Geek Out Tools
Condo Price Check: how have my condo’s prices done against the market since launch?
Published · Updated · Data current to September 2026
Condo Price Check is a tool I built that answers this for 883 Singapore condos and executive condos. Type a condo’s name to see a table of its prices each year. If enough of its homes have been bought and later resold over the years, a chart also shows how much its home prices rose since launch, beside the market.
The market means similar-size homes in condos of the same tenure (freehold or leasehold) already completed in the same region (CCR, RCR or OCR). Every condo’s prices rise in good years and fall in bad ones. Comparing this condo with the market sets that shared part aside and shows how this condo did differently.
What Condo Price Check has shown so far
- Before completion, new leasehold condos typically grew more than already-completed leasehold condos. New freehold condos grew a little less than already-completed freehold condos.
- From year 1 to year 7, 4 in 5 new condos grew less than the market. More than half of those condos still grew, just not as fast.
- From year 7 to year 12, new condos grew about as much as the market. From year 12, they grew a little more.
The tables below have the figures.
| Stage | New leasehold vs completed leasehold | New freehold vs completed freehold |
|---|---|---|
| Launch to year 1 after completion | about 7% more | about 2% less |
| Year 1 to year 7 | about 5% less | about 7% less |
| Year 7 to year 12 | about the same | about the same |
| Year 12 to year 20 | about 2% more | about 4% more |
Each column compares like with like: new freehold with already-completed freehold, new leasehold with already-completed leasehold. It doesn’t compare freehold with leasehold.
Years 1 to 7 are when new condos most often fell behind the market, so here’s that stage in more detail.
| Condos | Measured | Grew less than the market | Typical condo (half did better, half worse) |
|---|---|---|---|
| New freehold | 148 | 80% (118) | about 7% less than the market |
| New leasehold | 218 | 80% (175) | about 5% less than the market |
| All new private condos | 366 | 80% (293) | – |
Curious about your own condo, or one you’re thinking of buying? WhatsApp me the condo’s name and I’ll send you a link to check it. The corgi doesn’t bite, and I won’t chase you.
Ask me for a condoWhat does Condo Price Check show for each condo?
- Its prices each year.The median price per square foot and the number of sales each year, from URA’s records.
- Since launch, against the market.A chart of how much its home prices rose since launch, beside the market.
- Executive condos too.Each is compared with private leasehold condos in its region. The chart marks the first 5 years, when owners can’t sell, and years 5 to 10, when only Singapore citizens and PRs can buy.
- Clues, on the link I send.How much more it cost at launch than similar homes nearby, the nearest MRT station and any new ones since, very-high-demand primary schools nearby, and its share of foreign owners.
Try it on one condo: Bedok Residences
This is one sample condo. The others are locked: type a name and tap it to ask me for it.
Bedok Residences is open as a sample. Every other condo is locked: type its name and tap it to ask me for it. 883 condos: 573 private condos from the 30-year resale data (455 with enough homes bought at launch and resold to compare with the market), 237 more with 20 or more sales in URA’s records from September 2021 to September 2026 (prices only), and 73 executive condos, compared with private leasehold condos in their region.
Why I built this
I kept seeing slick graphs that split a condo’s life into neat phases. So I went through 30 years of resales to check. Neat phases didn’t hold for most condos, but one thing kept coming up: a condo’s price alone says little, because good years and bad years move every condo. Comparing it with the market shows what was different about that condo. So I built a tool that does that for any condo.
How does Condo Price Check work?
Prices come from URA’s caveat records. For condos in the 30-year resale data (March 1995 to August 2026), Condo Price Check compares each unit’s resale price with what that same unit was bought for, and compares that change with how much the market grew over the same dates. Because each unit is compared with itself, its size, floor and facing stay the same, so they don’t affect the result. Comparing with the market sets aside the good years and bad years every condo shared.
For example, say mostly small, high-floor units sold one year at about $2,000 psf, and mostly big, low-floor units the next year at about $1,600 psf. The median drops from $2,000 to $1,600 psf, yet no unit is worth any less: different units sold. A unit bought for $1.0m and resold for $1.1m gained 10%. Which other units sold that year doesn’t change that.
In real figures, prices of homes in Bedok Residences bought at launch (end 2011) are up about 45%, but the market is up about 41%, so most of that rise was the good years every condo had. From 2013 to 2016 prices of its homes fell about 3%, while the market fell about 10%, so it fell less than the market.
How the market is measured. For each region (CCR, RCR, OCR), tenure, and size range (under 700, 700–999, 1,000–1,399, and 1,400 sq ft and above), I built a price index, quarter by quarter. It’s built from homes in already-completed condos that were bought and later resold: how much each home’s price changed between its two sales. For example, a unit bought in 2015 for $1.0m and resold in 2020 for $1.1m counts as a 10% rise over those years. Thousands of resales like this, over different years, are combined to work out how much prices moved in each quarter.
Each home is compared with homes of its own size range. Say an 850 sq ft unit was bought in 2012 for $1.0m and resold in 2020 for $1.32m, a 32% rise, while 700–999 sq ft homes in the same region and tenure rose 20% over those years. That unit did about 10% better than similar-size homes. The market line on the chart blends the size ranges in the same proportions as the homes resold in the condo, so if most resales there were 700–999 sq ft, that range counts most.
How a condo’s line is measured. Every home in the condo that was bought and later resold counts, each compared with its own purchase price and with the market over the same years. Homes bought 3 or more years before completion count as bought at launch. The line runs through the middle of all of them.
The orange line. A typical condo like this one (same region, freehold or leasehold): half did better, half did worse. Where too few condos can be measured, the line is dotted or stops.
Why 30 resales? Each condo’s line is built only from its own homes bought and later resold. With fewer than about 30, one unusual sale, such as a unit sold quickly below market or a fully renovated one, can make the condo’s chart look much better or worse than it really did. So condos with fewer than 30 resales show only their table of prices.
Executive condos are compared with private leasehold condos in the same region and size band, because there are too few executive condo resales to build a market of their own. Condos outside the 30-year data, and condos with too few homes bought at launch and resold, show their actual prices only.
What can’t Condo Price Check tell you?
What happens next. It shows how a condo’s prices moved in the past, not where they’re heading.
Homes that were never resold. Only homes bought and later resold count, so the line leans towards homes that changed owners.
Everything else about a condo. Layout, facing, how well it’s maintained and changes in the neighbourhood aren’t in the data. That’s why I go through a condo with you in person.
Exact size. Size ranges are broad, so a unit near the edge of one is compared with homes a bit bigger or smaller.
Questions people ask about this
What does “the market” mean in Condo Price Check?
Similar-size homes in condos of the same tenure (freehold or leasehold) already completed in the same region (CCR, RCR or OCR). Every condo’s prices rise in good years and fall in bad ones. Comparing a condo with the market sets that shared part aside and shows how that condo did differently.
Do condo prices fall in the first years after completion?
Usually not in dollars, but they usually grew less than the market. Of 366 private condos with enough homes resold, about 4 in 5 grew less than the market from year 1 to year 7 after completion. In more than half of those condos, prices still went up, just by less than the market. From 2016 to 2022, prices of homes in Bedok Residences rose about 11%, while the market’s rose about 17%.
Why is only one condo open on this page?
Condo Price Check is a tool I go through with clients, so this page has one sample, Bedok Residences, and every other condo is locked. Type a condo’s name and tap it to message me on WhatsApp, and I’ll send you the link, with that condo’s clues too.
Are executive condos included?
Yes, 73 of them. Each is compared with private leasehold condos in its region, because there are too few executive condo resales to build a market of their own. Executive condos launch below private condo prices and become fully private after 10 years, so growing more than private condos is common for them.
Is this a forecast for my condo?
No. It shows how a condo’s prices moved in the past against the market. The market, the condo and its surroundings can all change, and layout, facing and the condo’s condition aren’t in the data. For what it means for your own plans, message me on WhatsApp.
Tell me which condo or which number, and I’ll check it against the data.
Message me on WhatsApp
How this was worked out, in full
Prices. URA caveat records of private condos and apartments, matched into resale pairs (each home bought and later sold) from March 1995 to August 2026, and URA’s records of all sales from September 2021 to September 2026 for condos outside that data with 20 or more sales. Landed homes and mixed-use developments are left out. The yearly table is the median price per square foot of the sales in the data that year.
The market. For each region (CCR, RCR, OCR), size band and tenure, a quarterly price index from units bought at least a year after completion and resold later, each compared with its own earlier price, smoothed between neighbouring quarters. Each pair’s price change is divided by the index’s change over the same dates. A condo that makes up more than 2% of its own comparison is left out of it. Pairs bought and sold in the same quarter, or with a change more than about three times or a third of the comparison, are left out.
Typical figures. Typical figures are medians, not averages: half the condos did better, half did worse.
Each condo’s line. A least-squares fit of all of a condo’s pairs by age (years from completion), with neighbouring ages kept from jumping unless the data says so. A condo needs 30 pairs; an age shows when 3 or more pairs start or end there. “About the same” means within 3%.
Up since launch (the two-line chart). The market line is the condo’s own market (its region and tenure, and the size bands of its resales, weighted by how many there were) from the condo’s launch, taken as the middle purchase date of the homes bought at launch. The condo’s line is that market line with the condo’s own difference from it added. Both start at 0% at launch.
Worth more or less (More detail). Each point is a condo’s growth since launch divided by its market’s growth over the same years: how much more or less a home there bought at launch was worth than a similar home in its market bought for the same price at the same time. It is an example from homes bought at launch and resold, not a valuation of any home.
The middle condo. The middle-condo line is the middle condo of the same tenure and region at each age, at ages with at least 20 condos; it is dotted across an age with fewer and stops after the last age with 20. Before completion, too few condos had resales at each age, so it is drawn straight from 0% at launch.
Executive condos. Compared with the private leasehold market in the same region and size band. Points in years 0–4 (the minimum occupation period, when there are almost no resales) are left out. Executive condos from land tenders closed from 8 May 2026 have a 10-year minimum occupation period; none are in the data yet.
Completion year. Where a leasehold condo’s completion year isn’t in the data, it is estimated as 4 years after the lease started (325 of 359 leasehold condos with both dates were completed 3 to 6 years after their lease started) and shown as an estimate.
What Condo Price Check has shown so far. 366 private condos with enough homes bought and resold around year 1 and year 7 after completion: 80% grew less than the market over those years by any amount (65% of freehold and 62% of leasehold condos by more than 3%).
Where the numbers come from
- Resale prices, 1995–2026: URA caveat records of private residential sales, matched into resale pairs by PropertyInsider.sg (March 1995 to August 2026).
- Sales, 2021–2026: URA private residential transactions, September 2021 to September 2026, 103,041 sales of apartments and condominiums.
- Regions: URA’s market segments: Core Central Region (CCR), Rest of Central Region (RCR) and Outside Central Region (OCR).
- Executive condo rules: HDB (minimum occupation period and privatisation).
- Clues, on the private link: station locations from LTA’s station exits and opening dates from LTA announcements, checked 11 October 2026; planned stations and their expected opening years from the data pack’s list of stations not yet open; MOE’s Primary 1 registration results for Phase 2C, 2026; condo locations from OneMap (Singapore Land Authority).
Before you act on any of this. These are facts about how condo prices moved in the past, not a forecast for any condo and not advice to buy, sell or hold. Prices are medians from URA’s caveat records and can differ from what any one home sold for. Check the details of any property with your own advisers before deciding.
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