- Total of 11,680 transactions recorded in July 2022 (+24.3% MoM).
- Median sale price per square foot: $1,747, up 11.2% from last month.
- Median monthly rent: $4,000 (+8.1% MoM).
- Most active district: District 20 (Bishan, Ang Mo Kio) with 403 sales.
- Highest gross yield: 2.77% in the OCR segment.
Based on URA REALIS data, the Singapore private residential market recorded 11,680 total transactions in July 2022, up 24.3% from the previous month. Sales volume stood at 2,280 units with a median price of $1,747 per square foot, while the rental market saw 9,400 leases at a median rent of $4,000/month. For an overview of the buying process, see our SSD Extended to 4 Years (July 2025) — Impact Analysis.
Highest-Value Transactions
The top 5 transactions by total price in July 2022:
| Project | District | Price | PSF | Size (sqft) | Type |
|---|---|---|---|---|---|
| CHUAN PARK (DEMOLISHED) | D19 | $890,000,000 | $1,436 | 619,828 | Resale |
| PARK VIEW MANSION | D22 | $260,000,000 | $1,282 | 202,770 | Resale |
| EURO-ASIA APARTMENTS | D12 | $222,180,000 | $1,866 | 119,060 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $40,488,000 | $2,517 | 16,089 | Resale |
| LANDED HOUSING DEVELOPMENT | D4 | $34,500,000 | $2,016 | 17,110 | Resale |
Key Figures at a Glance
Sales Market Deep Dive
The private residential sales market recorded 2,280 transactions in July 2022, representing an increase of 7.9% month-on-month and down 41.3% year-on-year. The median price per square foot was $1,747 (up 11.2% MoM), while the median transaction price stood at $1,652,000.
Transaction Mix: Resale: 1,399 (61.4%) · New Sale: 813 (35.7%) · Sub Sale: 68 (3%)
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) | 381 | $2,459 | 2,683 | $5,400 | 2.57% |
| RCR (Rest of Central Region) | 589 | $1,821 | 3,255 | $4,000 | 2.55% |
| OCR (Outside Central Region) | 1,310 | $1,481 | 3,462 | $3,400 | 2.77% |
For a deeper comparison, see Freehold vs 999-Year vs 99-Year Leasehold — Which Tenure Wins?.
Top Districts by Activity
The most active districts by sales volume in July 2022:
| District | Area | Segment | Transactions | Median PSF |
|---|---|---|---|---|
| District 20 (Bishan, Ang Mo Kio) | Bishan, Ang Mo Kio | RCR | 403 | $2,093 |
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | OCR | 270 | $1,351 |
| District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | CCR | 185 | $2,608 |
| District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | RCR | 140 | $1,884 |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | RCR | 112 | $1,676 |
Notable Transactions
The highest-value transactions by price per square foot in July 2022:
| Project | District | PSF | Price | Size (sqft) | Type |
|---|---|---|---|---|---|
| LE NOUVEL ARDMORE | D10 | $5,800 | $22,289,400 | 3,843 | Resale |
| ARDMORE PARK | D10 | $4,881 | $14,080,000 | 2,885 | Resale |
| MIDTOWN MODERN | D7 | $4,783 | $8,650,000 | 1,808 | New Sale |
| MIDTOWN MODERN | D7 | $4,617 | $8,350,000 | 1,808 | New Sale |
| CANNINGHILL PIERS | D6 | $4,376 | $17,380,000 | 3,972 | New Sale |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | D9 | $4,239 | $12,000,000 | 2,831 | Resale |
| ARDMORE PARK | D10 | $3,987 | $11,500,000 | 2,885 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $3,862 | $12,188,000 | 3,156 | Resale |
| ARDMORE PARK | D10 | $3,813 | $11,000,000 | 2,885 | Resale |
| WALLICH RESIDENCE | D2 | $3,803 | $6,550,000 | 1,722 | Resale |
Rental Market Snapshot
The rental market recorded 9,400 leases in July 2022, up 29.1% month-on-month. The median monthly rent was $4,000 (up 8.1% MoM).
Median Rent by Bedroom Type:
| Type | Median Rent |
|---|---|
| 1BR | $2,900 |
| 2BR | $3,500 |
| 3BR | $4,500 |
| 4BR | $7,500 |
| 5BR | $8,900 |
| 6BR | $21,000 |
| NA | $4,500 |
Most Active Rental Projects:
| Project | Leases |
|---|---|
| LANDED HOUSING DEVELOPMENT | 252 |
| STIRLING RESIDENCES | 220 |
| NON-LANDED HOUSING DEVELOPMENT | 185 |
| PARK COLONIAL | 98 |
| WHISTLER GRAND | 76 |
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 |
|---|---|---|
| 2022-02 | $1,564 | $3,400 |
| 2022-03 | $1,534 | $3,500 |
| 2022-04 | $1,527 | $3,500 |
| 2022-05 | $1,791 | $3,500 |
| 2022-06 | $1,571 | $3,700 |
| 2022-07 | $1,747 | $4,000 |
Market volatility assessment: Volatile (based on 6-month coefficient of variation of median PSF).
For longer-term analysis, see Rental Trends by Floor Level — 2023.
Supply & Demand Signals
Primary vs Secondary Market: New launches accounted for 813 units (35.7% of total), while resales made up 1,399 transactions and 68 sub-sales were recorded.
Unit Size Demand: 5BR+: 253 (11.1%) · 3BR: 817 (35.8%) · 4BR: 325 (14.3%) · Studio: 97 (4.3%) · 1BR: 342 (15%) · 2BR: 446 (19.6%)
Price Distribution: $500K-1M: 258 · $1M-1.5M: 663 · $1.5M-2M: 521 · $2M-3M: 458 · $3M+: 380
Explore our latest Low Maintenance Fee Condos: Budget-Friendly MCST Options 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 July 2022:
- Prices are trending upward with median PSF rising 11.2% month-on-month.
- Rents are holding firm with median rent up 8.1% 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 66%, near historical averages.
Useful resources: How to Use the End-to-End Investment Calculator · Moving Averages: Reading Property Price Trends
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 | $780,000 | -- | -- |
| 1 | $1,322,000 | -- | -- |
| 1BR | -- | $2,900/mo | -- |
| 2 | $1,481,500 | -- | -- |
| 2BR | -- | $3,500/mo | -- |
| 3 | $1,760,000 | -- | -- |
| 3BR | -- | $4,500/mo | -- |
| 4 | $2,715,000 | -- | -- |
| 4BR | -- | $7,500/mo | -- |
| 5 | $4,500,000 | -- | -- |
| 5BR | -- | $8,900/mo | -- |
| 6BR | -- | $21,000/mo | -- |
| NA | -- | $4,500/mo | -- |
Yields are gross estimates: (monthly rent × 12) / median sale price. Actual net yields vary with maintenance, taxes, and vacancy.
Useful Resources
- How to Use the End-to-End Investment Calculator
- SSD Extended to 4 Years (July 2025) — Impact Analysis
- Condo Sinking Fund Guide — Risks, BCA Rules & Buyer Checks
- BCA Green Mark for Condos — Energy, Value & Sustainability
- Qualifying Certificate Guide — Foreign Developer Deadlines & Pricing
- Singapore Condo Resale Process — Complete Buyer & Seller Guide
- ROI Metrics: Total Return, Break-Even, Future Value
- Cash-on-Cash Return: Measuring Your Cash Investment
- DSCR: Debt Service Coverage Ratio for Rental Properties
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: 807 condos with sales data and 1768 with rental data out of 3429 tracked properties for July 2022.