How we work out every condo figure

Where the data comes from

• Private residential transactions — the Urban Redevelopment Authority (URA), through its data service. URA publishes a ROLLING FIVE-YEAR WINDOW, so a sale drops out of our copy when it drops out of theirs. These pages measure the current market; they are not a history.
• Private residential rental medians — URA, quarterly by project. This is the only source behind the rental-yield ranking.

We mirror the published data. When URA restates or withdraws a record, our copy changes with it.

Why there is no “today's dollars” column here

Our HDB pages restate older prices to today's market level, because those rankings reach back to 1990. Nothing here does. Every window on this page is 24 months or shorter, and over that span the price index moves a median by close to nothing — a restated column would be noise dressed up as rigour. Every figure below is the sum that was actually transacted.

If a longer-horizon ranking is ever added, it will be restated with the URA Property Price Index for its own segment — non-landed for condos, landed for landed — never with the HDB Resale Price Index, and never with one index across both.

Rules that apply to every ranking on this page

• Collective (en-bloc) sales are excluded. One URA record can carry an entire development — Loyang Valley's collective sale went through as 362 units for S$880 million in a single record. Every aggregate here counts only records covering one unit, or a single bulk deal would top the trading tables outright.
• Units sold, not records. Where a table counts homes changing hands it sums the unit count on each record rather than counting rows.
• Grouped by project AND district. URA reuses project names across districts, so a project is identified by both. Two developments sharing a name are ranked separately rather than pooled.
• Windows anchor on the data, never on the clock. Every window is measured back from the most recent month URA has published — Aug 2026 as this page was built — not from today. URA's feed lags by weeks, so a clock anchor would quietly shorten every window for part of each month.
• Every table states a minimum sample, including the premium. A district needs at least 10 developer-sale units, across at least 5 separate sale records, AND 10 resales in the window before a new-launch premium is published for it. Records as well as units, because the median is taken over records and one record can carry a whole bulk deal — units alone cannot vouch for it. Without that bar a district could print an island-wide-looking percentage off a single transaction, which is precisely what the minimum-sample rule below exists to prevent.
• Ties are broken on name and district, so the same dataset always produces the same order.
• Top 100. Each ranking shows its leading 100 entries; the hub cards show the leading 5.

Executive Condominiums

ECs are a subsidised hybrid tier and they transact well below private stock. They are INCLUDED in the project rankings, ranked honestly on their own sales — an EC's median psf is an EC's median psf, and pooling nothing means it distorts nobody else's figure.

They are EXCLUDED from both sides of the new-launch premium, where pooling them would drag a district's comparison somewhere neither figure belongs — and can print a negative premium that means nothing.

Every ranking, its window and its threshold

A median over one or two sales is one household's price wearing a statistic's clothes. Each ranking states the minimum sample an entry must reach before it is eligible, and anything below it is left out rather than shown with a caveat.

Most expensive condos

Projects with the highest median resale price per square foot. Executive Condominiums are included and ranked on their own sales.

• Window: Resale transactions over Sep 2024 – Aug 2026.
• Minimum sample: At least 10 resale transactions in the window.
• Rows shown: Top 100.
• Read with: A project median is a median of whichever units happened to sell over the window — and within one development, small or high-floor units fetch a higher psf than large or low-floor ones. Read it as what that project has been transacting at, not as what any particular unit is worth.

Most affordable condos

Projects with the lowest median resale price per square foot. Expect older leasehold stock and Executive Condominiums — the cheap end is cheap for reasons the psf alone does not show.

• Window: Resale transactions over Sep 2024 – Aug 2026.
• Minimum sample: At least 10 resale transactions in the window.
• Rows shown: Top 100.
• Read with: A low psf is usually low for a reason, and the commonest one is the lease. A 99-year flat or condo with two or three decades left prices well below a comparable one with eighty, because the buyer is buying fewer years — the psf alone does not show that. Executive Condominiums sit here too, as a subsidised tier rather than a bargain on the open market.

Fastest-growing condos

Median resale price per square foot over the last 12 months against the 12 months before that, for the same project.

• Window: Sep 2025 – Aug 2026 against Sep 2024 – Aug 2025.
• Minimum sample: At least 5 resale transactions in each 12-month half.
• Rows shown: Top 100.
• Read with: Each median comes from whichever units happened to sell — and within one project, small or high-floor units fetch a higher psf than large or low-floor ones. If a different mix sold in each period, the psf moves even when the market hasn’t. The two transaction counts say how much to trust it: the fewer the sales, the more the mix is doing the work.

Most traded condos

Projects where the most units changed hands on the resale market.

• Window: Resale transactions over Sep 2024 – Aug 2026.
• Minimum sample: None — this table counts published transactions rather than averaging them.
• Rows shown: Top 100.
• Read with: A collective (en-bloc) sale transfers a whole development in one record, so those are excluded — otherwise a single deal would sit at the top of this list. What is counted is individual units changing hands on the resale market.

Priciest freehold condos

Freehold and 999-year projects with the highest median resale price per square foot.

• Window: Resale transactions over Sep 2024 – Aug 2026.
• Minimum sample: At least 10 resale transactions in the window.
• Rows shown: Top 100.
• Read with: Freehold here includes 999-year leases, which work like freehold in practice. A project appears only if every sale in the window carried one of those two tenures — a project with a mix is left out rather than half-counted.

New-launch premium by district

What developers charged per square foot against what resales fetched in the same district, private condos and apartments only.

• Window: Sep 2025 – Aug 2026, anchored on the latest developer-sale month.
• Minimum sample: At least 10 developer-sale units across at least 5 sale records, and 10 resale transactions, in the district over the window.
• Rows shown: Top 100.
• Read with: Executive Condominiums are left out of both sides. They are a subsidised tier that sells well below private stock, so mixing them in would pull the comparison somewhere neither figure belongs. Bear in mind a new launch is a different product from a resale — a brand-new building on a fresh lease. This shows how large the gap is, not whether it is worth paying.

Highest implied rental yield

URA’s median rent per square foot for the project, annualised, over the project’s median resale price per square foot.

• Window: Resales over Sep 2024 – Aug 2026; rents from each project’s latest published quarter within the four quarters to Q2 2026.
• Minimum sample: At least 10 resale transactions and a published URA rental median.
• Rows shown: Top 100.
• Read with: READ THE LEASE COLUMN FIRST. A short remaining lease depresses the price but not the rent, so gross yield RISES as a lease runs down — the top of this table is partly a list of short-lease developments, not of better investments. URA publishes a recent rental median for 533 of the 660 projects that clear the resale floor; the two datasets are matched on project name alone, so a project absent here is one we have no rental figure for, not one earning nothing. The yield is gross: before maintenance, tax, agent fees or any empty months. It divides rent psf by sale psf, and the units being rented are not the units being sold. The lease column reads Freehold where there is no countdown to give, and an em dash on the rare project whose tenure we could not read.

Known limitations

• Rental yield is joined on the project name alone. URA publishes sale records and rental medians as separate datasets with no shared key, so the two are matched by name. A project absent from the yield table is one we have no rental figure for — not one earning nothing. The ranking states its own coverage live, on the page.
• A high yield is often a short lease. A short remaining lease depresses the price but not the rent, so gross yield RISES as a lease runs down. The top of that ranking is therefore partly a list of short-lease developments rather than of better investments, which is why remaining lease is printed in the same row. It reads Freehold where there is no countdown to give, and an em dash on the rare project whose tenure we could not read — which is not the same thing, and is why they do not share a symbol.
• Yield is gross, and psf-on-psf. It is rent per square foot against sale price per square foot, before maintenance, property tax, agent fees or any month the unit sits empty. The units being rented are not the units being sold.
• A project median moves with the unit mix that happened to sell. Within one development, small and high-floor units fetch a higher psf than large and low-floor ones. Where a ranking compares two periods it prints the transaction count for each, which is the reader's guide to how much of the change is mix rather than market.
• Five years is the whole record. URA's rolling window is the limit of what we can show. A ranking here cannot reach further back, and we do not keep an archive of sales that have aged out.

What these numbers are not

They are not a valuation. A median tells you what a group of homes sold for; it does not tell you what yours is worth, because it knows nothing about your floor, your outlook, your renovation or your lease. They are not advice, and they are not a forecast — every figure here is a record of what has already happened.

If you want a figure for your own home rather than for its project, start here.