Whether for rental reasons or wanting to live on your own, not everyone needs a lot of square footage. It’s a niche market, but we know there are buyers out there willing to settle for small spaces if it means living in the heart of Singapore, or owning their first real estate asset. And in case you’re wondering, yes, it can get very cheap; with some of the units here going for $500,000 to $600,000, or even lower. So if you’re interested in starting small, check out the following:
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Smallest condo units in Singapore
| Project Name | Size (Sq Ft) | Tenure | District | Area |
| SUITES @ GUILLEMARD | 258 | Freehold | 15 | Geylang |
| MOUNTBATTEN LODGE | 280 | Freehold | 15 | Marine Parade |
| KENT RESIDENCES | 312 | Freehold | 8 | Kallang |
| CAVAN SUITES | 323 | Freehold | 8 | Kallang |
| CITY LOFT | 323 | Freehold | 8 | Kallang |
| LOFT @ NATHAN | 323 | Freehold | 10 | Tanglin |
| LOFT@HOLLAND | 323 | Freehold | 10 | Bukit Timah |
| PARK RESIDENCES KOVAN | 323 | Freehold | 19 | Hougang |
| SUITES @ SHREWSBURY | 323 | Freehold | 11 | Novena |
| VIVA VISTA | 323 | Freehold | 5 | Queenstown |
| 91 MARSHALL | 334 | Freehold | 15 | Marine Parade |
| AIRSTREAM | 334 | Freehold | 12 | Kallang |
| ATTITUDE AT KIM YAM | 334 | 999 yrs from 01/07/1841 | 9 | River Valley |
| HERITAGE EAST | 334 | Freehold | 15 | Bedok |
| PRESTIGE HEIGHTS | 334 | Freehold | 12 | Novena |
| SUITES@ KATONG | 334 | Freehold | 15 | Marine Parade |
| THE EBONY | 334 | Freehold | 14 | Bedok |
| THE LENOX | 334 | Freehold | 14 | Bedok |
| BALMORAL PLAZA | 344 | Freehold | 10 | Newton |
| CENTRA STUDIOS | 344 | Freehold | 14 | Geylang |
| ESPADA | 344 | Freehold | 9 | River Valley |
| HAIG 162 | 344 | Freehold | 15 | Marine Parade |
| ISUITES @ MARSHALL | 344 | Freehold | 15 | Marine Parade |
| KEMBANGAN SUITES | 344 | Freehold | 14 | Bedok |
| STRAITS RESIDENCES | 344 | Freehold | 15 | Geylang |
| SUITES @ EUNOS | 344 | Freehold | 14 | Bedok |
| SUITES @ SIMS | 344 | Freehold | 14 | Geylang |
| SUITES AT BUKIT TIMAH | 344 | Freehold | 21 | Bukit Timah |
| SYCAMORE TREE | 344 | Freehold | 15 | Marine Parade |
| THE INTERWEAVE | 344 | Freehold | 12 | Novena |
| TYRWHITT 139 | 344 | Freehold | 8 | Kallang |
| VIBES @ EAST COAST | 344 | Freehold | 15 | Bedok |
Condos with the smallest units:
1. Suites @ Guillemard
Suites @ Guillemard is a boutique (76-unit) freehold project, in the landed enclave along Lim Ah Woo Road. The units here are all small, and a 258 sq. ft. unit is the tiniest we’ve ever seen, and the biggest unit here is only at 1,195 sq. ft. Facilities are limited as you might expect from a boutique development, but a rooftop pool and gym should satisfy the needs of most people. Still, the performance so far has been quite respectable for a small boutique project, with 41 profitable and just 2 unprofitable transactions (although some of the profits have been quite small).
You can also walk to PLQ and Paya Lebar MRT station with two different lines (EW/CCL) in about 10 minutes. If not, some might argue Dakota MRT (CCL) is nearby. (We’d take the bus there from the CDAC building though, as it’s quite the walk.)
The proximity to Old Airport Road by bus, or if you don’t mind a long walk along the Geylang River, does put you close to several food amenities; the most notable being the legendary Old Airport Road Food Centre.
Overall though, this is in a good landed location for a boutique family condo, but has small units that are better suited for rental. And whilst $528,000 is probably one of the cheapest private properties anywhere, the small size is just something you have to contend with for the location and facilities.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| SUITES @ GUILLEMARD | $528,000 | 258.34 | 2044 | 3 Jun 2022 |
| SUITES @ GUILLEMARD | $445,000 | 258.34 | 1723 | 14 Mar 2018 |
2. Mountbatten Lodge
Mountbatten Lodge is easily mistaken for a fancy landed bungalow at first glance; but it’s actually a 28-unit freehold apartment. The immediate surroundings are mostly low density, although some nearby areas (plots near Singapore Swimming Club) will be seeing more condos in future, so this area will be more packed over time. (You can see what a unit looks like here).
While units are small, this is one of the few lower-density areas with reasonably good public transport. Katong Park MRT (TEL) began operations recently, so residents now have an MRT station within walking distance. This will provide easier access to areas like East Coast Road, and major malls like Parkway Parade - amenities that are lacking in this mostly quiet residential zone.
In terms of quantum, this is also one of the cheapest ways to own a property in a landed area in Marine Parade. Recent transactions of 330+ sq. ft. units have been at $650,000 or below. While this is way too small for family units, it could make sense for singles who want a quiet area, within easy reach of the East Coast lifestyle stretch.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| MOUNTBATTEN LODGE | $235,000 | 279.86 | 840 | 1 Apr 1999 |
3. Kent Residences
The 312 sq. ft. unit on the list shouldn’t be seen as emblematic of Kent Residences as a whole - while there are only 13 units in this freehold apartment, the layouts vary widely. The most recent transaction, for example, was for a 1,399 sq. ft. unit (at a reasonable $1.865 million).
Kent Residences is for home buyers who need a no-frills city fringe location, other than a small pool and gym there's nothing else here at all. It’s within walking distance of Farrer Park MRT Station(NEL), which is one stop away from Little India MRT Station. This provides relatively quick access to places like Serangoon or Chinatown via public transport.
The downside, apart from the lack of common facilities, is that the area is heavily built up. There’s no view to speak of, and this project is right next to an HDB cluster. By that we mean you’re looking right at block 53 across the road; if you’re on the first floor you can conceivably shout out to someone there. This is as much a benefit as a drawback though, as the HDB enclave provides plenty of daily amenities; there’s an NTUC just at block 43, a few minutes away.
Kent Residences is also close to malls like Mustafa Centre and City Square Mall, so this is a very convenient place to be. Many of the surrounding roads are not, however, a convenient place to drive (if you’ve ever tried to drive to Mustafa Centre, you’ll know what we mean).
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| KENT RESIDENCES | $550,000 | 312 | $1,762 | 13 May 2011 |
| KENT RESIDENCES | $398,000 | 312 | $1,275 | 25 Apr 2008 |
4. Cavan Suites
Cavan Suites is nestled along a stretch of commercial buildings, and also has its own commercial spaces downstairs. Along the Horne Road stretch, you’ll also find a wide and eclectic range of eateries; it’s a blend of local food and quirky cafes. Couple that with the very old commercial buildings, and this has all the makings of a future hipster stretch; we’d take bets that this is a future Tiong Bahru or Keong Saik about to happen.
(Also nearby is Lavender Street, which is already quite gentrified).
This 36-unit freehold apartment sticks out quite a bit: it was built in 2012, so it’s visibly newer than its surroundings. It’s also one of the closest private residences to Bendemeer MRT (DTL), and a bit further away is Lavender MRT (EWL) - so it’s very central, and has access to two train lines. Given the small unit sizes and accessibility, Cavan Suites has significant potential as a rental property.
Apart from going to town, residents can go to the nearby Kitchener Complex for daily necessities, as well as local eats.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date |
| CAVAN SUITES | $650,000 | 323 | $2,013 | 12 Oct 2023 |
| CAVAN SUITES | $630,000 | 334 | $1,888 | 7 Aug 2023 |
| CAVAN SUITES | $608,000 | 323 | $1,883 | 12 Jun 2023 |
| CAVAN SUITES | $600,000 | 344 | $1,742 | 12 Aug 2022 |
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A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
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