Nearly Half of New CCR Private Homes Now Priced Between S$2M and S$3M

SRI Research data analyst Mohan Sandrasegeran noted that across the overall market, new homes priced under S$3 million accounted for 70 per cent of transactions in the first half of 2026. While transactions above S$3 million also increased, the growth was noticeably smaller. In the CCR specifically, the trend toward more accessible pricing has been pronounced, with nearly half of new private home transactions now falling in the S$2 million to under S$3 million bracket.

This shift is largely driven by developers offering smaller unit sizes with lower entry-point pricing. The median size of new CCR private condos has been shrinking steadily since 2015, declining from 861 square feet to about 732 square feet last year. PropNex executive chairman Ismail Gafoor pointed to recent launches such as Upperhouse@Orchard Boulevard, River Green, River Modern, and Skye at Holland, which have all sold at prices exceeding S$2,800 per square foot. Apart from Skye at Holland, where the average unit price is close to S$3 million, the other three projects’ average unit prices all exceed S$3 million.

Huttons Group senior analyst Lee Ben Feng observed that private condo prices in the CCR are becoming more accessible to a broader base of Singaporean citizens and permanent residents. He noted that the average household size fell from 3.39 a decade ago to 3.06 last year, signalling shrinking demand for large units and growing appetite for compact layouts. At the same time, median household income rose from S$8,839 ten years ago to S$12,446 last year, expanding the pool of buyers who can afford CCR homes at these price points.

Ismail Gafoor added that this reflects developers responding to shifting buyer demographics. “This shows the market is catering to buyers’ demand. In the CCR, focusing on smaller unit sizes, lower entry-point floor plans, and high-quality design has allowed per-square-foot prices to remain at CCR’s traditionally high levels while making total quantum more manageable for a wider audience,” he said.

Analysts are unanimous that lower total prices do not weaken the CCR’s premium positioning. Mohan Sandrasegeran emphasised that high-end projects are defined by more than just price, encompassing design features, brand image, product characteristics, and unit layout quality. “You can’t simply interpret CCR’s high-end positioning as weakened because of prices,” he said.

He noted that prices being more affordable does not diminish CCR’s standing, and that Districts 9, 10, and 11 will continue to be Singapore’s premium residential areas. Developers in the CCR are expanding the range of housing choices available, primarily benefiting buyers attracted by the area’s unique characteristics, brand recognition, and comprehensive amenities. The trend also reflects how developers are broadening the CCR’s appeal while maintaining the per-square-foot premiums that define the district.