We Compared Old vs New Condos in One of Singapore’s Fastest-Growing Districts

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

We compare older and newer one- and two-bedders in District 5 to see how $PSF, price growth, and space have shifted over the last decade.

By Ryan J. Ong

Published 6 November 2025, 9:30 PM SGT · 12 min read · 410

District 5 (D5) is often considered the “education belt” of Singapore, thanks to the presence of NUS, SIT, UniSIM, etc. But with the advancement of the One North tech and media hub, it’s also become a lot more popular in recent years. From a start-up enclave (read: great for rental prospects) to a hybrid of luxury and practical housing, this is now one of the more closely watched residential districts in Singapore. But how does lease decay impact properties here, and are older D5 properties at a serious disadvantage to newer ones? In this article, we look at the effects of age in condos across D5, and see if you should consider its older options:

And if this made you curious about whether older condos in D5 are really at a disadvantage, you’re not alone. Tell us what kind of property you’re considering and we’ll connect you with one of our trusted partner agents who can show which older developments are still holding up well, and where the newer ones may not justify their premium.

Let’s start by looking at the overall performance of condos in D5

Frequently asked questions

Are older condos in Singapore's District 5 still good investment options?

Older condos in District 5 have shown strong appreciation over the past decade, with some even outperforming newer projects in percentage gains. Despite lease decay concerns, the data suggests that age alone hasn't heavily impacted their performance, especially when larger unit sizes are considered.

How do the prices of older and newer condos in District 5 compare?

Older condos tend to have lower $PSF prices but often command higher absolute prices due to larger unit sizes. Over the past decade, older projects have seen stronger percentage gains in price, and their quantum can be significantly higher despite lower per-square-foot costs.

Do older condos in District 5 offer good rental yields compared to newer ones?

Yes, newer projects generally have higher rental yields, often between 3.7% and 4.7%, due to smaller unit sizes and lower quantum. Older units tend to have slightly lower yields but can still be attractive, especially if they have larger units or better location attributes.

Have the prices of 1-bedroom units in older condos in District 5 increased over time?

No, older 1-bedroom units have generally not seen significant $PSF gains and, in some cases, have experienced price dips. However, their absolute prices have increased, especially when larger units are considered, and they tend to have lower yields.

What is the trend in the appreciation of 2-bedroom condos in older versus newer developments in District 5?

Older 2-bedroom units have experienced stronger absolute price gains and narrower price gaps compared to newer ones over the past decade. They tend to cost less overall but have appreciated in value, with some newer units being slightly larger on average.

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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.