Where To Find The Cheapest And Largest Ground-Floor Units In Singapore (From $1,360,000)
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Ryan J
- November 5, 2024
- 6 min read
6 min read
The higher up you go, the higher the prices climb; but this is quite the advantage of ground-floor lovers. Whether you hate waiting for the lift or prefer to look at the pool instead of the clouds, living on the ground floor can sometimes save you a tidy sum. Also, it’s usually the more affordable unit in any development due to some of its disadvantages like less privacy or not having much of a view.
Here are some condos where you can find the cheapest and biggest ground-floor units around:
Low-cost ground-floor condo units, that are also very big
| Project Name | Most Recent Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| LOYANG VALLEY | $1,758,000 | 1,959 | $897 | 5/3/24 |
| BRADDELL VIEW | $1,770,000 | 1,862 | $951 | 31/1/24 |
| BLUWATERS 2 | $1,820,000 | 1,776 | $1,025 | 24/9/24 |
| SAVANNAH CONDOPARK | $1,625,000 | 1,755 | $926 | 11/7/24 |
| GUILIN VIEW | $1,718,000 | 1,744 | $985 | 10/1/24 |
| LIVIA | $1,970,000 | 1,744 | $1,130 | 3/5/24 |
| NORTHVALE | $1,638,000 | 1,733 | $945 | 23/2/24 |
| PARC OLYMPIA | $1,950,000 | 1,733 | $1,125 | 11/4/24 |
| THE LUXURIE | $1,780,000 | 1,690 | $1,053 | 8/8/24 |
| ROSALIA PARK | $1,958,000 | 1,690 | $1,159 | 29/8/24 |
| SIMS RESIDENCES | $1,750,000 | 1,679 | $1,042 | 1/3/24 |
| CHANGI RISE CONDOMINIUM | $1,600,000 | 1,658 | $965 | 19/4/24 |
| SELETARIS | $1,950,000 | 1,647 | $1,184 | 24/6/24 |
| ROSEWOOD | $1,500,000 | 1,625 | $923 | 24/1/24 |
| SELETAR SPRINGS CONDOMINIUM | $1,565,000 | 1,615 | $969 | 12/7/24 |
| LAGUNA 88 | $1,750,000 | 1,572 | $1,114 | 14/8/24 |
| ROSEWOOD SUITES | $1,370,000 | 1,550 | $884 | 19/4/24 |
| WESTCOVE CONDOMINIUM | $1,588,888 | 1,539 | $1,032 | 19/4/24 |
| YISHUN SAPPHIRE | $1,360,000 | 1,518 | $896 | 13/6/24 |
| DAHLIA PARK CONDOMINIUM | $1,750,000 | 1,518 | $1,153 | 27/6/24 |
| THE MINTON | $1,750,000 | 1,507 | $1,161 | 31/1/24 |
The most affordable options:
1. Loyang Valley
This is one of the cheapest big condo units we’ve found on the market, at a mere $897 psf. There are few places in Singapore where you can find a unit exceeding 1,900 sq. ft. today, at prices that are still below $1.8 million. There’s a catch though, so let’s get it out of the way first: Loyang Valley is a leasehold condo built in 1985, so lease decay could be a factor here. This development is for older buyers looking at own-stay use, or landlords chasing a higher yield.
Loyang is a rather secluded area, so it is ideal for those who like quiet and spaciousness; less so for those who want to be near malls and an MRT station. It’s only a few minutes’ drive to Changi Airport or Changi Business Park from here, making it ideal for aviation industry workers or landlords who want to capture this rental market.
There will be an MRT station just across the road from Loyang Valley in a few years; Loyang station on the CRL is expected in 2029. In the meantime, the bus just outside the condo has services like 109, which will take you directly to Pasir Ris MRT station (and White Sands Mall next to it). Alternatively, take bus 89 direct to Downtown East, which is the biggest recreational hub in the East, with chalets, a waterpark, shopping and restaurants, etc. So despite being in a quiet area, Loyang Valley is not as far from entertainment and retail as it seems on the maps.
Again though, this is not something we’d consider if you expect resale gains, due to the age and location. Also, it is worth noting that Loyang Valley’s last en-bloc attempt was in 2022, and we’ve heard that there may be another attempt soon.
Most recent ground floor transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| LOYANG VALLEY | $1,758,000 | 1959 | $897 | 5/3/24 |
| LOYANG VALLEY | $1,030,000 | 1055 | $976 | 5/2/24 |
| LOYANG VALLEY | $1,700,000 | 1841 | $924 | 3/3/23 |
| LOYANG VALLEY | $855,000 | 1055 | $811 | 30/3/21 |
| LOYANG VALLEY | $1,495,000 | 1981 | $755 | 19/8/20 |
2. Braddell View
Braddell View is a former HUDC estate, and in recent years has been spotlighted for numerous unsuccessful en-bloc attempts. Those failures are due to the sheer size of the land plot: a stunning 1.14 million sq.ft., making this the largest private housing plot in the whole of Singapore. The current low price you’re seeing is due to lease decay: Braddell View was from the earliest days of public housing, completed in 1978.
That said, the sheer land size compared to the unit count (918 units) makes this the place to find cheap, gigantic housing units. It’s also close to Braddell MRT station (NSL) and Caldecott MRT station (CCL, TEL), being roughly equidistant between the two. Perhaps the main highlight of Braddell View, however, is the schools: Raffles Institution is just 600 metres away, and Marymount Convent, Kheng Cheng, and Guangyang Primary are all within one kilometre.
(We still recall that many decades ago, some parents would try to game the home-school distance by briefly renting a unit here and claiming it as their address. It doesn’t work anymore though).
Braddell MRT station is just one stop from Bishan the Junction 8 mall, so you don’t need to travel far for food and shopping; and the view in the direction of MacRitchie Reservoir provides a good amount of greenery. While Mount Alvernia Hospital is nearby, it’s far enough that it won’t cause noise issues.
Two things stop this from being a more valuable property: first, the obvious lease decay that comes with older leasehold projects, and this would be a tough choice for younger buyers. Second, there’s significant support for an en-bloc; this could pose a risk, as no one wants to face a collective sale very soon after they move in.
Still though, Braddell View remains one of the most affordable ways to have a big home in 2024; and for the risk-takers, the support for an en-bloc may be the very reason to snap up a unit.
Most recent ground floor transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| BRADDELL VIEW | $1,850,000 | 1862 | $993 | 29/8/24 |
| BRADDELL VIEW | $1,978,000 | 1862 | $1,062 | 8/5/24 |
| BRADDELL VIEW | $1,770,000 | 1862 | $951 | 31/1/24 |
| BRADDELL VIEW | $1,858,000 | 1862 | $998 | 16/11/23 |
| BRADDELL VIEW | $1,899,999 | 1862 | $1,020 | 29/5/23 |
3. Bluwaters 2
As the name implies, this condo sits on the edge of Pasir Ris Park, facing out in the direction of Pulau Ubin. This is a low-density area, perfect for those who want to avoid noise and traffic. If you like spaciousness and greenery, and you don’t mind being in a fringe area for that, this may tick all the boxes.
You do lose a bit of accessibility, as is typical of low-density enclaves. The bus stop just outside the condo has bus 354 (the only bus service), which will take you to Downtown East – this is one of the biggest family recreation hubs on the east side; its various malls, eateries, water park, etc. will likely constitute your main amenities.
Other than this though, you should be prepared to drive or use a cab. While there’s a free shuttle from Downtown East to Pasir Ris, most wouldn’t consider needing a bus and another shuttle bus to be convenient, just to get to the train.
Bluwaters is a small boutique condo, with just 71 units. This complements the lower density and privacy of the area; but we’d brace for higher maintenance costs, as well as more volatile results in terms of resale gain. It’s effectively freehold though, given the 946-year lease.
Most recent ground floor transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| BLUWATERS 2 | $1,820,000 | 1776 | $1,025 | 24/9/24 |
| BLUWATERS 2 | $2,080,000 | 2045 | $1,017 | 12/4/23 |
| BLUWATERS 2 | $1,360,000 | 1496 | $909 | 28/3/22 |
| BLUWATERS 2 | $1,880,000 | 2400 | $783 | 7/1/22 |
| BLUWATERS 2 | $1,150,888 | 1711 | $672 | 16/3/21 |
4. Savannah Condopark
Savannah was built in 2005, in the days when developers still had the leeway to take risks and be different. You’ll feel that as soon as you visit, as this is the only condo we know to have a savannah theme in Singapore, complete with the large animal sculptures, adventure-island style pool, and Serengeti-like decor. This feels more like a theme park than a condo, and it’s a pity we don’t see unique developments like this anymore.
Despite the proximity to Upper Changi Road East, this location is quiet and surprisingly light on traffic save for the units that face the expressway. The neighbouring Jalan Pelatok area is almost entirely just landed housing; so if you like low-density areas and spaciousness, this will work for you.
There’s the inevitable tradeoff in accessibility, but Savannah’s location is great once a car is involved. It’s less than a 10-minute drive to Changi Airport and to Tampines Hub: great for anyone who works in these locations or wants access to malls and entertainment, but at a healthy distance. SUTD is also just a five-minute drive away.
Most recent ground floor transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| SAVANNAH CONDOPARK | $1,650,000 | 1733 | $952 | 24/10/24 |
| SAVANNAH CONDOPARK | $1,625,000 | 1755 | $926 | 11/7/24 |
| SAVANNAH CONDOPARK | $1,900,000 | 2045 | $929 | 17/4/24 |
| SAVANNAH CONDOPARK | $2,000,000 | 2045 | $978 | 16/1/24 |
| SAVANNAH CONDOPARK | $1,580,000 | 1733 | $912 | 9/6/23 |
5. Guilin View
The highlight of this condo is already in the name: it really is directly across the road from the scenic Little Guilin quarry. This condo has Bukit Gombak Hill on one side, and Bukit Batok Hillside Park on the other (in the direction of Bukit Batok West Ave. 2)
This makes it a quiet and scenic area, with no trade-off in accessibility. Guilin is just a short walk to Bukit Gombak MRT (NSL), and the HDB enclave around the train station is well developed: you’ll find a Giant supermarket there, as well as the HDB-run Gombak shopping centre/neighbourhood centre. It’s also just a short walk to the park entrance, so this is a great spot for walkers, cyclists, and other outdoor lovers.
For more serious retail, Bukit Gombak is just one stop from Bukit Batok MRT, where you’ll find West Mall, and two stops from Jurong East, where you’ll find IMM, JEM, etc. Alternatively, head one stop in the opposite direction to Choa Chu Kang, where you’ll find Lot One – another major mall. So even though Guilin maintains a good distance from crowds, it’s quite easy to get to the retail hubs when you want.
That being said, this is a leasehold condo that is getting on a bit in years. It was built in 2000 and is on a 99-year lease, which is reflected in the lower price point. Also, a highlight of this condo is the views facing Little Guilin Lake, so if you get a unit on the ground floor this is really for the convenient location at Bukit Gombak.
Most recent ground floor transactions
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| GUILIN VIEW | $1,660,000 | 1496 | $1,109 | 15/10/24 |
| GUILIN VIEW | $1,718,000 | 1744 | $985 | 10/1/24 |
| GUILIN VIEW | $1,770,000 | 1830 | $967 | 9/5/23 |
| GUILIN VIEW | $980,000 | 1195 | $820 | 5/11/21 |
| GUILIN VIEW | $1,420,000 | 1830 | $776 | 23/12/20 |
For more condos with lower prices or other interesting features, follow us on Stacked. If you’d like to get in touch for a more in-depth consultation, you can do so here.
