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Project sizing — small or large, and what it does to price

Should you buy a boutique 50-unit block, a 150-unit project, a 300-unit one, or a 400-plus development — and is “300 and above” already about the same? To answer it cleanly we hold the two things that usually dominate price constant: we compare every project only against its same-tenure neighbours in the same MRT catchment, so location and tenure are fixed and the only thing changing is the number of units. Then we read the $psf across size bands — once for Freehold, once for 99-year leasehold, because those are two different buyers with two different answers.

TL;DR

The answer, in one line each

If you buy Freehold

Aim for ~150–300 units

Bigger pays — up to a point.

Freehold $psf climbs steadily with size: a boutique (≤50 units) trades about -5% below its freehold neighbours, and the premium builds to a peak around 200–300 units (~+12%). Past ~300 it broadly plateaus — 300, 500 or more are about the same. Only buy a sub-50-unit freehold if it’s a genuine trophy address; otherwise you’re paying a small-project discount.

If you buy 99-year Leasehold

Get to 300+ units; never go small

Scale is a threshold you must clear.

Small leasehold is punished hard: ≤50 units trade about -16% below their leasehold neighbours, and under 100 units stays deeply discounted. $psf jumps once you pass ~100–200 units, then flattens — 300, 500 and 800-unit projects sit within a whisker of each other. For leasehold, clear the scale threshold (aim 300+ for full facilities and a liquid resale market); size beyond that barely moves $psf.

The size–price curve

Each line is median $psf by project size, measured against same-tenure neighbours in the same MRT catchment (the 0% line = “trades exactly at the local median”). Read left-to-right as projects get bigger. Freehold (green) keeps climbing then levels off; leasehold (amber) starts far lower for small projects, then catches up and plateaus.

Median $psf vs same-tenure neighbours, by project size
-25%-20%-15%-10%-5%+0%+5%+10%+15%localmedian≤5051–100101–200201–300301–500501–800800+Project size (number of units) →Freehold · ≤50 units · -5% vs local median · n=673-5%Freehold · 51–100 units · +0% vs local median · n=331+0%Freehold · 101–200 units · +7% vs local median · n=216+7%Freehold · 201–300 units · +12% vs local median · n=72+12%Freehold · 301–500 units · +9% vs local median · n=46+9%Freehold · 501–800 units · +12% vs local median · n=16+12%99-year LH · ≤50 units · -16% vs local median · n=17-16%99-year LH · 51–100 units · -13% vs local median · n=31-13%99-year LH · 101–200 units · -1% vs local median · n=62-1%99-year LH · 201–300 units · -1% vs local median · n=53-1%99-year LH · 301–500 units · +0% vs local median · n=131+0%99-year LH · 501–800 units · +0% vs local median · n=141+0%99-year LH · 800+ units · +4% vs local median · n=43+4%Freehold99-yr LHEach point = median$psf of that size bandvs its same-tenureneighbours (0% line).
The same figures — % above/below same-tenure local median; n = projects in each band.
Project sizeFreehold $psf vs localn99-LH $psf vs localn
≤50-5%673-16%17
51–100+0%331-13%31
101–200+7%216-1%62
201–300+12%72-1%53
301–500+9%46+0%131
501–800+12%16+0%141
800++38%3+4%43
How to read it. Positive = that size band trades above comparable neighbours; negative = below. Because we compare each project only to same-tenure projects in the same catchment, location and tenure are held fixed — what remains is the effect of size. Bands with very few projects (e.g. 800+ freehold, which barely exists) are shown for completeness but lightly — trust the bands with larger n.

Why freehold and leasehold answer differently

Freehold owns its land forever, so even a small block holds value — the small-project discount is mild, and buyers reward size gradually (more facilities, a deeper resale pool) until it saturates around 200–300 units. Leasehold has no permanent land value to fall back on, so what you’re really buying is the development itself — its facilities, management and resale liquidity. A tiny leasehold project offers little of that and a wasting lease on top, which is why small 99-year projects trade at such a steep discount. Once a leasehold development is big enough to carry full condo facilities and an active resale market (~200–300+ units), it prices like its peers — and going even bigger adds almost nothing.

For an investor the practical rule falls out cleanly: freehold — the mid-large band (150–300 units) is the value sweet spot; leasehold — treat 300 units as a floor, not a target, and choose between 300/500/800 on location and quality rather than size.

See the clusters on the map

Every private project, coloured and sized by how many units it has — small (amber) to large (green). Toggle to Freehold or 99-year leasehold to see, in any neighbourhood, the mix of small and large projects sitting side by side — the comparable clusters this whole analysis is built on. Click any dot to open its project page.

Projects by size — toggle tenure; darker/larger dots are bigger projects.
≤5051–100101–200201–300301–500501–800800+dot size also grows with project size

99-year leasehold, area by area

The curve above pools the whole island, which can feel abstract. So here are two real leasehold heartlands in plain numbers. For each, we group the 99-year projects by size band and show how many there are, their median $psf, a typical price, and how new they are. Read each table top-to-bottom — small projects first, large projects last.

Example 1 · Hougang & Serangoon
A mature north-east estate — projects around Serangoon, Kovan, Hougang, Bartley, Woodleigh & Buangkok
UnitsProjectsMedian $psfTypical priceMedian TOPExamples
≤1005
$1,124$1.4M2001Kovan Grandeur, The Sunnydale
101–2004
$1,649$1.1M2014Bartley Vue, Cardiff Residence
301–50011
$1,608$1.5M2012Kovan Regency, The Scala
501–80015
$1,872$1.5M2016The Woodleigh Residences, Forest Woods
800+6
$1,868$1.4M2022Park Colonial, Bartley Ridge
Example 2 · Sengkang & Punggol
A young new town — projects around Sengkang, Punggol & the LRT loop
UnitsProjectsMedian $psfTypical priceMedian TOPExamples
201–3001
$1,334$1.1M2015Seletar Park Residence
301–50012
$1,403$1.3M2015Rivertrees Residences, Waterbay
501–80021
$1,525$1.4M2016Ola, Parc Centros
800+7
$1,638$1.2M2017La Fiesta, Watertown

The simple answer for these two estates

Hougang & Serangoon (mature estate): the low $psf you see in the ≤100-unit band is a handful of small, old blocks (~2001) — cheap on paper, but aging leasehold with few facilities and limited upside. The strongest $psf sits in the large, newer projects: 500–800 units (~$1,870) and 800+ (~$1,870) trade about the same, so scale stops paying past ~500 units. Buy a large, newer development (300–800 units); don’t chase a tiny old block for its low headline price, and don’t pay extra for 800+ over 500.

Sengkang & Punggol (young new town): there are almost no small projects here — the town was built as large condos, nearly all 300+ units. And $psf keeps climbing with size: 300–500 (~$1,400) → 500–800 (~$1,520) → 800+ (~$1,640). The mega-developments lead. Go as large as your budget allows — the 800-unit landmark projects hold the top $psf.

Bottom line for leasehold new towns: size is your friend — clear ~300 units. In a young town like Punggol the biggest projects lead; in a mature one like Hougang the gains flatten past ~500. Small leasehold blocks are the weak spot in both.

Freehold, area by area — Farrer Park

Now the same lens on a freehold city-fringe pocket: Farrer Park, where Serangoon Road meets Jalan Besar. It’s the perfect test case because the area is packed with tiny freehold blocks — so we can ask directly whether “freehold” alone is enough, or whether size still matters even when the land is yours forever.

Farrer Park — freehold
Freehold projects around Farrer Park, Boon Keng, Bendemeer & Little India
UnitsProjectsMedian $psfTypical priceMedian TOPExamples
≤10063
$1,494$1.1M2009The Ranz, Novena Suites
101–2007
$1,818$1.2M2015The Arcady At Boon Keng, One St Michael'S
201–3003
$1,682$1.8M2012Parc Emily, Cityscape @Farrer Park
800+1
$2,066$1.9M2009City Square Residences

The simple answer for Farrer Park

This pocket is flooded with small freehold projects — more than 50 of them are under 50 units — and those are exactly the ones trading at the lowest $psf (~$1,410). Being freehold does not rescue a tiny block. Step up to a 100–200-unit project and $psf is ~$1,820 (about +29%), and the one large freehold development in the area — the 910-unit City Square Residences — tops the lot at ~$2,060. Same tenure, same neighbourhood: the bigger, full-facility projects simply hold a higher $psf.

What to buy here: don’t be seduced by a cheap-looking “freehold” shoebox block — in Farrer Park those are the laggards, and they can be slow to resell. Favour the larger freehold projects (100+ units, ideally the big full-facility ones) for a stronger $psf and an easier exit. Freehold protects the land value; scale is what protects the price.

Deeper evidence — apples-to-apples cohorts

Zooming out from single catchments, here are three cohorts that fix age and tenure across the whole island and let price spread — each shown as a map (dots coloured by $psf), a bubble chart (price vs unit size) and the full table. They corroborate the curve above: within a fixed vintage and tenure, scale and format lift $psf in the heartland, while in the prime freehold core address does the work.

1 · Prime freehold, one vintage (D9/10/11, 2012–2018)

84 freehold projects of the same era — tenure and age held fixed.

In prime freehold, unit format beats project size

Median $psf spans $1,550–$6,013 (3.9×). It tracks unit size (corr +0.67) far more than the number of units (+0.04) — here scarcity and large-format luxury, not scale, set the price.

Where they are — darker/larger = higher $psf. Click a dot for the project.
Price vs unit size — bubble = units, colour = district.
$1,193$2,228$3,264$4,299$5,335$6,370691,0191,9692,9183,8684,818Median unit size (sqft) →Median $psf →Leedon Residence — D10 · $2,828 psf · ~2,131 sqft · 381 units · TOP 2015The Trizon — D10 · $2,150 psf · ~1,894 sqft · 289 units · TOP 2012Cyan — D10 · $2,731 psf · ~1,130 sqft · 278 units · TOP 2014Sophia Residence — D9 · $2,082 psf · ~1,453 sqft · 272 units · TOP 20148 Saint Thomas — D9 · $2,964 psf · ~1,302 sqft · 250 units · TOP 2018Parvis — D10 · $2,414 psf · ~1,991 sqft · 248 units · TOP 2012Viva — D11 · $2,801 psf · ~1,346 sqft · 235 units · TOP 2012Espada — D9 · $2,366 psf · ~452 sqft · 232 units · TOP 2013The Laurels — D9 · $2,850 psf · ~883 sqft · 229 units · TOP 2013Goodwood Residence — D10 · $2,812 psf · ~2,486 sqft · 210 units · TOP 2013Trilight — D11 · $2,509 psf · ~1,195 sqft · 205 units · TOP 2012Waterscape At Cavenagh — D9 · $2,117 psf · ~1,313 sqft · 200 units · TOP 201426 Newton — D11 · $2,217 psf · ~775 sqft · 180 units · TOP 2016Cube 8 — D11 · $1,991 psf · ~926 sqft · 177 units · TOP 2013Lincoln Suites — D11 · $2,137 psf · ~1,098 sqft · 175 units · TOP 2014Gramercy Park — D10 · $2,858 psf · ~2,153 sqft · 174 units · TOP 20166 Derbyshire — D11 · $1,970 psf · ~732 sqft · 168 units · TOP 2017Urban Suites — D9 · $2,794 psf · ~1,604 sqft · 165 units · TOP 2013The Vermont On Cairnhill — D9 · $2,572 psf · ~1,335 sqft · 158 units · TOP 2013368 Thomson — D11 · $1,844 psf · ~872 sqft · 157 units · TOP 2014Nouvel 18 — D10 · $3,138 psf · ~1,765 sqft · 156 units · TOP 2014The Glyndebourne — D11 · $2,394 psf · ~1,981 sqft · 150 units · TOP 2013L'Viv — D11 · $2,272 psf · ~990 sqft · 147 units · TOP 2013Robin Residences — D10 · $2,397 psf · ~775 sqft · 134 units · TOP 2015The Boutiq — D9 · $2,250 psf · ~877 sqft · 130 units · TOP 2014New Futura — D9 · $4,088 psf · ~2,691 sqft · 124 units · TOP 2017Loft @ Nathan — D10 · $1,854 psf · ~463 sqft · 121 units · TOP 2014Stellar Rv — D10 · $1,880 psf · ~538 sqft · 120 units · TOP 2015Gilstead Two — D11 · $2,194 psf · ~775 sqft · 110 units · TOP 2014Rv Edge — D10 · $2,097 psf · ~420 sqft · 108 units · TOP 2013Adria — D11 · $2,046 psf · ~850 sqft · 105 units · TOP 2013Starlight Suites — D9 · $2,023 psf · ~850 sqft · 105 units · TOP 2014Centennia Suites — D9 · $2,859 psf · ~1,787 sqft · 97 units · TOP 2013Rv Suites — D10 · $1,806 psf · ~538 sqft · 96 units · TOP 2012Robin Suites — D10 · $2,308 psf · ~463 sqft · 92 units · TOP 2016One Balmoral — D10 · $2,681 psf · ~1,184 sqft · 91 units · TOP 2016Nathan Residences — D10 · $2,027 psf · ~775 sqft · 91 units · TOP 2013Volari — D10 · $2,446 psf · ~2,034 sqft · 85 units · TOP 2012Miro — D11 · $1,602 psf · ~1,346 sqft · 85 units · TOP 2012Ardmore Three — D10 · $3,450 psf · ~1,776 sqft · 84 units · TOP 2014Devonshire Residences — D9 · $2,060 psf · ~506 sqft · 84 units · TOP 2015Holland Residences — D10 · $2,281 psf · ~1,356 sqft · 83 units · TOP 2012Liv On Wilkie — D9 · $2,313 psf · ~527 sqft · 81 units · TOP 20173 Orchard By-The-Park — D10 · $3,605 psf · ~2,260 sqft · 77 units · TOP 20171919 — D9 · $2,210 psf · ~700 sqft · 75 units · TOP 2015Hallmark Residences — D10 · $1,793 psf · ~1,501 sqft · 75 units · TOP 20158 Bassein — D11 · $1,550 psf · ~452 sqft · 74 units · TOP 2015Tomlinson Heights — D10 · $3,913 psf · ~2,745 sqft · 70 units · TOP 2014Verdure — D10 · $2,172 psf · ~1,593 sqft · 69 units · TOP 201210 Shelford — D11 · $1,991 psf · ~452 sqft · 69 units · TOP 2014Residences @ Killiney — D9 · $2,258 psf · ~1,550 sqft · 68 units · TOP 2012Suites @ Newton — D11 · $2,157 psf · ~603 sqft · 67 units · TOP 2016The Mercury — D10 · $2,039 psf · ~635 sqft · 67 units · TOP 2012Goodwood Grand — D10 · $2,709 psf · ~1,044 sqft · 65 units · TOP 2017Nathan Suites — D10 · $2,239 psf · ~1,808 sqft · 65 units · TOP 2014Urban Resort Condominium — D9 · $2,404 psf · ~2,121 sqft · 64 units · TOP 2013Liv On Sophia — D9 · $2,312 psf · ~538 sqft · 64 units · TOP 2016Buckley Classique — D11 · $2,166 psf · ~1,410 sqft · 64 units · TOP 2014Skyline 360 @ St Thomas Walk — D9 · $2,290 psf · ~2,131 sqft · 61 units · TOP 2012The Peak @ Cairnhill Ii — D9 · $2,096 psf · ~904 sqft · 60 units · TOP 2015Madison Residences — D10 · $2,321 psf · ~1,464 sqft · 56 units · TOP 2012Lush On Holland Hill — D10 · $2,134 psf · ~1,561 sqft · 56 units · TOP 2012Novena Regency — D11 · $1,828 psf · ~560 sqft · 55 units · TOP 2015Twentyone Angullia Park — D9 · $3,748 psf · ~2,314 sqft · 54 units · TOP 2014Cluny Park Residence — D10 · $2,261 psf · ~1,216 sqft · 52 units · TOP 2016The Peak @ Cairnhill I — D9 · $2,048 psf · ~592 sqft · 52 units · TOP 2014Treasure On Balmoral — D10 · $2,497 psf · ~1,883 sqft · 48 units · TOP 2012The Asana — D10 · $2,483 psf · ~635 sqft · 48 units · TOP 2017Oxley Edge — D9 · $1,903 psf · ~436 sqft · 45 units · TOP 2016Loft @ Stevens — D10 · $2,243 psf · ~414 sqft · 44 units · TOP 2013Le Nouvel Ardmore — D10 · $4,682 psf · ~3,886 sqft · 43 units · TOP 2014The Mkz — D9 · $1,858 psf · ~603 sqft · 42 units · TOP 2014Loft@Holland — D10 · $2,518 psf · ~323 sqft · 41 units · TOP 2014Hijauan — D9 · $1,984 psf · ~877 sqft · 41 units · TOP 2015Three Balmoral — D10 · $2,135 psf · ~1,292 sqft · 40 units · TOP 2016Sculptura Ardmore — D10 · $6,013 psf · ~3,277 sqft · 34 units · TOP 2014Ferrell Residences — D10 · $2,063 psf · ~1,841 sqft · 34 units · TOP 2012Sage — D10 · $3,135 psf · ~4,564 sqft · 33 units · TOP 2012M5 — D10 · $2,037 psf · ~608 sqft · 33 units · TOP 2018Stevens Suites — D10 · $1,800 psf · ~1,109 sqft · 32 units · TOP 2013Bishopsgate Residences — D10 · $3,084 psf · ~2,928 sqft · 29 units · TOP 2012Suites @ Shrewsbury — D11 · $1,930 psf · ~334 sqft · 15 units · TOP 2012Oxley Residence — D9 · $2,157 psf · ~2,573 sqft · 12 units · TOP 2014Jade Garden — D10 · $1,560 psf · ~1,760 sqft · 12 units · TOP 2012
D9D10D11bubble = units

The ceiling is Sculptura Ardmore (D10) at $6,013 psf; the floor 8 Bassein near $1,550. Both freehold, both ~a decade old — the gap is address and unit format.

All 84 projects — sorted by $psf.
ProjectDistrictLease leftTOPUnitsSize$psfMedian price
Sculptura ArdmoreD10Freehold2014343,277$6,013$18.88M
Le Nouvel ArdmoreD10Freehold2014433,886$4,682$18.48M
New FuturaD9Freehold20171242,691$4,088$8.90M
Tomlinson HeightsD10Freehold2014702,745$3,913$10.29M
Twentyone Angullia ParkD9Freehold2014542,314$3,748$9.75M
3 Orchard By-The-ParkD10Freehold2017772,260$3,605$8.10M
Ardmore ThreeD10Freehold2014841,776$3,450$6.15M
Nouvel 18D10Freehold20141561,765$3,138$5.68M
SageD10Freehold2012334,564$3,135$12.80M
Bishopsgate ResidencesD10Freehold2012292,928$3,084$10.68M
8 Saint ThomasD9Freehold20182501,302$2,964$3.46M
Centennia SuitesD9Freehold2013971,787$2,859$5.10M
Gramercy ParkD10Freehold20161742,153$2,858$6.79M
The LaurelsD9Freehold2013229883$2,850$2.47M
Leedon ResidenceD10Freehold20153812,131$2,828$6.10M
Goodwood ResidenceD10Freehold20132102,486$2,812$6.85M
VivaD11Freehold20122351,346$2,801$3.48M
Urban SuitesD9Freehold20131651,604$2,794$5.08M
CyanD10Freehold20142781,130$2,731$2.71M
Goodwood GrandD10Freehold2017651,044$2,709$2.64M
One BalmoralD10Freehold2016911,184$2,681$2.66M
The Vermont On CairnhillD9Freehold20131581,335$2,572$3.37M
Loft@HollandD10Freehold201441323$2,518$858,888
TrilightD11Freehold20122051,195$2,509$2.98M
Treasure On BalmoralD10Freehold2012481,883$2,497$4.74M
The AsanaD10Freehold201748635$2,483$1.49M
VolariD10Freehold2012852,034$2,446$4.70M
ParvisD10Freehold20122481,991$2,414$4.28M
Urban Resort CondominiumD9Freehold2013642,121$2,404$5.25M
Robin ResidencesD10Freehold2015134775$2,397$1.86M
The GlyndebourneD11Freehold20131501,981$2,394$4.30M
EspadaD9Freehold2013232452$2,366$1.09M
Madison ResidencesD10Freehold2012561,464$2,321$3.86M
Liv On WilkieD9Freehold201781527$2,313$1.21M
Liv On SophiaD9Freehold201664538$2,312$1.23M
Robin SuitesD10Freehold201692463$2,308$1.10M
Skyline 360 @ St Thomas WalkD9Freehold2012612,131$2,290$4.35M
Holland ResidencesD10Freehold2012831,356$2,281$2.92M
L'VivD11Freehold2013147990$2,272$1.93M
Cluny Park ResidenceD10Freehold2016521,216$2,261$2.93M
Residences @ KillineyD9Freehold2012681,550$2,258$3.60M
The BoutiqD9Freehold2014130877$2,250$1.79M
Loft @ StevensD10Freehold201344414$2,243$905,000
Nathan SuitesD10Freehold2014651,808$2,239$4.31M
26 NewtonD11Freehold2016180775$2,217$1.75M
1919D9Freehold201575700$2,210$1.49M
Gilstead TwoD11Freehold2014110775$2,194$1.73M
VerdureD10Freehold2012691,593$2,172$2.81M
Buckley ClassiqueD11Freehold2014641,410$2,166$3.23M
Suites @ NewtonD11Freehold201667603$2,157$1.29M
Oxley ResidenceD9Freehold2014122,573$2,157$5.90M
The TrizonD10Freehold20122891,894$2,150$3.38M
Lincoln SuitesD11Freehold20141751,098$2,137$2.35M
Three BalmoralD10Freehold2016401,292$2,135$2.25M
Lush On Holland HillD10Freehold2012561,561$2,134$3.30M
Waterscape At CavenaghD9Freehold20142001,313$2,117$2.54M
Rv EdgeD10Freehold2013108420$2,097$856,500
The Peak @ Cairnhill IiD9Freehold201560904$2,096$1.89M
Sophia ResidenceD9Freehold20142721,453$2,082$2.69M
Ferrell ResidencesD10Freehold2012341,841$2,063$3.80M
Devonshire ResidencesD9Freehold201584506$2,060$1.12M
The Peak @ Cairnhill ID9Freehold201452592$2,048$1.20M
AdriaD11Freehold2013105850$2,046$1.80M
The MercuryD10Freehold201267635$2,039$1.32M
M5D10Freehold201833608$2,037$1.32M
Nathan ResidencesD10Freehold201391775$2,027$1.58M
Starlight SuitesD9Freehold2014105850$2,023$1.68M
10 ShelfordD11Freehold201469452$1,991$889,000
Cube 8D11Freehold2013177926$1,991$1.66M
HijauanD9Freehold201541877$1,984$1.74M
6 DerbyshireD11Freehold2017168732$1,970$1.59M
Suites @ ShrewsburyD11Freehold201215334$1,930$695,000
Oxley EdgeD9Freehold201645436$1,903$895,000
Stellar RvD10Freehold2015120538$1,880$1.03M
The MkzD9Freehold201442603$1,858$990,000
Loft @ NathanD10Freehold2014121463$1,854$880,000
368 ThomsonD11Freehold2014157872$1,844$1.55M
Novena RegencyD11Freehold201555560$1,828$1.17M
Rv SuitesD10Freehold201296538$1,806$1.03M
Stevens SuitesD10Freehold2013321,109$1,800$2.00M
Hallmark ResidencesD10Freehold2015751,501$1,793$3.13M
MiroD11Freehold2012851,346$1,602$2.10M
Jade GardenD10Freehold2012121,760$1,560$2.75M
8 BasseinD11Freehold201574452$1,550$838,000

2 · 99-year new towns, one build wave (2015–2020)

84 leasehold projects in the mass-market OCR new towns, same age and lease balance.

Location and scale set the spread

A tighter $1,200–$2,168 (1.8×). Smaller units carry a higher $psf (size corr -0.33, the quantum effect) and larger developments trade higher (units corr +0.27) — the same scale premium the curve above shows for leasehold.

Where they are — darker/larger = higher $psf. Click a dot for the project.
Price vs unit size — bubble = units, colour = district.
$1,123$1,347$1,572$1,796$2,021$2,2454246107959811,1661,352Median unit size (sqft) →Median $psf →High Park Residences — D28 · $1,648 psf · ~667 sqft · 1,376 units · TOP 2019Sol Acres — D23 · $1,527 psf · ~872 sqft · 1,327 units · TOP 2018Kingsford Waterbay — D19 · $1,458 psf · ~689 sqft · 1,157 units · TOP 2018Watertown — D19 · $1,706 psf · ~603 sqft · 992 units · TOP 2017Coco Palms — D18 · $1,696 psf · ~904 sqft · 944 units · TOP 2018North Park Residences — D27 · $1,859 psf · ~700 sqft · 920 units · TOP 2018Riversails — D19 · $1,477 psf · ~947 sqft · 920 units · TOP 2016D'Nest — D18 · $1,516 psf · ~936 sqft · 912 units · TOP 2017The Palette — D18 · $1,548 psf · ~1,066 sqft · 892 units · TOP 2015A Treasure Trove — D19 · $1,638 psf · ~1,044 sqft · 882 units · TOP 2015La Fiesta — D19 · $1,783 psf · ~840 sqft · 810 units · TOP 2016Botanique At Bartley — D19 · $2,009 psf · ~721 sqft · 797 units · TOP 2019The Terrace — D19 · $1,525 psf · ~1,076 sqft · 747 units · TOP 2017J Gateway — D22 · $2,138 psf · ~678 sqft · 738 units · TOP 2016Twin Waterfalls — D19 · $1,572 psf · ~1,109 sqft · 728 units · TOP 2015Lake Grande — D22 · $1,893 psf · ~775 sqft · 710 units · TOP 2019Bartley Residences — D19 · $1,795 psf · ~904 sqft · 702 units · TOP 2015The Topiary — D28 · $1,536 psf · ~1,055 sqft · 700 units · TOP 2016Lakeville — D22 · $1,839 psf · ~936 sqft · 696 units · TOP 2017Ripple Bay — D18 · $1,410 psf · ~786 sqft · 679 units · TOP 2015The Tampines Trilliant — D18 · $1,741 psf · ~1,012 sqft · 670 units · TOP 20151 Canberra — D27 · $1,309 psf · ~1,055 sqft · 665 units · TOP 2015Symphony Suites — D27 · $1,366 psf · ~797 sqft · 660 units · TOP 2018Forestville — D25 · $1,200 psf · ~1,195 sqft · 653 units · TOP 2016Bellewaters — D19 · $1,527 psf · ~1,130 sqft · 651 units · TOP 2017The Brownstone — D27 · $1,528 psf · ~947 sqft · 638 units · TOP 2017The Visionaire — D27 · $1,501 psf · ~980 sqft · 632 units · TOP 2018Q Bay Residences — D18 · $1,495 psf · ~829 sqft · 630 units · TOP 2016Rivercove Residences — D19 · $1,628 psf · ~1,076 sqft · 628 units · TOP 2020Parc Life — D27 · $1,406 psf · ~1,055 sqft · 628 units · TOP 2018The Alps Residences — D18 · $1,512 psf · ~700 sqft · 626 units · TOP 2019The Luxurie — D19 · $1,668 psf · ~936 sqft · 622 units · TOP 2015Parc Centros — D19 · $1,716 psf · ~764 sqft · 618 units · TOP 2016Jewel @ Buangkok — D19 · $1,794 psf · ~775 sqft · 616 units · TOP 2016River Isles — D19 · $1,525 psf · ~1,173 sqft · 610 units · TOP 2015The Santorini — D18 · $1,498 psf · ~904 sqft · 597 units · TOP 2017Riversound Residence — D19 · $1,442 psf · ~1,066 sqft · 590 units · TOP 2015Bellewoods — D25 · $1,345 psf · ~1,152 sqft · 561 units · TOP 2017Riverbank @ Fernvale — D28 · $1,476 psf · ~1,012 sqft · 555 units · TOP 2017Hillion Residences — D23 · $1,772 psf · ~474 sqft · 546 units · TOP 2017Lake Life — D22 · $1,466 psf · ~1,119 sqft · 546 units · TOP 2016Wandervale — D23 · $1,546 psf · ~1,098 sqft · 534 units · TOP 2018Hundred Palms Residences — D19 · $1,901 psf · ~969 sqft · 531 units · TOP 2019Flo Residence — D19 · $1,468 psf · ~1,012 sqft · 530 units · TOP 2016The Hillier — D23 · $1,510 psf · ~624 sqft · 528 units · TOP 2016Signature At Yishun — D27 · $1,267 psf · ~1,098 sqft · 525 units · TOP 2017H2O Residences — D28 · $1,494 psf · ~883 sqft · 521 units · TOP 2015Forest Woods — D19 · $2,168 psf · ~926 sqft · 519 units · TOP 2020The Vales — D19 · $1,612 psf · ~915 sqft · 517 units · TOP 2017Le Quest — D23 · $1,655 psf · ~807 sqft · 516 units · TOP 2020Citylife@Tampines — D18 · $1,654 psf · ~1,249 sqft · 514 units · TOP 2016Kingsford Hillview Peak — D23 · $1,469 psf · ~775 sqft · 512 units · TOP 2017Ecopolitan — D19 · $1,416 psf · ~1,195 sqft · 512 units · TOP 2016Skypark Residences — D27 · $1,438 psf · ~1,302 sqft · 506 units · TOP 2016The Criterion — D27 · $1,362 psf · ~1,017 sqft · 505 units · TOP 2018Treasure Crest — D19 · $1,570 psf · ~1,076 sqft · 504 units · TOP 2018Inz Residence — D23 · $1,456 psf · ~1,033 sqft · 497 units · TOP 2019Sea Horizon — D18 · $1,278 psf · ~1,302 sqft · 495 units · TOP 2016Boathouse Residences — D19 · $1,418 psf · ~915 sqft · 493 units · TOP 2015Rivertrees Residences — D28 · $1,622 psf · ~947 sqft · 487 units · TOP 2017Eco Sanctuary — D23 · $1,626 psf · ~775 sqft · 483 units · TOP 2016Westwood Residences — D22 · $1,395 psf · ~1,033 sqft · 480 units · TOP 2017The Rainforest — D23 · $1,478 psf · ~1,130 sqft · 466 units · TOP 2015Vue 8 Residence — D18 · $1,479 psf · ~1,038 sqft · 463 units · TOP 2017The Nautical — D27 · $1,288 psf · ~990 sqft · 435 units · TOP 2015The Skywoods — D23 · $1,709 psf · ~990 sqft · 420 units · TOP 2016Skies Miltonia — D27 · $1,280 psf · ~743 sqft · 420 units · TOP 2016Twin Fountains — D25 · $1,331 psf · ~1,119 sqft · 418 units · TOP 2016Hillsta — D23 · $1,366 psf · ~624 sqft · 396 units · TOP 2016Heron Bay — D19 · $1,388 psf · ~1,227 sqft · 394 units · TOP 2015Stars Of Kovan — D19 · $1,934 psf · ~743 sqft · 390 units · TOP 2019Waterbay — D19 · $1,498 psf · ~1,114 sqft · 383 units · TOP 2016Lush Acres — D28 · $1,449 psf · ~1,130 sqft · 380 units · TOP 2016Stratum — D18 · $1,382 psf · ~775 sqft · 380 units · TOP 2016Kovan Regency — D19 · $2,000 psf · ~893 sqft · 378 units · TOP 2015The Amore — D19 · $1,487 psf · ~1,098 sqft · 378 units · TOP 2016Sea Esta — D18 · $1,320 psf · ~1,001 sqft · 376 units · TOP 2015Waterwoods — D19 · $1,498 psf · ~1,281 sqft · 373 units · TOP 2015Northwave — D25 · $1,262 psf · ~980 sqft · 358 units · TOP 2019Woodhaven — D25 · $1,406 psf · ~700 sqft · 298 units · TOP 2015Seletar Park Residence — D28 · $1,334 psf · ~872 sqft · 276 units · TOP 2015The Wisteria — D27 · $1,381 psf · ~710 sqft · 216 units · TOP 2018Nine Residences — D27 · $1,332 psf · ~710 sqft · 186 units · TOP 2015Midtown Residences — D19 · $1,596 psf · ~646 sqft · 160 units · TOP 2016
D18D19D22D23D25D27D28bubble = units

Priciest is Forest Woods (D19, $2,168), an MRT-integrated project; cheapest Forestville ($1,200), larger units further out. Same 99-year clock — the gap is transport and quantum.

All 84 projects — sorted by $psf.
ProjectDistrictLease leftTOPUnitsSize$psfMedian price
Forest WoodsD19~89 yrs2020519926$2,168$2.12M
J GatewayD22~85 yrs2016738678$2,138$1.25M
Botanique At BartleyD19~87 yrs2019797721$2,009$1.27M
Kovan RegencyD19~85 yrs2015378893$2,000$1.51M
Stars Of KovanD19~88 yrs2019390743$1,934$1.32M
Hundred Palms ResidencesD1999-yr2019531969$1,901$1.80M
Lake GrandeD22~88 yrs2019710775$1,893$1.31M
North Park ResidencesD27~88 yrs2018920700$1,859$1.31M
LakevilleD22~86 yrs2017696936$1,839$1.38M
Bartley ResidencesD19~84 yrs2015702904$1,795$1.49M
Jewel @ BuangkokD19~85 yrs2016616775$1,794$1.28M
La FiestaD19~85 yrs2016810840$1,783$1.28M
Hillion ResidencesD23~86 yrs2017546474$1,772$820,000
The Tampines TrilliantD18~84 yrs20156701,012$1,741$1.59M
Parc CentrosD19~85 yrs2016618764$1,716$1.26M
The SkywoodsD23~85 yrs2016420990$1,709$1.48M
WatertownD19~84 yrs2017992603$1,706$960,000
Coco PalmsD18~81 yrs2018944904$1,696$1.29M
The LuxurieD19~84 yrs2015622936$1,668$1.26M
Le QuestD2399-yr2020516807$1,655$1.22M
Citylife@TampinesD18~85 yrs20165141,249$1,654$1.73M
High Park ResidencesD28~87 yrs20191,376667$1,648$1.01M
A Treasure TroveD19~84 yrs20158821,044$1,638$1.42M
Rivercove ResidencesD1999-yr20206281,076$1,628$1.59M
Eco SanctuaryD23~85 yrs2016483775$1,626$1.15M
Rivertrees ResidencesD28~86 yrs2017487947$1,622$1.23M
The ValesD19~87 yrs2017517915$1,612$1.25M
Midtown ResidencesD19~86 yrs2016160646$1,596$910,000
Twin WaterfallsD19~84 yrs20157281,109$1,572$1.46M
Treasure CrestD1999-yr20185041,076$1,570$1.55M
The PaletteD18~83 yrs20158921,066$1,548$1.37M
WandervaleD2399-yr20185341,098$1,546$1.47M
The TopiaryD28~85 yrs20167001,055$1,536$1.39M
The BrownstoneD2799-yr2017638947$1,528$1.30M
BellewatersD19~86 yrs20176511,130$1,527$1.47M
Sol AcresD23~87 yrs20181,327872$1,527$1.16M
River IslesD19~85 yrs20156101,173$1,525$1.39M
The TerraceD19~86 yrs20177471,076$1,525$1.40M
D'NestD18~83 yrs2017912936$1,516$1.13M
The Alps ResidencesD1899-yr2019626700$1,512$995,000
The HillierD23~84 yrs2016528624$1,510$925,000
The VisionaireD27~88 yrs2018632980$1,501$1.38M
WaterbayD19~85 yrs20163831,114$1,498$1.36M
WaterwoodsD19~86 yrs20153731,281$1,498$1.38M
The SantoriniD18~86 yrs2017597904$1,498$1.12M
Q Bay ResidencesD18~85 yrs2016630829$1,495$1.20M
H2O ResidencesD28~83 yrs2015521883$1,494$1.19M
The AmoreD19~86 yrs20163781,098$1,487$1.35M
Vue 8 ResidenceD18~85 yrs20174631,038$1,479$1.39M
The RainforestD23~84 yrs20154661,130$1,478$1.37M
RiversailsD19~84 yrs2016920947$1,477$1.25M
Riverbank @ FernvaleD28~86 yrs20175551,012$1,476$1.22M
Kingsford Hillview PeakD23~85 yrs2017512775$1,469$1.03M
Flo ResidenceD19~84 yrs20165301,012$1,468$1.24M
Lake LifeD22~86 yrs20165461,119$1,466$1.45M
Kingsford WaterbayD19~87 yrs20181,157689$1,458$1.00M
Inz ResidenceD23~88 yrs20194971,033$1,456$1.45M
Lush AcresD28~86 yrs20163801,130$1,449$1.40M
Riversound ResidenceD19~84 yrs20155901,066$1,442$1.42M
Skypark ResidencesD27~86 yrs20165061,302$1,438$1.58M
Boathouse ResidencesD19~84 yrs2015493915$1,418$1.24M
EcopolitanD19~85 yrs20165121,195$1,416$1.39M
Ripple BayD18~84 yrs2015679786$1,410$1.09M
WoodhavenD25~84 yrs2015298700$1,406$845,000
Parc LifeD2799-yr20186281,055$1,406$1.35M
Westwood ResidencesD2299-yr20174801,033$1,395$1.34M
Heron BayD19~85 yrs20153941,227$1,388$1.37M
StratumD18~85 yrs2016380775$1,382$888,000
The WisteriaD27~88 yrs2018216710$1,381$999,000
HillstaD23~84 yrs2016396624$1,366$790,000
Symphony SuitesD27~87 yrs2018660797$1,366$1.06M
The CriterionD27~87 yrs20185051,017$1,362$1.25M
BellewoodsD25~86 yrs20175611,152$1,345$1.34M
Seletar Park ResidenceD28~84 yrs2015276872$1,334$1.15M
Nine ResidencesD27~86 yrs2015186710$1,332$928,750
Twin FountainsD25~85 yrs20164181,119$1,331$1.25M
Sea EstaD18~85 yrs20153761,001$1,320$1.25M
1 CanberraD27~85 yrs20156651,055$1,309$1.25M
The NauticalD27~84 yrs2015435990$1,288$1.10M
Skies MiltoniaD27~85 yrs2016420743$1,280$943,000
Sea HorizonD18~86 yrs20164951,302$1,278$1.47M
Signature At YishunD27~87 yrs20175251,098$1,267$1.25M
NorthwaveD2599-yr2019358980$1,262$1.23M
ForestvilleD25~85 yrs20166531,195$1,200$1.27M

3 · Aging leaseholds on the same clock (~55–72 years left)

104 leasehold estates (150+ units) with a similar slice of lease remaining — the en-bloc belt.

Same lease left, location is everything

Even with lease decay held roughly constant, $psf ranges $838–$2,123 (2.5×). Neither unit size (-0.19) nor project size (-0.14) explains it — where the land sits does.

Where they are — darker/larger = higher $psf. Click a dot for the project.
Price vs unit size — bubble = units, colour = district.
$735$1,033$1,331$1,630$1,928$2,2267881,1011,4151,7282,0422,355Median unit size (sqft) →Median $psf →Melville Park — D18 · $961 psf · ~1,044 sqft · 1,232 units · TOP 1996Bayshore Park — D16 · $1,313 psf · ~936 sqft · 1,083 units · TOP 1986The Bayshore — D16 · $1,387 psf · ~1,012 sqft · 1,038 units · TOP 1997Mandarin Gardens — D15 · $1,298 psf · ~1,550 sqft · 1,006 units · TOP 1986Caribbean At Keppel Bay — D4 · $1,943 psf · ~1,275 sqft · 969 units · TOP 2004Parc Oasis — D22 · $1,231 psf · ~1,227 sqft · 950 units · TOP 1994Costa Del Sol — D16 · $1,960 psf · ~1,346 sqft · 906 units · TOP 2004Northvale — D23 · $1,107 psf · ~1,270 sqft · 762 units · TOP 1998The Gardens At Bishan — D20 · $1,783 psf · ~1,152 sqft · 756 units · TOP 2004The Floravale — D22 · $1,110 psf · ~1,313 sqft · 754 units · TOP 2000Costa Rhu — D15 · $1,620 psf · ~1,647 sqft · 737 units · TOP 1997Queens — D3 · $1,807 psf · ~1,184 sqft · 722 units · TOP 2002Aquarius By The Park — D16 · $1,332 psf · ~1,206 sqft · 720 units · TOP 2001Northoaks — D25 · $911 psf · ~1,249 sqft · 720 units · TOP 2000Yew Mei Green — D23 · $1,076 psf · ~1,292 sqft · 712 units · TOP 2000Woodsvale — D25 · $921 psf · ~1,292 sqft · 696 units · TOP 2000Palm Gardens — D23 · $1,078 psf · ~1,206 sqft · 694 units · TOP 2000Dover Parkview — D5 · $1,459 psf · ~969 sqft · 686 units · TOP 1997The Rivervale — D19 · $1,127 psf · ~1,302 sqft · 671 units · TOP 2000Castle Green — D26 · $1,375 psf · ~1,152 sqft · 664 units · TOP 1997Pine Grove — D21 · $1,027 psf · ~1,755 sqft · 660 units · TOP NoneGuilin View — D23 · $1,207 psf · ~1,259 sqft · 655 units · TOP 1999Eastpoint Green — D18 · $1,174 psf · ~1,130 sqft · 646 units · TOP 1999Regent Heights — D23 · $1,058 psf · ~1,023 sqft · 645 units · TOP 1999Parc Vista — D22 · $1,147 psf · ~1,119 sqft · 638 units · TOP 1998Maysprings — D23 · $1,175 psf · ~1,292 sqft · 636 units · TOP 1998Heritage View — D5 · $1,654 psf · ~1,195 sqft · 618 units · TOP 2000Orchid Park Condominium — D27 · $1,023 psf · ~1,060 sqft · 615 units · TOP 1994Simei Green Condominium — D18 · $1,097 psf · ~1,195 sqft · 602 units · TOP 1999Regentville — D19 · $1,176 psf · ~1,152 sqft · 580 units · TOP 1999Regent Grove — D23 · $1,021 psf · ~1,173 sqft · 553 units · TOP 2000The Tropica — D18 · $1,321 psf · ~1,238 sqft · 537 units · TOP 2000Parkview Apartments — D23 · $990 psf · ~1,119 sqft · 532 units · TOP 1998Sanctuary Green — D15 · $1,674 psf · ~1,216 sqft · 522 units · TOP 2004Simsville — D14 · $1,443 psf · ~1,238 sqft · 522 units · TOP 1998Pebble Bay — D15 · $1,856 psf · ~1,894 sqft · 510 units · TOP 1997River Place — D3 · $1,823 psf · ~1,001 sqft · 509 units · TOP 2000Chiltern Park — D19 · $1,579 psf · ~1,270 sqft · 500 units · TOP 1995The Florida — D19 · $1,109 psf · ~1,302 sqft · 496 units · TOP 2000Rivervale Crest — D19 · $1,061 psf · ~1,206 sqft · 490 units · TOP 2002East Meadows — D16 · $1,293 psf · ~1,216 sqft · 482 units · TOP 2002Kerrisdale — D8 · $1,661 psf · ~1,259 sqft · 481 units · TOP 2005The Mayfair — D22 · $1,216 psf · ~1,184 sqft · 452 units · TOP 2000Water Place — D15 · $1,915 psf · ~1,227 sqft · 437 units · TOP 2004Yishun Emerald — D27 · $1,138 psf · ~1,206 sqft · 436 units · TOP 2002Villa Marina — D15 · $1,340 psf · ~1,281 sqft · 432 units · TOP 1999Summerdale — D22 · $1,011 psf · ~1,270 sqft · 432 units · TOP 2000The Clearwater — D16 · $1,401 psf · ~1,356 sqft · 420 units · TOP 2001Elias Green — D18 · $965 psf · ~1,528 sqft · 419 units · TOP 1994Central Green Condominium — D3 · $1,746 psf · ~1,292 sqft · 412 units · TOP 1995Chestervale — D23 · $1,040 psf · ~1,410 sqft · 396 units · TOP 1999Windermere — D23 · $1,034 psf · ~1,453 sqft · 395 units · TOP 1999Evergreen Park — D19 · $1,110 psf · ~1,076 sqft · 394 units · TOP 1999Seasons Park — D26 · $1,300 psf · ~1,249 sqft · 390 units · TOP 1997Tanglin View — D3 · $1,913 psf · ~1,152 sqft · 384 units · TOP 2001Yishun Sapphire — D27 · $1,106 psf · ~1,216 sqft · 380 units · TOP 2001The Springbloom — D19 · $1,608 psf · ~1,302 sqft · 372 units · TOP 1999Seletar Springs Condominium — D28 · $1,062 psf · ~1,335 sqft · 362 units · TOP 2000Loyang Valley — D17 · $931 psf · ~1,507 sqft · 362 units · TOP 1985Faber Crest — D5 · $1,282 psf · ~1,259 sqft · 360 units · TOP 2001Astoria Park — D14 · $1,320 psf · ~979 sqft · 354 units · TOP 1995Spring Grove — D10 · $1,798 psf · ~1,389 sqft · 325 units · TOP 1996Pinevale — D18 · $1,142 psf · ~1,292 sqft · 322 units · TOP 1999Bishan Park Condominium — D20 · $1,448 psf · ~1,346 sqft · 320 units · TOP 1994Gardenvista — D21 · $1,981 psf · ~1,130 sqft · 318 units · TOP 2006Oleander Towers — D12 · $1,604 psf · ~1,152 sqft · 318 units · TOP 1998West Bay Condominium — D5 · $1,186 psf · ~1,216 sqft · 318 units · TOP 1994Eastvale — D18 · $1,054 psf · ~1,195 sqft · 312 units · TOP 1999Amaryllis Ville — D11 · $2,123 psf · ~980 sqft · 311 units · TOP 2004Euphony Gardens — D27 · $962 psf · ~1,200 sqft · 304 units · TOP 2001Lakepoint Condominium — D22 · $838 psf · ~1,884 sqft · 304 units · TOP NoneThe Tanamera — D16 · $1,216 psf · ~1,324 sqft · 288 units · TOP 1994Emerald Park — D3 · $1,572 psf · ~947 sqft · 280 units · TOP 1993Westmere — D22 · $1,173 psf · ~1,249 sqft · 280 units · TOP 1999Bedok Court — D16 · $1,048 psf · ~2,271 sqft · 280 units · TOP 1985Regent Park — D5 · $1,358 psf · ~958 sqft · 276 units · TOP 1997Far Horizon Gardens — D20 · $1,124 psf · ~1,389 sqft · 270 units · TOP 1986Stratford Court — D16 · $1,143 psf · ~1,248 sqft · 268 units · TOP 1998Central Grove — D14 · $1,383 psf · ~1,216 sqft · 262 units · TOP 2001Cavendish Park — D21 · $1,566 psf · ~1,227 sqft · 254 units · TOP 1996Sunrise Gardens — D28 · $1,100 psf · ~1,292 sqft · 252 units · TOP 1998Duchess Crest — D10 · $1,934 psf · ~1,571 sqft · 251 units · TOP 1998Woodgrove Condominium — D25 · $1,003 psf · ~1,518 sqft · 248 units · TOP 1999Tropical Spring — D18 · $1,217 psf · ~1,378 sqft · 242 units · TOP 2002Westcove Condominium — D5 · $1,132 psf · ~1,206 sqft · 234 units · TOP 1998Rafflesia Condominium — D20 · $1,605 psf · ~1,195 sqft · 230 units · TOP 2003Modena — D18 · $1,203 psf · ~1,496 sqft · 230 units · TOP 2001The Quayside — D9 · $1,673 psf · ~1,389 sqft · 228 units · TOP 1998Seasons View — D20 · $1,529 psf · ~1,141 sqft · 224 units · TOP 2000Casafina — D16 · $1,265 psf · ~1,281 sqft · 224 units · TOP 1999Tanglin Regency — D10 · $1,710 psf · ~877 sqft · 210 units · TOP 1998Bishan 8 — D20 · $1,922 psf · ~1,163 sqft · 200 units · TOP 1999High Oak Condominium — D21 · $1,433 psf · ~1,211 sqft · 192 units · TOP 1999Hilltop Grove — D23 · $1,166 psf · ~1,238 sqft · 192 units · TOP 2001The Bencoolen — D7 · $1,676 psf · ~980 sqft · 182 units · TOP 1999Burlington Square — D7 · $1,656 psf · ~872 sqft · 179 units · TOP 1998Astor Green — D21 · $1,510 psf · ~1,378 sqft · 170 units · TOP 1995Tanjong Ria Condominium — D15 · $1,623 psf · ~1,206 sqft · 168 units · TOP 1997Bishan Point — D20 · $1,828 psf · ~1,184 sqft · 164 units · TOP 2005Casuarina Cove — D15 · $1,636 psf · ~1,389 sqft · 160 units · TOP 1996Sunshine Plaza — D7 · $1,571 psf · ~1,044 sqft · 160 units · TOP 2001Aston Mansions — D14 · $1,304 psf · ~1,216 sqft · 159 units · TOP 1998Southaven I — D21 · $1,253 psf · ~1,335 sqft · 157 units · TOP 1997Harbour View Towers — D4 · $1,510 psf · ~1,399 sqft · 154 units · TOP 1994
D3D4D5D7D8D9D10D11D12D14D15D16D17D18D19D20D21D22D23D25D26D27D28bubble = units

Amaryllis Ville (D11) tops it at $2,123; Lakepoint Condominium (D22) sits near $838 — same clock, the market pricing the land and its redevelopment upside. Below ~60 years, financing and CPF limits start to bite.

All 104 projects — sorted by $psf.
ProjectDistrictLease leftTOPUnitsSize$psfMedian price
Amaryllis VilleD11~70 yrs2004311980$2,123$2.03M
GardenvistaD21~72 yrs20063181,130$1,981$1.84M
Costa Del SolD16~70 yrs20049061,346$1,960$2.35M
Caribbean At Keppel BayD4~72 yrs20049691,275$1,943$2.36M
Duchess CrestD10~68 yrs19982511,571$1,934$2.58M
Bishan 8D20~69 yrs19992001,163$1,922$1.75M
Water PlaceD15~71 yrs20044371,227$1,915$2.10M
Tanglin ViewD3~70 yrs20013841,152$1,913$1.95M
Pebble BayD15~67 yrs19975101,894$1,856$3.48M
Bishan PointD20~70 yrs20051641,184$1,828$1.71M
River PlaceD3~68 yrs20005091,001$1,823$1.65M
QueensD3~71 yrs20027221,184$1,807$1.86M
Spring GroveD10~64 yrs19963251,389$1,798$2.20M
The Gardens At BishanD20~70 yrs20047561,152$1,783$1.75M
Central Green CondominiumD3~65 yrs19954121,292$1,746$2.11M
Tanglin RegencyD10~67 yrs1998210877$1,710$1.46M
The BencoolenD7~68 yrs1999182980$1,676$1.48M
Sanctuary GreenD15~70 yrs20045221,216$1,674$1.85M
The QuaysideD9~67 yrs19982281,389$1,673$2.22M
KerrisdaleD8~71 yrs20054811,259$1,661$1.75M
Burlington SquareD7~69 yrs1998179872$1,656$1.30M
Heritage ViewD5~69 yrs20006181,195$1,654$1.85M
Casuarina CoveD15~66 yrs19961601,389$1,636$2.06M
Tanjong Ria CondominiumD15~66 yrs19971681,206$1,623$1.58M
Costa RhuD15~67 yrs19977371,647$1,620$2.26M
The SpringbloomD19~68 yrs19993721,302$1,608$2.02M
Rafflesia CondominiumD20~70 yrs20032301,195$1,605$1.53M
Oleander TowersD12~68 yrs19983181,152$1,604$1.55M
Chiltern ParkD19~64 yrs19955001,270$1,579$1.80M
Emerald ParkD3~64 yrs1993280947$1,572$1.50M
Sunshine PlazaD7~70 yrs20011601,044$1,571$1.45M
Cavendish ParkD21~64 yrs19962541,227$1,566$1.72M
Seasons ViewD20~69 yrs20002241,141$1,529$1.44M
Astor GreenD21~64 yrs19951701,378$1,510$1.64M
Harbour View TowersD4~63 yrs19941541,399$1,510$1.85M
Dover ParkviewD5~66 yrs1997686969$1,459$1.33M
Bishan Park CondominiumD20~64 yrs19943201,346$1,448$1.85M
SimsvilleD14~67 yrs19985221,238$1,443$1.46M
High Oak CondominiumD21~69 yrs19991921,211$1,433$1.50M
The ClearwaterD16~70 yrs20014201,356$1,401$1.58M
The BayshoreD16~66 yrs19971,0381,012$1,387$1.30M
Central GroveD14~70 yrs20012621,216$1,383$1.51M
Castle GreenD26~66 yrs19976641,152$1,375$1.32M
Regent ParkD5~66 yrs1997276958$1,358$1.18M
Villa MarinaD15~68 yrs19994321,281$1,340$1.80M
Aquarius By The ParkD16~69 yrs20017201,206$1,332$1.34M
The TropicaD18~69 yrs20005371,238$1,321$1.45M
Astoria ParkD14~66 yrs1995354979$1,320$1.25M
Bayshore ParkD16~55 yrs19861,083936$1,313$1.25M
Aston MansionsD14~68 yrs19981591,216$1,304$1.22M
Seasons ParkD26~68 yrs19973901,249$1,300$1.29M
Mandarin GardensD15~55 yrs19861,0061,550$1,298$1.88M
East MeadowsD16~71 yrs20024821,216$1,293$1.45M
Faber CrestD5~69 yrs20013601,259$1,282$1.51M
CasafinaD16~69 yrs19992241,281$1,265$1.45M
Southaven ID21~67 yrs19971571,335$1,253$1.55M
Parc OasisD22~64 yrs19949501,227$1,231$1.44M
Tropical SpringD18~70 yrs20022421,378$1,217$1.44M
The MayfairD22~69 yrs20004521,184$1,216$1.27M
The TanameraD16~63 yrs19942881,324$1,216$1.43M
Guilin ViewD23~69 yrs19996551,259$1,207$1.37M
ModenaD18~70 yrs20012301,496$1,203$1.64M
West Bay CondominiumD5~64 yrs19943181,216$1,186$1.18M
RegentvilleD19~69 yrs19995801,152$1,176$1.15M
MayspringsD23~67 yrs19986361,292$1,175$1.20M
Eastpoint GreenD18~69 yrs19996461,130$1,174$1.13M
WestmereD22~69 yrs19992801,249$1,173$1.25M
Hilltop GroveD23~69 yrs20011921,238$1,166$1.18M
Parc VistaD22~68 yrs19986381,119$1,147$1.23M
Stratford CourtD16~68 yrs19982681,248$1,143$1.37M
PinevaleD18~70 yrs19993221,292$1,142$1.21M
Yishun EmeraldD27~71 yrs20024361,206$1,138$1.17M
Westcove CondominiumD5~68 yrs19982341,206$1,132$1.29M
The RivervaleD19~70 yrs20006711,302$1,127$1.35M
Far Horizon GardensD20~55 yrs19862701,389$1,124$1.42M
Evergreen ParkD19~68 yrs19993941,076$1,110$1.07M
The FloravaleD22~70 yrs20007541,313$1,110$1.26M
The FloridaD19~70 yrs20004961,302$1,109$1.31M
NorthvaleD23~68 yrs19987621,270$1,107$1.15M
Yishun SapphireD27~71 yrs20013801,216$1,106$1.27M
Sunrise GardensD28~68 yrs19982521,292$1,100$1.36M
Simei Green CondominiumD18~69 yrs19996021,195$1,097$1.12M
Palm GardensD23~69 yrs20006941,206$1,078$1.25M
Yew Mei GreenD23~70 yrs20007121,292$1,076$1.21M
Seletar Springs CondominiumD28~70 yrs20003621,335$1,062$1.30M
Rivervale CrestD19~70 yrs20024901,206$1,061$1.15M
Regent HeightsD23~68 yrs19996451,023$1,058$1.06M
EastvaleD18~69 yrs19993121,195$1,054$1.12M
Bedok CourtD16~55 yrs19852802,271$1,048$2.20M
ChestervaleD23~70 yrs19993961,410$1,040$1.25M
WindermereD23~70 yrs19993951,453$1,034$1.25M
Pine GroveD21~57 yrs—6601,755$1,027$1.77M
Orchid Park CondominiumD27~64 yrs19946151,060$1,023$970,000
Regent GroveD23~70 yrs20005531,173$1,021$1.10M
SummerdaleD22~70 yrs20004321,270$1,011$1.26M
Woodgrove CondominiumD25~70 yrs19992481,518$1,003$1.34M
Parkview ApartmentsD23~67 yrs19985321,119$990$959,000
Elias GreenD18~64 yrs19944191,528$965$1.28M
Euphony GardensD27~71 yrs20013041,200$962$1.05M
Melville ParkD18~65 yrs19961,2321,044$961$920,000
Loyang ValleyD17~55 yrs19853621,507$931$1.45M
WoodsvaleD25~70 yrs20006961,292$921$1.08M
NorthoaksD25~70 yrs20007201,249$911$1.09M
Lakepoint CondominiumD22~56 yrs—3041,884$838$1.67M

Cross-check — matched pairs

The curve above pools projects; two matched-pairs studies reach the same verdict from a different angle. Each pairs two projects alike in district, tenure, era and MRT distance but differing in size, and compares where each trades today — isolating the size effect one pair at a time.

Boutique vs large

Pair a boutique project against a larger one nearby that is otherwise alike, and the larger project trades at a higher current $psf. The size premium is real; the sweet spot for liquidity and pricing power sits around 300–600 units, and the edge is clearest in the prime districts. Read the full matched-pairs study ›

Medium vs mega

Push from a ~400-unit medium project up to an 800+ unit mega one and $psf still rises in the heartland — about +16% in the OCR (suburbs) and +10% in the RCR (city fringe). But in the prime CCR the pattern flips to roughly flat (~+1% median): at that price point exclusivity outsells scale. Size helps in the heartland; it dilutes in the prime core — the same story the leasehold vs freehold split shows above. Read the full matched-pairs study ›

How is this worked out? — assumptions, data & sources
Data
Median $psf, price and unit size from URA caveats (most recent window used site-wide); units, tenure, completion and coordinates from our database and OneMap.
Size curve
Each project’s $psf is divided by the median $psf of same-tenure projects in its MRT catchment (≤1.2 km; catchments with ≥3 freehold / ≥2 leasehold projects), then aggregated by unit band — holding location and tenure fixed.
Lease-adjusted
All $psf are put on a freehold-equivalent basis first — each 99-year project divided by its remaining-lease discount from our lease-decay curve — so the size effect isn’t a lease-age artefact. This trims the small-leasehold discount slightly (older small blocks also have shorter leases), leaving a cleaner picture of what size alone is worth.
Matched pairs
Cross-checks pair projects alike in district, tenure, era and MRT distance but differing in size.
Correlations
Descriptive Pearson coefficients; control for age and tenure but not floor, facing or condition. Remaining lease is from registered lease commencement (e.g. “99 yrs from 2007”), not TOP.
For educational purposes only — not financial advice; verify independently before transacting.