We paired up 149,329 real purchases with the later sale of the same unit, across 683 completed Singapore condominiums, from 1995 to 2026. Most published resale figures quietly drop the sales that lost money. We keep them. 87.3% of these sales made money and 12.7% did not. Find a project on the map, then open its full record.
Four of them: Southbank, Caspian, Alexis and Parc Emily. Every recorded sale at these four made money. Each has at least 200 paired purchases and sales in our data, so this is not a small sample. 32 projects clear that bar in total. These are the four whose typical seller earned the most per year of ownership.
Read this before you get excited. All four were finished between 2006 and 2012. So most of their sellers bought before the 2009 to 2013 price surge and sold into it. The perfect record describes the price those owners paid, not something special about the building. You would be buying at today's price, under stamp duty and loan rules that did not exist then. Open each project's full record, losses included, before drawing a conclusion.
Both new projects beat their older neighbours, even after starting $150 to $400 per square foot higher. What the winners had in common.
39 owners sold before the building was finished, and all made money. Here is what the developer paid for the land.
It ended on 28 July. In its place is a six-month deadline to sell after you buy. Who that covers, and who still waits 30 months.
Across 149,329 paired sales in 683 completed Singapore condominiums, 87.3% sold for more than the owner paid and 12.7% did not. The middle seller made 3.2% a year, held for 8.7 years, and walked away with a gain of $274,000 before costs. The strongest single project, out of those with at least 100 sales, is Southbank in District 7 at 17.2% a year.
Five terms used on this page
Every paired buy-and-sell, 1995–2026
130,377 of 149,329 sales; 18,952 did not
All exits, winners and losers
Purchase to resale
All exits; median loss when it went wrong
Completed condominiums mapped above
| Project | District | Tenure | Exits | Profitable | Median ann. | Yield | Avg psf |
|---|---|---|---|---|---|---|---|
| Southbank | D07 · RCR | Leasehold | 310 | 100.0% | 17.2% | 5.3% | $1,123 |
| The Beacon | D02 · CCR | Leasehold | 166 | 99.4% | 16.0% | 5.7% | $1,945 |
| Citylights | D08 · RCR | Leasehold | 775 | 99.2% | 14.2% | 5.4% | $1,105 |
| Caspian | D22 · OCR | Leasehold | 582 | 100.0% | 13.6% | 5.6% | $1,701 |
| The Sail @ Marina Bay | D01 · CCR | Leasehold | 1,435 | 96.7% | 13.1% | 4.4% | $1,602 |
| The Sea View | D15 · RCR | Freehold | 476 | 99.6% | 12.3% | 4.4% | $1,132 |
| The Metz | D09 · CCR | Freehold | 185 | 99.5% | 12.3% | 4.4% | $1,849 |
| The Azure | D04 · RCR | Leasehold | 131 | 96.9% | 12.1% | 3.6% | $1,410 |
| Alexis | D03 · RCR | Freehold | 300 | 100.0% | 11.8% | 5.2% | $1,326 |
| The Belvedere | D15 · RCR | Freehold | 187 | 97.9% | 11.7% | 3.7% | $1,215 |
| Parc Emily | D09 · CCR | Freehold | 324 | 100.0% | 11.3% | 4.8% | $1,221 |
| Varsity Park Condominium | D05 · RCR | Leasehold | 443 | 99.1% | 11.3% | 5.2% | $1,717 |
| Viz at Holland | D10 · CCR | Freehold | 215 | 100.0% | 11.2% | 4.7% | $1,139 |
| Icon | D02 · CCR | Leasehold | 1,029 | 96.9% | 11.0% | 5.6% | $1,277 |
| City Square Residences | D08 · RCR | Freehold | 898 | 99.4% | 10.8% | 5.8% | $2,278 |
| One Amber | D15 · RCR | Freehold | 688 | 99.0% | 10.8% | 4.3% | $1,117 |
| Park Infinia at Wee Nam | D11 · CCR | Freehold | 453 | 98.2% | 10.7% | 4.4% | $1,396 |
| The Cosmopolitan | D09 · CCR | Freehold | 295 | 99.0% | 10.6% | 3.9% | $1,578 |
| Meraprime | D03 · RCR | Leasehold | 206 | 100.0% | 10.2% | 5.9% | $2,300 |
| Double Bay Residences | D18 · OCR | Leasehold | 574 | 100.0% | 10.0% | 4.6% | $1,615 |
| Watermark Robertson Quay | D09 · CCR | Freehold | 307 | 97.7% | 9.9% | 4.3% | $1,364 |
| The Esta | D15 · RCR | Freehold | 437 | 100.0% | 9.8% | 4.3% | $1,064 |
| Twin Regency | D03 · RCR | Freehold | 214 | 98.6% | 9.7% | 6.1% | $2,425 |
| The Centris | D22 · OCR | Leasehold | 606 | 99.8% | 9.6% | 5.4% | $1,726 |
| The Berth by the Cove | D04 · RCR | Leasehold | 221 | 99.5% | 9.5% | 4.2% | $1,169 |
| The Imperial | D09 · CCR | Freehold | 225 | 100.0% | 9.5% | 4.7% | $1,318 |
| Blossoms @ Woodleigh | D13 · RCR | Freehold | 161 | 100.0% | 9.3% | 6.5% | $2,317 |
| Sky@Eleven | D11 · CCR | Freehold | 321 | 96.9% | 9.2% | 3.7% | $1,269 |
| The Marbella | D10 · CCR | Freehold | 163 | 99.4% | 8.7% | 4.5% | $1,072 |
| The Pier at Robertson | D09 · CCR | Freehold | 235 | 100.0% | 8.7% | 4.8% | $1,440 |
| The Regency at Tiong Bahru | D03 · RCR | Freehold | 157 | 100.0% | 8.6% | 4.8% | $1,187 |
| Urbana | D09 · CCR | Freehold | 137 | 100.0% | 8.2% | 4.1% | $1,460 |
| Clementiwoods Condominium | D05 · RCR | Leasehold | 269 | 99.3% | 7.8% | 5.1% | $1,614 |
| The Metropolitan Condominium | D03 · RCR | Leasehold | 490 | 97.6% | 7.4% | 4.8% | $1,068 |
| The Nexus | D21 · OCR | Freehold | 208 | 99.5% | 7.3% | 4.1% | $1,128 |
| Kerrisdale | D08 · RCR | Leasehold | 484 | 98.8% | 7.3% | 5.6% | $1,750 |
| Kovan Melody | D19 · OCR | Leasehold | 692 | 100.0% | 7.1% | 6.1% | $1,954 |
| Penrose | D14 · RCR | Leasehold | 225 | 100.0% | 7.0% | 4.7% | $1,613 |
| The Gale | D17 · OCR | Freehold | 211 | 100.0% | 7.0% | 4.2% | $1,389 |
| Haig Court | D15 · RCR | Freehold | 207 | 98.6% | 6.9% | 5.8% | $2,253 |
No projects match these filters.
Districts with fewer than 50 paired sales are left unshaded. A handful of sales cannot tell you what is typical. Only the top five are listed here. The full table for all 28 districts, with yields and loss rates, is on the exit dashboard.
Data updated —
Every listing tells you what a seller wants. This page tells you what sellers actually got. We paired 149,329 purchases with the later sale of the same unit, across 683 completed developments. So what you see is a real outcome, not an asking price.
You can check any project here before you commit. Click a marker on the map to see its full record. Rank the strongest performers in the table above, or compare districts. The exit dashboard shows how much the length of the hold, and the year the owner bought, changed the odds. Looking at a brand new project instead? The new launch tracker covers everything developers are still selling.
The short version
So what should you do with this? Look up the specific project you are considering rather than trusting the island-wide average. Check three things on its record: how many paired sales it has, what share of them made money, and what the middle seller made per year. Then compare that to the district figure on the map. If a project sits well below its district, ask why before you buy.
One thing that makes this different: most published resale statistics quietly drop the sales that lost money. We keep them. 87.3% of these sales made money and 12.7% did not, and every number on this page is worked out on both. This page is research, not advice.
683 completed residential projects. 680 of them have a map position found through OneMap. Each carries its paired sales record, rental yield and buyer profile. Three could not be placed on the map and appear in the list without a marker.
Across 149,329 matched exits, 87.3% sold above their purchase price and 12.7% sold at or below it. A break-even sale is counted as unprofitable, because the seller still paid stamp duty, legal and agent costs to get there.
It shows how many of that project's sales made money: green above 90%, blue between 75% and 90%, red below 75%. Projects with fewer than twenty sales are grey, because too few sales cannot support a reliable share. Colour is never the only cue. The same figure is printed on every card and in every popup.
61 projects here are also tracked as new launches. Those markers open the new launch page instead, which adds developer pricing, unit mix and launch analysis to the resale record. We keep one page per project so two of our own pages do not compete for the same search.
One unit bought once and sold later, matched from the two official records of those sales. Profit, holding period and yearly return all come from those two real prices. So the figure describes one owner's round trip, not the movement of a market index.
Gross. It is a year of rent divided by the price, before maintenance, property tax, agent fees, empty months and income tax. An owner paying a mortgage on top keeps a lot less than the headline figure. Use it to compare one project with another, not to predict your income.
By a fixed rule, not by our own taste. We take every completed project with at least 200 paired sales where every sale made money. We then rank those by what the middle seller earned per year, and show the top four. The rule runs again on every data refresh. No developer or agency pays to be included.
No. The strongest records here belong to projects finished between 2006 and 2012. Most of their sellers bought before the 2009 to 2013 price surge and sold into it. That tells you about the price those owners paid, not about the building. You would start from today's price, under different stamp duty and loan rules.
It refreshes each time URA releases new sales records. The refresh date sits in the strip at the top of this page, and in the update line above.
No. We are an independent research publication. We do not market projects, take developer fees for coverage, or act as agents. Our editorial policy sets out how we work.
The research on this page tells you what the data says. If you want to work through what it means for your own situation — budget, ABSD position, timing an HDB sale, or comparing your buy-or-sell decision against other options — you can request a one-to-one consultation.
Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish. See our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.
