Investor Edition · Updated May 2026
Singapore Condos Under $1M
for Smart Investors
Hand-picked entry-level condos with the best rental yield potential, capital appreciation upside, or first-property suitability — all priced below $1 million.
Why under $1M still matters in 2026: Despite headlines about luxury record sales, there’s a quiet, dependable market for condos priced below $1 million — and it’s where most first-time investors and young couples should be looking.
These properties typically deliver 3.5–4.8% gross rental yield, attract reliable tenant pools (young professionals, expat singles, students), and require manageable cash outlay (~$50K–$80K cash for SC 1st property buyers including stamp duties).
Below: my current shortlist of properties under $1M that pass my investment screen — strong location, reasonable lease balance, sensible psf, and demonstrable rental demand.
Manageable Cash Outlay
$50K–$80K total cash needed (5% downpayment + BSD) for SC first-time buyers under $1M.
Reliable Rental Yield
Smaller units in good locations consistently rent at 3.5%–4.8% gross — beats most fixed deposits.
Easier to Exit
Larger buyer pool when you sell. Sub-$1M units have the deepest demand in any market cycle.
Treasure at Tampines
Tampines Lane · D18 · 99-yr LH (2018 TOP)
One Pearl Bank
Pearl Bank · D03 · 99-yr LH (2024 TOP)
Forest Woods
Lorong Lew Lian · D19 · 99-yr LH (2020 TOP)
The Tre Ver
Potong Pasir Ave 1 · D13 · 99-yr LH (2021 TOP)
Parc Clematis
Jalan Lempeng · D05 · 99-yr LH (2023 TOP)
The Lakegarden Residences
Yuan Ching Rd · D22 · 99-yr LH (2027 TOP)
FAQs — Buying Under $1M in Singapore
How much cash do I really need to buy a $1M condo?
For a Singapore Citizen first-time buyer purchasing a $1M condo: 5% cash downpayment ($50K) + Buyer’s Stamp Duty ($24,600) = $74,600 minimum cash. CPF OA can cover an additional 20% ($200K) of the downpayment. Total downpayment is 25% ($250K) of which 5% must be cash. Use the free property calculator to plug in your exact numbers.
What’s a realistic rental yield I can expect?
For sub-$1M condos in good locations: 3.5–4.8% gross rental yield is realistic. Net yield (after maintenance fee, property tax, agent fees, vacancy) is typically 2.5–3.5%. Don’t be lured by “5%+” promises — those are usually older, harder-to-rent units. Realistic yields beat fixed deposits and many REITs after factoring in capital appreciation.
Should I buy a 1-bedder or 2-bedder for investment?
1-bedders: Lower entry price, easier to rent to single professionals, but smaller buyer pool when you sell. 2-bedders: Higher entry, but appeal to couples and small families = stronger resale demand. My general advice: for pure rental yield, 1-bedder. For long-term hold + flexibility (you might live there yourself one day), 2-bedder.
Are these properties only for Singapore Citizens?
No — these listings are open to all buyer types. However, ABSD differs significantly: SC 1st property = 0% ABSD. SC 2nd = 20%. PR 1st = 5%. Foreigner = 60% ABSD. For a $1M condo, that means ABSD ranges from $0 (SC 1st) to $600K (foreigner). Check your situation with the calculator.
What about Cooling Measures and ABSD changes?
The latest ABSD adjustment (April 2023) raised Singapore Citizen 2nd property to 20% and PR 2nd to 30%. As of May 2026, no new cooling measures have been announced. The market has absorbed the changes and stabilised. I’ll always mention if I’m aware of any pending changes when we discuss your specific situation.
Can I refinance later for better terms?
Yes. Most banks allow refinancing after the lock-in period (typically 2–3 years). If interest rates drop, refinancing can save you significant interest over the loan tenure. I work with mortgage brokers who specialise in property refinancing — happy to refer you when the time comes.