- Total of 10,384 transactions recorded in April 2022 (+3.4% MoM).
- Median sale price per square foot: $1,527, down 0.4% from last month.
- Median monthly rent: $3,500 (+0.0% MoM).
- Most active district: District 19 (Serangoon Garden, Hougang, Punggol) with 285 sales.
- Highest gross yield: 2.73% in the OCR segment.
Based on URA REALIS data, the Singapore private residential market recorded 10,384 total transactions in April 2022, up 3.4% from the previous month. Sales volume stood at 2,541 units with a median price of $1,527 per square foot, while the rental market saw 7,843 leases at a median rent of $3,500/month. For an overview of the buying process, see our EC to Private Condo Upgrade — When & How to Make the Switch.
Highest-Value Transactions
The top 5 transactions by total price in April 2022:
| Project | District | Price | PSF | Size (sqft) | Type |
|---|---|---|---|---|---|
| CALDECOTT HILL ESTATE | D11 | $50,236,200 | $1,800 | 27,909 | Resale |
| LES MAISONS NASSIM | D10 | $36,977,280 | $5,462 | 6,770 | New Sale |
| CAPITOL PARK | D11 | $25,000,000 | $1,399 | 17,871 | Resale |
| RAFFLES PARK | D11 | $25,000,000 | $2,529 | 9,884 | Resale |
| RAFFLES PARK | D11 | $22,000,000 | $2,071 | 10,625 | Resale |
Key Figures at a Glance
Sales Market Deep Dive
The private residential sales market recorded 2,541 transactions in April 2022, representing an increase of 10.8% month-on-month and down 30.4% year-on-year. The median price per square foot was $1,527 (down 0.4% MoM), while the median transaction price stood at $1,600,000.
Transaction Mix: Resale: 1,734 (68.2%) · New Sale: 761 (29.9%) · Sub Sale: 46 (1.8%)
Segment Performance: CCR, RCR & OCR
Performance across Singapore's three market segments shows differentiated pricing and demand patterns. See our CCR, RCR, OCR: Singapore's Market Segments for segment definitions.
| Segment | Sales Vol. | Median PSF | Rentals | Median Rent | Gross Yield |
|---|---|---|---|---|---|
| CCR (Core Central Region) | 431 | $2,406 | 2,454 | $4,700 | 2.34% |
| RCR (Rest of Central Region) | 801 | $1,787 | 2,581 | $3,600 | 2.27% |
| OCR (Outside Central Region) | 1,309 | $1,274 | 2,808 | $3,000 | 2.73% |
For a deeper comparison, see Studio vs 1-Bed vs 2-Bed: Yields by Unit Size.
Top Districts by Activity
The most active districts by sales volume in April 2022:
| District | Area | Segment | Transactions | Median PSF |
|---|---|---|---|---|
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | OCR | 285 | $1,337 |
| District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | RCR | 231 | $1,685 |
| District 27 (Yishun, Sembawang) | Yishun, Sembawang | OCR | 229 | $1,287 |
| District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | CCR | 174 | $2,498 |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | RCR | 134 | $1,691 |
Notable Transactions
The highest-value transactions by price per square foot in April 2022:
| Project | District | PSF | Price | Size (sqft) | Type |
|---|---|---|---|---|---|
| RESIDENTIAL APARTMENTS | D10 | $5,790 | $8,065,000 | 1,393 | Resale |
| LES MAISONS NASSIM | D10 | $5,462 | $36,977,280 | 6,770 | New Sale |
| NASSIM PARK RESIDENCES | D10 | $3,762 | $13,200,000 | 3,509 | Resale |
| WALLICH RESIDENCE | D2 | $3,716 | $6,400,000 | 1,722 | Resale |
| LANDED HOUSING DEVELOPMENT | D9 | $3,709 | $6,000,000 | 1,618 | Resale |
| HENRY PARK | D10 | $3,640 | $8,118,000 | 2,230 | New Sale |
| EMERALD HILL CONSERVATION AREA | D9 | $3,637 | $9,180,000 | 2,524 | Resale |
| NOUVEL 18 | D10 | $3,632 | $8,992,000 | 2,476 | Resale |
| 3 ORCHARD BY-THE-PARK | D10 | $3,625 | $6,750,000 | 1,862 | Resale |
| BOULEVARD 88 | D10 | $3,610 | $6,411,900 | 1,776 | New Sale |
Rental Market Snapshot
The rental market recorded 7,843 leases in April 2022, up 1.2% month-on-month. The median monthly rent was $3,500 (up 0.0% MoM).
Median Rent by Bedroom Type:
| Type | Median Rent |
|---|---|
| 1BR | $2,700 |
| 2BR | $3,400 |
| 3BR | $4,200 |
| 4BR | $7,000 |
| 5BR | $9,500 |
| NA | $3,800 |
Most Active Rental Projects:
| Project | Leases |
|---|---|
| LANDED HOUSING DEVELOPMENT | 163 |
| NON-LANDED HOUSING DEVELOPMENT | 156 |
| THE SAIL @ MARINA BAY | 75 |
| MARINA ONE RESIDENCES | 49 |
| V ON SHENTON | 43 |
Planning to rent? Check out our Buy vs Rent: Finding Your Break-Even Point.
6-Month Price Trends
Tracking median PSF and rent over the past six months reveals the underlying trend beyond monthly noise.
| Month | Median PSF | Median Rent |
|---|---|---|
| 2021-11 | $1,634 | $3,200 |
| 2021-12 | $1,517 | $3,200 |
| 2022-01 | $1,488 | $3,300 |
| 2022-02 | $1,564 | $3,400 |
| 2022-03 | $1,534 | $3,500 |
| 2022-04 | $1,527 | $3,500 |
Market volatility assessment: Moderate (based on 6-month coefficient of variation of median PSF).
For longer-term analysis, see Sales Trends by Floor Level — 2025.
Supply & Demand Signals
Primary vs Secondary Market: New launches accounted for 761 units (29.9% of total), while resales made up 1,734 transactions and 46 sub-sales were recorded.
Unit Size Demand: 5BR+: 375 (14.8%) · 4BR: 337 (13.3%) · 2BR: 443 (17.4%) · 1BR: 284 (11.2%) · 3BR: 939 (37%) · Studio: 163 (6.4%)
Price Distribution: <$500K: 2 · $500K-1M: 391 · $1M-1.5M: 738 · $1.5M-2M: 511 · $2M-3M: 460 · $3M+: 439
Explore our latest Pet-Friendly Condos in Singapore: Where Furry Friends Are Welcome for featured developments.
Outlook & What to Watch
In 2022, the introduction of higher Additional Buyer's Stamp Duty (IRAS ABSD ratesABSD) rates in December 2021 tempered foreign demand, while domestic buyers remained active amid rising interest rates.
Key takeaways for April 2022:
- Prices have softened with median PSF falling 0.4% month-on-month.
- Rents are holding firm with median rent up 0.0% MoM.
- The resale market remained the primary source of transactions, indicating steady demand for existing stock.
- The CCR-to-OCR price premium stands at approximately 89%, near historical averages.
Useful resources: CCR, RCR, OCR: Singapore's Market Segments
Bedroom Type Analysis
Prices and rents broken down by unit type help buyers identify value across different bedroom configurations.
| Bedroom | Median Sale Price | Median Rent | Est. Gross Yield |
|---|---|---|---|
| 0 | $718,000 | -- | -- |
| 1 | $1,140,500 | -- | -- |
| 1BR | -- | $2,700/mo | -- |
| 2 | $1,340,000 | -- | -- |
| 2BR | -- | $3,400/mo | -- |
| 3 | $1,525,000 | -- | -- |
| 3BR | -- | $4,200/mo | -- |
| 4 | $2,360,000 | -- | -- |
| 4BR | -- | $7,000/mo | -- |
| 5 | $4,350,000 | -- | -- |
| 5BR | -- | $9,500/mo | -- |
| NA | -- | $3,800/mo | -- |
Yields are gross estimates: (monthly rent × 12) / median sale price. Actual net yields vary with maintenance, taxes, and vacancy.
Useful Resources
- EC to Private Condo Upgrade — When & How to Make the Switch
- Renovation Budgeting for New Condo Owners
- Property Decoupling in Singapore Post-2025 — What Still Works
- Singapore Property Tax Guide — Annual Value, Rates & Reliefs
- Paya Lebar Air Base Property Guide — Singapore's Biggest Land Release
- Property Tax Guide for Condo Owners
- ABSD Explained: Additional Buyer's Stamp Duty Rates
- Singapore Cooling Measures: History and Current Rates
- Cash-on-Cash Return: Measuring Your Cash Investment
Official Sources: URA · URA REALIS · MAS · SORA Rates · BSD Rates · ABSD Rates · CPF Housing
Methodology & Sources
This report is compiled from transaction data published by the Urban Redevelopment Authority (URA) via the REALIS system. Median values are used throughout to minimise the impact of outliers from exceptionally high or low transactions. Month-on-month (MoM) and year-on-year (YoY) changes compare like-for-like periods.
Gross rental yield is calculated as (median monthly rent × 12) / median transaction price. Market segment classifications follow URA definitions: CCR (Core Central Region), RCR (Rest of Central Region), and OCR (Outside Central Region). Interest rate references use the Singapore Overnight Rate Average (SORA) published by MAS. Stamp duty rates reference IRAS BSD and ABSD schedules.
Data coverage: 924 condos with sales data and 1629 with rental data out of 3429 tracked properties for April 2022.