Year-End Review: Top 10 Most Expensive/Cheapest Property in Singapore 2019
As the year draws to a close, here at Stacked Homes we thought it’d be fitting to end off with a top 10 post of the most expensive and cheapest property transactions of this year. It’s been an interesting year to say the least, with the onslaught of new launches, effects of the cooling measures from last year, turmoil from Hong Kong driving (some) foreign purchases, and the confirmation of the URA Master Plan 2019.
While probably many of you would expect some of the usual suspects on the list, there are a couple that might surprise you. Either way, they make for an interesting read and a good wrap up to the year.
To everyone reading this, thank you and we hope to share even more great content with you in 2020!
Market commentary like this is only useful if you can translate it into what it means for your own purchase: your entry price, holding period and exit options.
That’s where many buyers get stuck. General market insights rarely tell you whether a specific unit, at a specific price, is the right decision for your circumstances.
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.
Top 10 Most Expensive New Launch Condos in 2019
| Project Name | Price | Size (sqft) | Tenure |
| Boulevard 88 | $31m | 6,049 | Freehold |
| Amber Park | $12.6m | 5,005 | Freehold |
| One Holland Village Residences | $11.35m | 3,358 | 99 years |
| Meyerhouse | $8.3m | 3,240 | Freehold |
| Coastline Residences | $8.2m | 2,885 | Freehold |
| Riviere | $6.5m | 2,002 | 99 years |
| Martin Modern | $5.85m | 1,798 | 99 years |
| Juniper Hill | $4.91m | 1,819 | Freehold |
| Meyer Mansion | $4.78m | 1,722 | Freehold |
| The Hyde | $4.76m | 1,798 | Freehold |
Is there really any surprise that Boulevard 88 heads the top of this list? With its terrific location along Orchard Boulevard, iconic looking 28-storey twin towers boasting an infinity pool at the top (a mini MBS if you will), and Singapore’s first Edition hotel, Boulevard 88 took the market by storm. As this list is sorted by quantum, this penthouse unit at Boulevard 88 is the clear winner, transacting at a stunning final price of $31 million. This makes it the 5th most expensive new sale condo that has ever transacted in Singapore.
Moving down the list, the Amber Park penthouse will be another knockout when it’s built, boasting sweeping views of the sea. Accompanying Amber Park are various other new launches in the D15 area – Meyerhouse, Coastline Residences, and Meyer Mansion.
Top 10 Cheapest New Launch Condos in 2019
| Project Name | Price | Size (sqft) | Tenure |
| High Park Residences | $500,000 | 388 | 99 years |
| The Jovell | $580,700 | 441 | 99 years |
| Treasure at Tampines | $585,000 | 463 | 99 years |
| Riverfront Residences | $594,000 | 463 | 99 years |
| The Alps Residences | $595,000 | 463 | 99 years |
| The Tapestry | $614,790 | 441 | 99 years |
| Parc Riviera | $615,000 | 462 | 99 years |
| Whistler Grand | $630,800 | 441 | 99 years |
| Parc Komo | $663,000 | 452 | Freehold |
| The Florence Residences | $665,000 | 484 | 99 years |
As you’d expect for a cheapest condo new launch list, it is utterly dominated by leasehold condos – with Parc Komo the sole development holding the fort for freehold. While the location isn’t exactly the most ideal (unless you love the seclusion in the East), it has sold an impressive 113 out of 276 units so far. Coming in at an even half a million, High Park Residences is the cheapest property (new launch) you could possibly buy in 2019 in Singapore. The final quantum might sound extremely reasonable until you see the size – 388 square feet is absolutely tiny. Not Hong Kong size by any means (the smallest being 123 sqft), but you would definitely find space to be a minimum there.
Parc Riviera and Whistler Grand are the two standouts, as they are the only ones located in the West. Interestingly, the 462 square foot unit at the Parc Riviera is actually a sub-sale unit – the previous owner managed to walk away with a $65,000 profit (gross).
Top 10 Most Expensive Resale Condos in 2019
| Project Name | Price | Size (sqft) | Tenure |
| Boulevard Vue | $52m | 11,098 | Freehold |
| Twentyone Angullia Park | $32m | 7,718 | Freehold |
| 3 Orchard By-The-Park | $32m | 6,900 | Freehold |
| The Marq on Paterson Hill | $29.5m | 6,308 | Freehold |
| Hilltops | $25m | 7,729 | Freehold |
| Corals at Keppel Bay | $19m | 7,395 | 99 years |
| Nassim Park Residences | $18.8m | 6,954 | Freehold |
| Four Seasons Park | $17.9m | 6,157 | Freehold |
| The Nassim | $17.6m | 6,577 | Freehold |
| Le Nouvel Ardmore | $17m | 3,961 | Freehold |
The first awe-inducing fact to point out on this list is the sum of these 10 resale condo units are a shocking $260 million. And of that total, Boulevard Vue itself takes up 20 percent of this list at $52 million. Of course, this isn’t even the highest condo residential transaction in 2019, with that honour going to the insane super penthouse at Wallich Residence at $73.8 million.
From our original most expensive condos in Singapore in 2019 list, new additions include the Marq on Paterson Hill (which still holds the record for highest psf – $6,840), the Hilltops (SC Global project), and the Four Seasons Park.
Top 10 Cheapest Resale Condos in 2019
| Project Name | Price | Size (sqft) | Tenure |
| The Hillford | $460,000 | 398 | 60 years |
| People’s Park Complex | $469,800 | 409 | 99 years |
| Kovan Grandeur | $475,000 | 366 | 99 years |
| Prestige Heights | $488,000 | 334 | Freehold |
| Royce Residences | $488,000 | 409 | Freehold |
| Le Regal | $490,000 | 431 | Freehold |
| The Inflora | $490,000 | 463 | 99 years |
| High Park Residences | $490,000 | 388 | 99 years |
| Prestige Loft | $500,000 | 388 | Freehold |
| Jupiter 18 | $500,000 | 388 | Freehold |
Again, it’s no real surprise that the Hillford comes in top of this list at $460,000 for a 398 square foot unit. To be fair, perhaps it shouldn’t merit any mention seeing that its tenure is actually only 60 years. But seeing as in absolute quantum it is still the cheapest property, we see it fit to be included.
In our cheapest condos in Singapore in 2019 list, the People’s Park Complex came in at 5th place but has now moved up to 2nd with a cheaper $469,800 transaction. So smaller quantum, but a smaller unit too. And if you were still shocked from the 388 square foot unit at High Park Residences, the 334 square foot unit at Prestige Heights really takes the cake here. However, if you were looking for the cheapest property possible in central Balestier/Toa Payoh the sub half a million price does make it sound attractive.
Top 10 Most Expensive Resale HDBs in 2019
| Town | Price | Flat Type | Remaining Lease |
| Kallang/Whampoa | $1.205m | 5 room | 90 yrs 7 mths |
| Bukit Merah | $1.2m | 5 room | 95 yrs 10 mths |
| Central Area | $1.2m | 5 room | 90 yrs 5 mths |
| Kallang/Whampoa | $1.185m | 5 room | 90 yrs 11 mths |
| Queenstown | $1.17m | 5 room | 92 yrs 4 mths |
| Toa Payoh | $1.15m | 5 room | 92 yrs 4 mths |
| Queenstown | $1.15m | Executive | 75 yrs 3 mths |
| Central Area | $1.148m | 5 room | 91 yrs |
| Bishan | $1.145m | Executive | 67 yrs 1 mth |
| Central Area | $1.133m | 5 room | 90 yrs 10 mth |
There was a time in Singapore when people were talking about whether HDB flats hitting a million dollars would ever be a norm. Not that it is considered normal now, but we are certainly inching closer to that than ever before. With even 4-room HDB flats starting to hit that magical $1 million mark, the top 10 most expensive resale HDBs in Singapore are even clearing the $1.1 million mark.
2018 brought about a record 71 flats that sold for more than $1 million, so as the year draws to a close we will soon see if 2019 creates a new record despite resale HDB prices slipping the past few years.
The sharp-eyed among you would have probably noticed the only two Executive HDB units on this list. Coming in at $1.15 million (Queenstown) and $1.145 million (Bishan), the truly staggering thing here is the remaining leases on these. At a remaining lease of 75 years 3 months and 67 years 1 month respectively, it boggles the mind as to how much people are willing to pay for resale HDBs. Yes, it’s an Executive flat, and yes it is in a mature estate, but we can’t help but feel those are some crazy numbers.
Top 10 Cheapest Resale HDBs in 2019
| Town | Price | Flat Type | Remaining Lease |
| Geylang | $150,000 | 2 room | 48 yrs 3 mths |
| Geylang | $160,000 | 2 room | 48 yrs 7 mths |
| Bukit Merah | $165,000 | 1 room | 55 yrs |
| Toa Payoh | $170,000 | 3 room | 49 yrs 8 mths |
| Woodlands | $170,000 | 2 room | 64 yrs 1 mth |
| Geylang | $172,000 | 3 room | 49 yrs 6 mths |
| Jurong West | $175,000 | 3 room | 50 yrs |
| Geylang | $175,000 | 2 room | 48 yrs 8 mths |
| Jurong West | $175,000 | 3 room | 55 yrs 5 mths |
| Geylang | $176,000 | 2 room | 50 yrs 8 mths |
Finally, we look at the cheapest resale HDBs in 2019. Geylang is the biggest winner/cheapest property here, taking up half of our list. Prior to 2019, most people wouldn’t really be looking at these old resale HDBs. But now with the newly revised rule letting buyers get bigger loans and use more CPF money to repay (as long as the remaining lease covers the youngest buyer until age 95), there has been a renewed interest in these flats.
Interestingly, if we were to calculate the gross rental yield of the cheapest property in Geylang, these are the rental yield figures we would expect to attain: 9.6%! Simplistically speaking, at a monthly rental of $1,200, you can look to pay for the flat in full in slightly over 10 years! Disclaimer: This is taking into account gross rental numbers and no extra costs such as loan interest etc.
So that rounds up our top 10 lists of all the transactions that have happened in 2019! Barring any last-minute mega deals in the last few days of the year, this should be a good overview of every transaction that has happened this year.
Have any interesting comments or questions? Feel free to reach out at stories@stackedhomes.com!
Commentary like this is useful for understanding the broader market. The harder part is applying those ideas to a specific property, budget or decision you’re actually considering.
That’s often where a second opinion becomes valuable.
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.
Frequently asked questions
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