We Analysed Singapore Condo Rental Yields — The Lowest-Ranking Projects Had One Thing In Common

Every qualifying condo in Singapore ranked by gross rental yield, covering unit type, area, land tenure and five-year price growth from URA data, with the strongest and weakest performers.

By Hailey Khoo

Published 21 July 2026, 9:02 PM SGT · 9 min read · 71

Ever since we started writing our in-depth analyses for Stacked Pro, we have focused on capital gains rather than rental income. But in this latest series of articles, we are flipping that.

We pulled rental and resale data from Urban Redevelopment Authority (URA) for every private non-landed project that cleared three conditions over the past 12 months: at least 10 registered rental contracts, at least five resale transactions, and at least 24 months past its Temporary Occupation Permit (TOP).

Then we computed gross rental yield (median monthly rent multiplied by 12, divided by median resale price) for every qualifying one- to three-bedroom project.

The rule exists for two reasons. A project needs enough transactions so that a single lucky lease or a single bargain sale can't skew its median, and it needs to have been completed for at least two years, since rents in the first year or two after completion are often unstable due to high competition among landlords.

Armed with that compilation of data, let’s first examine how the type of unit and region influence rental yields.

Bedroom count shows a consistent pattern

Frequently asked questions

What factors influence rental yields in Singapore condos according to the article?

The article states that the type of unit plays a significant role in rental yields, with unit size and land tenure also affecting yields. Region influences yields less for smaller units but becomes more relevant for larger units.

How does unit size affect rental yields across different regions?

For one-bedroom units, yields are similar across regions. For larger units, such as two- and three-bedroom condos, yields vary more by region, with outside central areas often offering higher yields.

Which districts in Singapore are identified as strong performers for rental yields?

Districts 25 (Woodlands, Admiralty), 22 (Jurong East, Jurong West, Boon Lay), and District 1 (Raffles Place, Marina Bay) are identified as consistently strong performers for rental yields.

What is the relationship between land tenure and rental yields in Singapore condos?

Condos with freehold or 999-year leases tend to have the lowest rental yields, as higher purchase prices do not correspond proportionally to rental income.

Can high rental yield projects also have strong capital growth?

Yes, the article explains that some projects, called Compounders, have above-median rental yields and strong capital appreciation, showing yield and growth are not mutually exclusive.

How does the age of a condo project relate to its rental yield?

The article notes that many high-yield three-bedroom projects are from the 1990s and 2000s, suggesting that older projects may be underpriced or that market pricing factors in shorter leases.

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Hailey Khoo

Writer

Hailey has spent the past six years in Singapore’s property trenches, from showflat tours to real negotiations. Armed with a diploma and degree in real estate, she pairs formal training with real-world experience across developers and agency practice. Having worked with both numbers-first investors and emotion-led homebuyers, she’s particularly intrigued by the psychology behind property decisions.

At Stacked, Hailey brings a licensed practitioner’s perspective, unpacking the nuances behind each purchase while keeping things thoughtful, practical, and just a little bit curious.