Singapore’s real estate prices continue to climb. Despite cooling measures, buyers still face intense competition, rising costs, and reduced availability. But that doesn’t mean all affordable options are gone. You just have to know where and how to look.
Key Highlights
- New BTO projects and resale flats still offer value with the right timing.
- Private condos remain accessible in fringe districts and emerging growth areas.
- Buyers need to act fast in today’s fast-moving market to secure good deals.
- Executive condominiums can offer private living with government support.
- Smart use of CPF and grants can lower upfront costs significantly.
The Current State of Affordability
Prices across Singapore have grown steadily in both HDB and private markets. According to the Urban Redevelopment Authority (URA), overall private home prices rose about 6% year-on-year in early 2025. Resale flats reached new median highs, especially in central regions and mature estates.
Despite this, government efforts are still keeping some segments affordable. New BTO flats offer subsidized pricing. But with high demand and a ballot system in place, getting a unit requires strategy, speed, and sometimes, luck.
Even in the private market, affordability hasn’t disappeared. You can still find properties in outer regions, mixed-use developments, and projects built for families or first-time buyers.
Smart Developments with Value
Integrated communities are becoming more attractive to buyers who value convenience and sustainability. This is where projects like Lyndenwoods come in. Backed by CapitaLand, this developer is behind some of Singapore’s most innovative and sustainable developments.
They combine urban planning with smart technology, making their residential offerings efficient, connected, and appealing. Projects like Lyndenwoods often include green design, connectivity to transport hubs, and access to amenities, providing long-term value, not just short-term affordability.
Looking beyond the typical central areas is a smart move. Districts like Tengah, Woodlands, and Bukit Batok are drawing renewed interest due to infrastructure investment, nearby schools, and rising rental potential.
Where to Look for Affordable Options
You won’t find bargains in Orchard or Marina Bay. But several zones still give you room to maneuver if you’re flexible:
North Region (e.g. Yishun, Sembawang)
HDB resale flats here remain reasonably priced. Several EC projects have also launched at accessible price points, often with full condo facilities.
West Region (e.g. Bukit Batok, Jurong)
This area is seeing major upgrades thanks to the Jurong Lake District master plan. Buying in earlier phases could lead to strong capital gains.
Northeast (e.g. Sengkang, Punggol)
Well-connected by MRT and LRT, and packed with family-focused developments, this region blends pricing advantages with lifestyle benefits.
Emerging Projects
Developments with backing from top-tier firms tend to price competitively during early launch phases. New mixed-use and green-certified developments bring more than just shelter, they offer lifestyle, design, and community as value-adds.
What About Condos and Executive Condos?
Private condominiums in central areas are far out of reach for most first-time buyers. But executive condominiums (ECs) fill the gap well. They’re government-subsidized hybrid housing that starts under market rates, with the possibility of full privatization after 10 years.
Current ECs in areas like Tengah, Tampines North, and Canberra are drawing attention. Buyers still benefit from grants, and long-term price growth is promising.
Don’t ignore resale condos either. Older units sometimes trade at a discount, especially if they lack trendy designs or facilities. Yet they often offer more space per square foot.
Financial Moves That Matter
Affordability doesn’t end at sticker price. A smart financing approach makes a major difference. Here’s what to optimize:
- CPF usage ─ Max out CPF Ordinary Account before tapping cash. This reduces upfront strain.
- Grants ─ HDB resale and EC buyers can access grants like the Enhanced CPF Housing Grant (EHG).
- Loan tenure ─ Stretching the loan across the maximum tenure can ease monthly payments, even if the total interest is higher.
- Interest rates ─ Lock in lower fixed rates before they climb again. Compare across lenders aggressively.
Always calculate the total cost, not just the monthly repayment. Add stamp duties, legal fees, renovation costs, and maintenance charges. Price tags lie. The total cost tells the truth.
A Look at the Private Segment
Luxury and core central condos continue to climb due to limited supply and foreign demand. But opportunities remain elsewhere.
Grand Zyon offers an example of how affordability and quality meet in the private segment. Backed by City Developments Limited (CDL) and Mitsui Fudosan, it blends forward-thinking architecture, green design, and community-centric planning.
This development appeals to families and professionals looking for solid mid-range properties that still carry strong long-term growth potential. Projects like these reflect how modern buyers are not just hunting for square footage, they’re buying into neighborhoods, connectivity, and lifestyle upgrades.
What the Data Tells Us
According to URA statistics, non-landed properties in OCR (Outside Central Region) had slower price increases compared to RCR (Rest of Central Region) and CCR (Core Central Region). That’s a signal for buyers who want affordability with growth potential.
URA also notes that demand remains high for 3-room and 4-room resale flats. Their relatively lower price, coupled with grants, makes them hot picks.
Here’s a quick snapshot:
|
Area |
Average Price per Sq Ft (2025) |
Affordability Rating |
| Punggol | $1,220 | High |
| Yishun | $1,180 | High |
| Bukit Panjang | $1,130 | Moderate |
| Tampines | $1,340 | Moderate |
| Marine Parade | $1,730 | Low |
Conclusion
The myth that affordability is gone in Singapore’s property market doesn’t hold up. There’s value out there, but it hides in fringe areas, smartly designed ECs, resale gems, and early-phase launches. Developers like CapitaLand, CDL, and Mitsui Fudosan are still producing projects that blend livability with long-term upside.
Know your numbers. Use your tools. Stay flexible on location. And keep your eyes open for the right opportunity.
Would you consider expanding your search to the fringe regions if it means unlocking better value?
