We Compared Old vs New Condos in One of Singapore’s Fastest-Growing Districts — Here’s What We Found for Family-Sized Units

District 5 (D5) has long carried the reputation as Singapore’s “education belt”, anchored by NUS and a network of higher education institutions such as INSEAD and ESSEC. But in recent years, the district has evolved beyond its academic roots. The transformation of One North into a thriving tech and media hub has drawn a new generation of professionals and investors, pushing D5 into a different territory: it now appeals equally to homeowners and landlords.

In our previous analysis, we examined how one- and two-bedroom units here performed across different project ages, and what that revealed about lease decay and long-term value. This time, we turn our attention to the larger segments.

How do three- and four-bedroom units in D5 stack up, and does age still play a defining role in their performance?

For consistency, we’ll use the same criteria as the earlier half of our study: newer condos refer to projects with leases starting from 1994 to 2014, and older condos are those from 1993 and earlier. All data is based solely on resale and sub sale transactions, to avoid the effects of new launch discounts or developer pricing strategies.

As before, note that Parc Clematis played a major role in lifting D5’s overall performance after 2019, thanks to its large scale and affordable launch pricing. We also continue to group projects by lease start year rather than TOP year, which is why developments such as Dover Parkview and Heritage View (completed later but with leases starting in 1996) fall under the “older” category.

So if you’ve been analysing D5 and wondering whether size changes the story, it might be worth looking beyond averages. Larger units tend to behave differently, especially when family demand and rental yields overlap. Tell us what you’re planning and we’ll connect you with one of our trusted partner agents who can help you see how the trends differ once you move from compact to family-sized homes.

With that in mind, let’s see whether age still matters when we move up to the larger three- and four-bedder units in D5.

3-bedroom units

Average $PSF

Over the past decade, newer three-bedders in D5 saw a higher annualised growth rate in $PSF. The $PSF gap between old and new has also widened slightly over the decade, from around $99 in 2014 to $230 in 2024.