Insights Buying guide

Is this condo asking price fair?

A fair asking price should survive comparison. It should make sense against recent project sales, sale PSF, nearby projects, unit size, tenure and rent support. If the premium is real, the evidence should make it visible.

Data is for research and comparison only.
Sale records 138,617 Use recent project sales first
Rent records 461,926 Use rent as support, not proof
Most active district D10 Ardmore, Bukit Timah, Holland Road, Tanglin

The asking price needs a reason

If the asking price is close to recent project sales and similar PSF, the conversation is straightforward. If it is materially higher, the premium needs a reason.

Good reasons can include renovation, larger floor area, better layout, higher floor, view, freehold tenure, scarcity or a recent market move. Weak reasons usually sound like vague optimism.

What to make of this

This buyer read is a first filter, not a valuation report. The main anchors here are sale records 138,617 (Use recent project sales first) and rent records 461,926 (Use rent as support, not proof). The useful question is whether total price, PSF, tenure and recent project evidence are all telling the same story.

Normanton Park in D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town is the first row I would open, with median sale $1,640,000 and median PSF $1,858 psf. Use that first comparison to choose the project, district, HDB or calculator page that answers the decision in front of you.

What I would check next

I would open the closest project, district or HDB page next, then compare the headline number against the transaction rows. The closer the comparable, the more useful the read.

If the page gives you a ranking, treat it as a shortlist. The decision still needs project-level or street-level evidence before the number carries much weight.

Check the order of evidence

Start with the same project, then similar unit sizes, then nearby projects with similar tenure and building profile. After that, use the district page for broader movement.

Do not rely only on one recent sale. One unusual unit can distort the story, especially in small projects.

Use rent as a reality check

For investors, rent support matters because the monthly income has to justify the purchase price. For owner-occupiers, rent still helps you understand the cost of buying versus renting the same lifestyle.

If sale price is high and rent is ordinary, the purchase may still be right for lifestyle reasons, but it is less likely to be a clean investment case.

Projects with rent and sale evidence

Use these as examples of how asking-price checks combine sale price, PSF, rent and activity.

01 Normanton Park D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town $1,640,000 Median sale $1,858 psf Median PSF $3,900 Median rent 3,588 Transactions 02 The Sail @ Marina Bay D01 / Raffles Place, Cecil, Marina, People's Park $1,650,000 Median sale $1,952 psf Median PSF $5,200 Median rent 3,251 Transactions 03 D'Leedon D10 / Ardmore, Bukit Timah, Holland Road, Tanglin $2,284,000 Median sale $1,897 psf Median PSF $5,500 Median rent 2,918 Transactions 04 Marina One Residences D01 / Raffles Place, Cecil, Marina, People's Park $1,753,380 Median sale $2,259 psf Median PSF $5,500 Median rent 2,729 Transactions 05 Treasure at Tampines D18 / Tampines, Pasir Ris $1,488,000 Median sale $1,652 psf Median PSF $3,300 Median rent 2,370 Transactions 06 Reflections at Keppel Bay D04 / Telok Blangah, Harbourfront $2,292,500 Median sale $1,710 psf Median PSF $7,200 Median rent 2,167 Transactions 07 J Gateway D22 / Jurong $1,247,500 Median sale $1,899 psf Median PSF $4,000 Median rent 2,063 Transactions 08 Parc Esta D14 / Geylang, Eunos $1,620,000 Median sale $2,200 psf Median PSF $4,400 Median rent 2,046 Transactions 09 Stirling Residences D03 / Queenstown, Tiong Bahru $1,510,000 Median sale $2,307 psf Median PSF $4,500 Median rent 2,035 Transactions 10 City Square Residences D08 / Little India $1,905,000 Median sale $1,941 psf Median PSF $4,400 Median rent 1,963 Transactions 11 Watertown D19 / Serangoon Garden, Hougang, Punggol $955,000 Median sale $1,586 psf Median PSF $3,100 Median rent 1,954 Transactions 12 Sims Urban Oasis D14 / Geylang, Eunos $1,200,000 Median sale $1,775 psf Median PSF $3,300 Median rent 1,917 Transactions

Quick answers

Short answers based on the current data view.

What is the fastest way to check a condo asking price?

Search the project, compare recent sale price and PSF, then check nearby projects only if the project data is thin.

Should I negotiate if the asking price is above the median?

Usually yes, unless the unit has a clear reason to justify the premium.

Can rent prove the sale price is fair?

No. Rent can support the price, especially for investors, but sale comparables and PSF still matter.

Keep researching this decision

These are the next pages that usually help after reading this guide.

Is this sale price fair?Compare total price, PSF and tenure before offering.What is this condo worth?Turn transaction evidence into a value range.Sale price rankingsOpen premium sale benchmarks before narrowing in.Stamp duty calculatorEstimate BSD and ABSD before planning cash.

Compare the data pages

Open the pages behind this read before treating any one number as final.

Normanton ParkD05 / Pasir Panjang, Hong Leong Garden, Clementi New TownThe Sail @ Marina BayD01 / Raffles Place, Cecil, Marina, People's ParkD'LeedonD10 / Ardmore, Bukit Timah, Holland Road, TanglinMarina One ResidencesD01 / Raffles Place, Cecil, Marina, People's ParkAll condo projectsSearch every private project page with rent, sale, PSF and tenure signals.All districtsCompare district-level rent, sale price, PSF and transaction depth.

Suggested properties

Project pages connected to this guide, with rent, sale, tenure and transaction signals.

D05 3,588 transactions Normanton Park Pasir Panjang, Hong Leong Garden, Clementi New Town Median rent$3,900 Median sale$1.6M Sale PSF$1,858 Rent Strong Sale Strong 99-year leasehold from 2019 · Updated Jul 2026 D01 3,251 transactions The Sail @ Marina Bay Raffles Place, Cecil, Marina, People's Park Median rent$5,200 Median sale$1.7M Sale PSF$1,952 Rent Strong Sale Strong 99-year leasehold from 2002 · Updated Jul 2026 D10 2,918 transactions D'Leedon Ardmore, Bukit Timah, Holland Road, Tanglin Median rent$5,500 Median sale$2.3M Sale PSF$1,897 Rent Strong Sale Strong 99-year leasehold from 2010 · Updated Jul 2026 D01 2,729 transactions Marina One Residences Raffles Place, Cecil, Marina, People's Park Median rent$5,500 Median sale$1.8M Sale PSF$2,259 Rent Strong Sale Strong 99-year leasehold from 2011 · Updated Jul 2026 D18 2,370 transactions Treasure at Tampines Tampines, Pasir Ris Median rent$3,300 Median sale$1.5M Sale PSF$1,652 Rent Strong Sale Strong 99-year leasehold from 2018 · Updated Jul 2026 D04 2,167 transactions Reflections at Keppel Bay Telok Blangah, Harbourfront Median rent$7,200 Median sale$2.3M Sale PSF$1,710 Rent Strong Sale Strong 99-year leasehold from 2006 · Updated Jul 2026