One of the common beliefs in the Singapore property market, perhaps thanks to property influencers, is that you should always get two bathrooms for your two-bedder. This makes it easier for tenants (sharing one bathroom is less pleasant), and versatile enough for small families. The problem is, a two-bed, two-bath can sometimes cost quite a bit more. So, for those seeking lower costs, here are some of the more affordable options in the Core Central Region:
Most affordable two-bed, two bath resale units in the CBD:
The following transactions were taken between 1st January to 1st April 2025
| Project | Min. Transacted Price ($) | Max. Transacted Price ($) | Average Transacted Price ($) | Average size (sqft) | Number of units sold | Completion Year |
| LIV ON SOPHIA | $1,210,000 | $1,210,000 | $1,210,000 | 527 | 1 | 2016 |
| 26 NEWTON | $1,461,800 | $1,461,800 | $1,461,800 | 614 | 1 | 2016 |
| 6 DERBYSHIRE | $1,572,500 | $1,572,500 | $1,572,500 | 732 | 1 | 2017 |
| NATHAN RESIDENCES | $1,580,000 | $1,580,000 | $1,580,000 | 775 | 1 | 2013 |
| SOPHIA HILLS | $1,588,000 | $1,588,000 | $1,588,000 | 700 | 1 | 2018 |
| RV EDGE | $1,590,000 | $1,590,000 | $1,590,000 | 829 | 1 | 2013 |
| ESPADA | $1,680,000 | $1,680,000 | $1,680,000 | 721 | 1 | 2013 |
| MONTEBLEU | $1,700,000 | $1,700,000 | $1,700,000 | 850 | 1 | 2010 |
| D’CHATEAU @ SHELFORD | $1,710,000 | $1,710,000 | $1,710,000 | 775 | 1 | 2010 |
| RV ALTITUDE | $1,675,000 | $1,750,000 | $1,712,500 | 630 | 2 | 2023 |
Table of contents
1. Liv on Sophia
Liv on Sophia is a freehold, 64-unit project completed in 2016. It’s located on Adis Road, and its location is an interesting mixed bag.
Liv is within walking distance of Bencoolen MRT station (DTL) and Dhoby Ghaut MRT station (CCL, NSL, NEL), but it is a bit of a long walk. Location-wise, it’s best described as being “on the edge” of Orchard. The surrounding amenities are nowhere near the Orchard shopping belt in terms of quality: Parklane is an older mall more visited for the McDonald’s in the basement, and GR.ID is interesting for the younger crowd, but it’s a bit niche as a mall. The Cathay may be more appealing, having recently soft-launched in March after renovations.
Orchard isn’t far away: if you can walk to Dhoby Ghaut MRT, for instance, you’re already also at Plaza Singapura. This is why we say the location is a mixed bag: it’s very close to the Orchard shopping belt, but the immediate surroundings are not on par with Orchard proper. It can be an affordable, interesting alternative to those who want to live near Orchard, without paying Orchard Road prices.
There’s clearly an eye toward this project being a rental asset: the units are all two-bedders, with nothing above 710 sq. ft. (and most ranging from 500 to 600+ sq. ft.) The upside is that all of them – even the 527 sq. ft. units – have two bathrooms.
Units are definitely on the smaller side, hence prices at around just $1.2 million. That’s a good price point for an investment asset, but even small families may find it a bit of a squeeze. Also note that, apart from St. Margaret’s Primary, there are no other Primary schools within one kilometre.
2. 26 Newton
26 Newton is named after its actual address. This is a 180-unit, freehold project completed in 2016. It neighbours Sophia Hills (see below).
This project is roughly equidistant between Novena (NSL) and Newton (DTL, NSL) MRT stations. Whilst walkable, it may not be the best route for younger children or the elderly. Traffic is the prime reason: as most drivers would know, the Newton/Novena area can get very hectic.
That aside, there is the convenience of having United Square Mall nearby, as well as VeloCity at Novena. The Newton Hawker Centre is also quite famous (although we know some of you will call it over-commercialised and touristy!)
One interesting angle for landlords is that Tan Tock Seng Hospital, as well as KK Women and Children’s Hospital, is only around a five-minute drive from here, assuming the traffic behaves. This could be a draw for foreign medical professionals, as it’s near the hospital without being overly close.
This project does have a clear rental slant as well, as evidenced by one-bedders going as small as 474 sq. ft. The two-bedders can suffice for couples at 614 sq. ft., but small families will probably need something at least in the 700+ sq. ft. range.
A sub-$1.5 million price is tough to find, especially so close to the city centre; but this project is likely too small, and the surroundings too built-up, for comfortable family living. Consider it for a rental asset, or if you’re a lifelong single.
3. 6 Derbyshire
6 Derbyshire is a freehold, 168-unit project completed in 2017; and it’s good overall, but for one issue. We’ll get to that in a moment.
The two-bedders here can accommodate small families, like the 732 sq. ft. unit shown in the transaction. A quantum of $1.57 million is also excellent, considering you’re within walking distance of Novena MRT station (NSL). This also means you’re close to the large VeloCity mall, as well as United Square Mall.
St. Joseph’s Institution (Junior) is just a short stroll down the road, while Farrer Park Primary is also within one kilometre. All in, this makes for a versatile property that can appeal to both tenants as well as small families.
But about that one problem we mentioned: it’s about facing. The CTE runs right across one facing of 6 Derbyshire, and it’s close enough to be a noise concern. The other side of the project also faces some older condos and a place of worship. So overall, most units may not have the most desirable views; and you may want to stick to higher floors.
Nonetheless, for those who aren’t overly concerned with looking out the window (and feel the CTE and place or worship aren’t that noisy after all), this is a strong location that’s convenient, accessible, and cheap for the price. It’s also highly rentable, should it ever come to that.
4. Nathan Residences
Nathan Residences is a 91-unit freehold project, completed in 2013.
Its two-bedders are very sizeable, with the one in this transaction reaching 775 sq. ft. However, the location, despite being a CCR project, is not especially amazing. This particular stretch of River Valley Road is rather light on amenities, and Valley Point is more or less what you have. There’s an NTUC here and a few eateries, but nothing else that really stands out. Most of the main amenities are in the Great World City area, but this is a bit far to comfortably walk daily.
The location improves substantially if you drive, as this location is just minutes away from Orchard – but that’s true of every project on this list (they’re all in the CCR!) But we’d say a key highlight is also the proximity to Tiong Bahru.
Overall, $1.58 million is a decent price for an almost full family-sized condo, within the CCR; and if you happen to work or have a business at Delta House, this could be convenient for you.
5. Sophia Hills
Sophia Hills is unusual, being a 99-year leasehold project in a district where freehold is the norm. This 493-unit project was completed in 2018, and it neighbours Liv on Sophia (see above).
Location-wise, it has the same traits as Liv on Sophia: a project on the edge of the Orchard shopping belt, but not quite there. The main difference is size: two-bedders at 700 sq. ft. can be viable for small families, whereas Liv on Sophia’s smaller units may not be. Note that the larger two-bedders here can also go up to 753 sq. ft.
Being larger and newer than Liv, Sophia Hills also has more room for facilities; in fact, the project integrates three conserved buildings, using them as a clubhouse, restaurant, and childcare centre.
The main issue for buyers will be the leasehold status. It’s not that Sophia Hills is old, but rather that being a leasehold property surrounded by freehold counterparts is considered a drawback by some buyers. On the flip side, those who prize more immediate issues than tenure (e.g., affordability or rental yield) will appreciate a $1.588 million price tag for a location so near Orchard.
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com — we read every message.
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