s main strength is being across the road from Eunos MRT (EWL). This matters because Eunos is a single stop from Paya Lebar MRT, where you’ll find the commercial hub of Paya Lebar Quarter (PLQ). This area has multiple malls and Grade A office space, and provides Parc Esta residents with all the amenities they’d need. 

Parc Esta is, however, sufficiently distanced from the traffic and heavily built-up area of PLQ itself, thus having the best of both worlds. 

One of the expected problems of Parc Esta – a place of worship being very near the condo – has also proven to be a minor issue. One resident we spoke to lives on the fifth floor, and says that even from there the noise is quite faint. 

At a median price of $1,669 psf in November 2018, it sounds incredibly affordable at this point in 2023 where most condos are launching past the $2,000 psf mark; but the sheer convenience of being near Paya Lebar, as well as less than a 10-minute drive to the Katong lifestyle area, has helped to push up prices and maintain demand. 

We’ve also heard that the grounds and facilities of the estate are a big draw, but as expected the sole tennis court shared between 1,399 units is definitely an issue for tennis lovers.

There have been 133 profitable transactions since, and at an average of $284,378, early buyers of Parc Esta would certainly have been pleased with their decision.

5. Grandeur Park Residences 

Location: 1 Bedok South Ave. 3 (District 16)

Developer: CEL – Changi Pte. Ltd.

Lease: 99-years

TOP: 2020

Number of units: 720

Usually, you don’t want another newer condo appearing close to yours, as it causes competition. But Grandeur Park Residences, along with many older condos around Tanah Merah MRT (EWL), may be benefiting from the recent launch of Sceneca Residence. 

Sceneca Residence is an integrated project, linked to the MRT station; but it’s also just across the road from Grandeur Park. The time difference to walk to the station from Grandeur Park is almost negligible; but Grandeur Park averages $1,841 psf, whereas Sceneca averages $2,065 psf. 

Sceneca also introduces something that’s been lacking in Tanah Merah for a long time: a commercial component with shops, and most importantly a supermarket. But again, Grandeur Park Residences is just across the road, and the residents will benefit from the same amenities. 

Homeowners have likely taken a look at the two condos, and a few shrewd ones have likely deduced that Grandeur Park is a way to leverage off the same conveniences provided by Sceneca in the future – all while paying less, and being able to move in immediately. 

Grandeur Park, like its neighbouring condos, appeals as much to landlords as to owner-occupiers. This is due to Tanah Merah being the connecting point to Changi Airport, which works well for aviation workers. For owner-occupiers, Changi Airport is also considered a major amenity by some, as they have quick access to places like the Changi Jewel. 

It must also be noted that Grandeur Park Residences was launched in 2017, at a time when the property market was considered to be slow. This led to it being competitively priced as compared to its older neighbours like Urban Vista:

Year	Urban Vista	Grandeur Park Residences	PSF Comparison
2017	$1,432.00	$1,389.31	3.07%
2018	$1,433.58	$1,544.98	-7.21%
2019	$1,405.89	$1,535.00	-8.41%
2020	$1,281.82	$1,513.78	-15.32%
2021	$1,374.03	$1,588.49	-13.50%
2022	$1,283.33	$1,651.50	-22.29%

As such, the early pricing meant that there have been 93 profitable transactions at Grandeur Park Residences so far – with each sale netting its owners an average of $226,789.

6. The Poiz Residences

Location: 4 Meyappa Chettiar Road (District 13)

Developer: MCL Land 

Lease: 99-years

TOP: 2018

Number of units: 731

By coincidence, The Poiz was built by the same developer (MCC Land) as Seneca Residence, which we mentioned just above. In the wider market, the Poiz did a lot for MCC Land’s reputation: when it was announced as a mixed-use project, the expectation was a few haphazard shops on the ground floor of the condo. 

As it turns out, the tenant mix was carefully picked out, and included essentials like a supermarket. This also made The Poiz a neighbourhood landmark: prior to this project, Potong Pasir was short on malls, and mainly subsisted on small HDB-style heartland shops. In any case, the back of Poiz Residences adds a lot of amenities anyway, with a mix of coffee shops, food outlets, and smaller supermarkets (there’s a Sheng Siong at the Community Club too).

The Poiz is also one of the most conveniently located condos in the Potong Pasir area. It’s next to Potong Pasir MRT (NEL), which is one stop from Woodleigh MRT. Note that quite recently, another integrated project (Woodleigh Residences) has also introduced a new mall – and if you take it just one stop further, you’d be in Serangoon MRT with NEX megamall. 

Potong Pasir is not known for its strength as a retail hub. This neighbourhood went for decades without any major mall. But residents at The Poiz have the mall downstairs, another mall one stop away, and a megamall two stops away! 

The Poiz first went up for sale at a median price of $1,440 psf back in November 2015, which was more or less expected for an RCR condo at the time; but the surrounding amenities, as well as changes in nearby Woodleigh, have worked to its advantage. 

As of 2023, The Poiz may also be one of the more affordable ways to live as near to town as you can. Keep in mind that Potong Pasir MRT is just four stops from Dhoby Ghaut Interchange (NSL, NEL, CCL), where you can then reach Somerset or Orchard in one or two stops. Not bad for a condo that averages just $1,899 psf in 2023. 

For more updates on new and resale projects alike, follow us on Stacked. We also provide you with in-depth looks at the various units available, in these different developments.  If you’d like to get in touch for a more in-depth consultation, you can do so here.