How far above the transacted record do condo asking prices sit?
Updated · written from the transacted record
The median condo asking price sits 3.7% above the transacted median of its own project over the past year. That is far closer than folklore allows — and it is also the least useful number on this page, because one listing in five asks more than 10% above its building’s record and three in ten ask below it.
The question, asked properly
Every buyer negotiating a resale condo asks some version of the same thing: how far above the real price is this seller asking? The folklore answers range from “sellers always anchor 10% high” to “good units go at asking”, and neither is checkable as stated.
It becomes checkable the moment you fix the reference. Not the market, not the district — the project’s own transacted record. We matched every live private-residential resale listing we track — 7,387 of them across 591 projects — against the transacted record of the same project, comparing each asking PSF with the median transacted resale PSF of that project over the trailing twelve months.
The concept, and the same measurement for HDB resale and industrial, is in what sellers ask, and what buyers actually pay. This page is the condo number.
The answer: +3.7%, and why the median misleads
The median live asking price sits +3.7% above the median transacted resale PSF of its own project. As a market, condo sellers anchor close to the record — closer than the 10% rule of thumb, and not far off the 2% seen in HDB resale, where every price is published monthly.
Then the distribution takes the number away again:
| Where a condo listing sits against its own project’s record | Share of listings |
|---|---|
| More than 10% above it | 21% |
| Below it | 30% |
| Median listing | +3.7% |
Half of all listings are more than a few percent away from the market’s average behaviour, in one direction or the other. A blanket discount off asking is therefore the wrong instrument twice over: it overpays on the three in ten listings already priced under the evidence, and it barely dents the one in five priced well above it.
District by district
The median gap by district, for the 26 districts where enough listings matched a project with a usable record:
| District | Median asking vs the project’s transacted median |
|---|---|
| D7 Bugis / Beach Rd | +7.2% |
| D1 Raffles Place / Marina | +7.1% |
| D4 Sentosa / HarbourFront | +6.8% |
| D25 Woodlands | +5.9% |
| D9 Orchard / River Valley | +5.7% |
| D10 Bukit Timah / Holland | +5.6% |
| D26 Upper Thomson | +4.7% |
| D14 Geylang / Eunos | +4.0% |
| D22 Jurong | +4.0% |
| D8 Little India / Farrer Pk | +3.9% |
| D16 Bedok / Upper East Coast | +3.8% |
| D18 Tampines / Pasir Ris | +3.8% |
| D17 Changi / Loyang | +3.8% |
| D12 Balestier / Toa Payoh | +3.4% |
| D23 Bukit Batok / Choa Chu Kang | +3.4% |
| D28 Seletar | +3.4% |
| D15 Katong / Marine Parade | +3.2% |
| D2 Tanjong Pagar | +3.1% |
| D27 Yishun / Sembawang | +3.1% |
| D3 Queenstown / Tiong Bahru | +3.0% |
| D21 Upper Bukit Timah | +2.7% |
| D13 Potong Pasir / Macpherson | +2.5% |
| D19 Serangoon / Punggol | +2.1% |
| D5 Buona Vista / West Coast | +1.9% |
| D11 Newton / Novena | +1.2% |
| D20 Bishan / Ang Mo Kio | +1.2% |
The gap is largest where transactions are thinnest. Districts with fewer than 30 matched listings are not shown rather than shown thin.
Where asks float, and where they anchor
The pattern is liquidity. In the high-volume heartland districts a seller who asks far above the last five transacted resales gets ignored, so asks converge on the record. In prime and low-transaction districts — where the newest comparable may be months old and the stock is heterogeneous — asking prices float free of their anchor. That is precisely where checking the record before you offer earns its keep.
How it was measured, and what it does not say
Non-landed private residential resale only. Each live asking PSF is compared with the median transacted resale PSF of its own project over the trailing 12 months; a project needs at least 5 transacted resales in that window to be used as a reference, and a district needs at least 30 matched listings to be shown. Gaps beyond −50% or +100% are treated as data errors and dropped. Computed 23-08-2026 against records retrieved from URA on 22-08-2026.
The per-listing comparison is deliberately coarse: it does not adjust for floor or unit size within a project. A high-floor or small-format unit should ask above its project’s median, so any single listing’s gap here can be mix rather than ambition. At district level that mix largely washes out, which is why the numbers above are reported by district and not by listing.
A PriceVero rating of one price is the other thing entirely: it holds size, floor and the age of the evidence still before it says anything. The gap on this page is a market measurement; a rating is a reading of one price. Neither is a valuation.
Using this when you are the buyer
- Get the project’s transacted record before you offer. Every condo page on this site prints it — the sales themselves, with the month, the size and the floor band — and it is public data you can also pull from URA directly.
- Place the ask against it, at the closest size you can find: inside the recent range, above it, or below it.
- If it is above, the gap is your evidence. A specific claim — the storey, the renovation, the remaining lease — deserves a specific answer; “the market is strong” does not.
- If it is below, move faster. Three in ten listings are already priced under their building’s own record, and those are not the ones that sit unsold.
If the project you are watching has nothing worth acting on yet, set a price alert on its page — find it under condos by district and MRT — and we email you when a new listing arrives there.
Check an asking price against the record. Paste a listing link, or name the project and type the price.
Free — sign in and the rating is on the screen. The size comes from the property’s own transacted record, so a typo cannot hand you a confident wrong answer. Want the longer form, with floor, size and the stamp duty? Open the price check. Holding a listing link instead? Paste it here. Not a valuation — a reading of a price against the evidence.
Common questions
Is a condo asking price usually above what the unit sells for?
Above the transacted record, usually — the median asking price sits 3.7% above its own project’s transacted median of the past year. But it is not a rule. Three in ten condo listings ask below that record, and one in five asks more than 10% above it.
Should I offer 3.7% below the asking price?
No. 3.7% is a description of the market as a whole, not a discount anyone is owed, and the listing in front of you is far more likely to be well away from it than on it. The useful number is what that project’s own recent sales say at your size and floor.
Why is the condo gap wider than the 2% in HDB resale?
Because the record is less visible. HDB publishes every resale price, monthly, block by block, so an asking price that strays from it is arguing with something both sides can look up. Private sales reach the public record as caveats, with a longer lag and far fewer sales per project.
Does the district tell me what to expect?
Roughly. The median gap runs from 1.2% to 7.2% across districts, and it is widest where transactions are thinnest — prime and low-volume districts, where the newest comparable sale may be months old. It is still only a starting expectation: what settles a negotiation is the building’s own record, not the district’s average.
Where does the transacted record come from?
Caveats lodged with the Urban Redevelopment Authority, published through URA’s data service under the Singapore Open Data Licence. The same records are printed on every condo page on this site.
Private transaction data: contains information from URA’s Private Residential Property Transactions dataset, accessed on 22-08-2026 from the Urban Redevelopment Authority Data Service at https://eservice.ura.gov.sg/maps/api/, and made available under the Singapore Open Data Licence version 1.0 at https://data.gov.sg/open-data-licence. PriceVero has selected, arranged and analysed the source data and is solely responsible for the resulting presentation and analysis. URA does not endorse PriceVero or this analysis. Medians and shares are stated as measured, in aggregate; no individual transaction or listing is reproduced here. A PriceVero rating is not a valuation and is not prepared by a licensed valuer.
Where this is happening right now: the Singapore condos that currently have units asking below what similar-sized units in their own building have transacted at — building by building, updated twice a week.