With new condos in the Outside Central Region (OCR) now priced above S$2,000 per square foot, the prices are a bit steep for most HDB upgraders, and it’s becoming increasingly difficult to find family-sized condo units for S$2 million or less. Nevertheless, we’ve found six new condos for your consideration (you can also use our property platform to do your own search):
Table of Contents
1. Bartley Vue
Address: 6 Jalan Bunga Rampai (District 19)
Developer: Wee Hur Development
Tenure: 99-year
TOP: 2026
Number of units: 115
Lowest Price: S$1,870,000
Average Price: S$1,939,000
Highest Price: S$2,067,000
A major advantage of Bartley Vue is its proximity to Bartley MRT station (Circle Line), which is just an 8-minute walk away.
Bartley station is just one stop from Serangoon MRT, where NEX shopping mall is located. If you missed out on some popular condos in the Serangoon area in previous years (like Woodleigh Residences), don’t miss Bartley Vue this time.
The amenities around Bartley Vue are not perfectly comprehensive; the nearest shopping center with restaurants is about a 13-minute walk away, but its proximity to NEX compensates for this drawback. Being close to Bartley Secondary School and the popular Maris Stella High School also adds points to Bartley Vue.
The three-bedroom units range from approximately 947 to 1,044 square feet, suitable for most families. However, if you can accept a slightly smaller space (e.g., a 732 sq ft two-bedroom unit), the price is even more affordable, starting from S$1.4 to S$1.5 million.
The image above shows the smallest available three-bedroom unit at 947 square feet. It’s very compact, without a yard, but it does have a household shelter.
Since the total number of units in the condo is only 115, the maintenance fees per household may be slightly higher.
Condominium Details:
2. Mori
Address: 233 Guillemard Road (District 14)
Developer: Roxy-Pacific Holdings
Tenure: Freehold
TOP: 2026
Number of units: 137
Lowest Price: S$1,779,000
Average Price: S$2,094,000
Highest Price: S$2,238,000
The biggest issue with Mori is its proximity to Geylang’s red-light district. Although it’s not built directly within the area, it is within walking distance. In reality, Mori faces away from the red-light district and is only on its fringe.
That being said, most families might still find this hard to accept, even though it’s a freehold condominium. Mori is less than 1 km from Kong Hwa School and Geylang Methodist School (Primary), but about 70% of its 137 units are two-bedroom or smaller, so it’s not primarily targeting families.
Ignoring the red-light district aspect, Mori’s advantages are quite significant, and it’s well-suited as a rental asset investment. It’s only a 10-minute walk from Aljunied MRT station (East-West Line), and Geylang is known for its vibrant atmosphere with many grocery stores, hair salons, restaurants, and clinics—most daily needs can be met within walking distance. Plus, being just one stop from Paya Lebar Quarter (PLQ), it will surely not lack tenants if rented out.
If you’re looking to buy a freehold condo and want to live in the city center but are on a tighter budget, Mori’s three-bedroom units are a good choice. As of this writing, there is only one three-bedroom unit left at Mori priced under S$2 million, with an area of 990 square feet.
The image above shows an unconventional square layout. You can see that the small master bedroom offers good privacy and is suitable for conversion into a dual-key unit, allowing it to function as a separate apartment. The placement of the household shelter, taking up space in the living and dining area, is a design flaw.
Condominium Details:
3. Pasir Ris 8
Address: 8 Pasir Ris Drive (District 18)
Developer: Phoenix Residential Pte. Ltd. & Phoenix Commercial Pte. Ltd. joint venture
Tenure: 99-year
TOP: 2025
Number of units: 487
Lowest Price: S$1,934,000
Average Price: S$2,216,438
Highest Price: S$2,353,000
Many might find it hard to believe that a condo in Pasir Ris would sell for S$2 million, but Pasir Ris 8 is an integrated development, hence its higher price compared to typical new private residences. It is currently close to being sold out, and given the recent scarcity of new condo launches, it is expected to be fully sold soon.
Pasir Ris MRT station is a major selling point for this project, connecting both the East-West Line and the Cross Island Line. Coupled with the surrounding bus interchange, town plaza, polyclinic, shops, and numerous public spaces, the amenities for this condo are nearly perfect. A new shopping mall is also planned here, which will be twice the size of the old White Sands Mall, which has been the main shopping center for decades. In addition, the adjacent Downtown East is one of Singapore’s largest family entertainment centers, just a 5-minute drive away.
Overall, Pasir Ris 8 is one of the most conveniently located condos in Pasir Ris to date. For properties in the city fringe areas, such convenience inevitably comes at a price, which is why it is priced higher.
The image above shows the currently available three-bedroom layout, with an area of 1,066 square feet. The drawbacks are a very short foyer, an awkwardly placed dining area, and a somewhat small kitchen. However, for those who love outdoor space, the extra-large balcony shared by the living room and a bedroom is a definite plus.
Condominium Details:
4. Royal Hallmark
Address: 1 Haig Road (District 15)
Developer: H Homes Pte. Ltd.
Tenure: Freehold
TOP: 2025
Number of units: 32
Lowest Price: S$1,740,000
Average Price: S$1,883,545
Highest Price: S$1,999,000
Among the many freehold projects, Royal Hallmark hasn’t received much attention because its developer is relatively small with limited marketing expenditure.
This is a boutique project with only 32 units, located in the landed housing estate of Haig Road. While most boutique projects have exorbitant prices, Royal Hallmark’s three-bedroom units are reasonably priced at around S$1.883 million, making it very suitable for families who value privacy and low population density.
The drawbacks of Royal Hallmark’s three-bedroom units are the small bedroom sizes and the open-concept kitchen. However, a major advantage is that the household shelter is connected to the master bedroom, which can be used as a walk-in wardrobe, significantly increasing the storage space in the master bedroom.
Additionally, the condo is about a 5-minute walk from the renowned Tanjong Katong Girls’ School, Haig Girls’ School, and Tanjong Katong Primary School.
There are many small eateries around Haig Road nearby, so daily dining is not an issue, but there are no large shopping malls in the vicinity. The nearest shopping centers, such as i12 Katong, Parkway Parade, and Paya Lebar Quarter, are about a 5-minute drive away.
There is no MRT station within walking distance of the condo, so having a car is essential.
5. The Watergardens at Canberra
Address: 37 Canberra Drive (District 27)
Developer: UOL Group Limited & Kheng Leong Company joint venture
Tenure: 99-year
TOP: 2026
Number of units: 448
Lowest Price: N/A
Average Price: S$1,798,000
Highest Price: N/A
For those who missed out on Parc Canberra, The Watergardens is a second chance not to be missed. The condo is conveniently located, with an 8-minute walk to Canberra MRT station (North-South Line) and a 10-minute walk to Sembawang Shopping Centre, which has a Giant supermarket.
It must be noted that currently, only one unit is left for sale at The Watergardens—and it’s a penthouse.
Although it is nominally a penthouse unit, in reality, only the living and dining areas have slightly higher ceilings. Also, note that it has a dumbbell layout, so at least one bedroom will have high privacy.
The junction of Sembawang Road and Jalan Legundi near Sembawang Shopping Centre is a growing foodie hotspot. While it can’t yet compare to Sunset Way, it’s poised to become a well-known food street in the future.
So, although Canberra is a bit remote, the rich amenities surrounding The Watergardens are enough to make one overlook this point.
Canberra is still developing. If you are considering settling here, don’t worry about its development potential. Projects like Bukit Canberra will surely drive up property values in the entire region.
Condominium Details:
6. Zyanya
Address: 8 Lorong 25A Geylang (District 14)
Developer: NNB 8 Development Pte. Ltd.
Tenure: Freehold
TOP: 2025
Number of units: 34
Lowest Price: S$1,594,000
Average Price: S$1,778,000
Highest Price: S$1,916,000
Zyanya is only a four-minute walk from Aljunied MRT station (East-West Line), yet its price is surprisingly low. This is because Zyanya’s only real selling points are its transportation convenience and well-developed amenities. Those who are particular about their living environment might not be interested.
The condo is built on a crowded road and is directly opposite a place of worship. The surrounding environment is run-down and noisy, resembling a chaotic scene with old clan associations and numerous low-end retail stalls. Only residents on higher floors will be relatively less affected. Nevertheless, for those who care more about surrounding facilities, the 24/7 restaurants and convenience stores, plus being just one stop from Paya Lebar, make the pros outweigh the cons.
Overall, the condo’s resale potential is limited unless the surrounding environment improves significantly.
Finally, please review the floor plans above. You can see that they each have their pros and cons, but a common issue is the less-than-ideal aspects resulting from unconventional layouts—such as overly small dining spaces and excessively long hallways. However, for some, the freehold tenure, convenient location, small number of units, and high privacy might compensate for these shortcomings.
Condominium Details:
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