In June 2025, the most profitable condo resale came from a freehold unit in District 11 (Newton/Novena), where the seller walked away with a S$3.6 million gain. But is that the most interesting deal this month? In this edition of Condo Cash or Crash, we spotlight the biggest resale gains of June, both in the prime central districts and in the often-overlooked areas further from the city centre.
Table of contents
Most profitable condo sales in June 2025
| Project | Area (sqft) | Price (S$) | PSF (S$) | Profit (S$) | Years Held | Annualised Gain (S$) |
| Sky@Eleven (D11) | 2,712 | 6,000,000 | 2,212 | 3,592,000 | 18.3 | 196,741 |
| The Tessarina (D10) | 1,614 | 3,813,000 | 2,362 | 2,395,000 | 22.3 | 107,551 |
| Thomson 800 (D11) | 1,625 | 3,218,000 | 1,980 | 2,318,000 | 19.1 | 121,457 |
| Sommerville Grandeur (D10) | 1,830 | 3,870,000 | 2,115 | 2,020,000 | 29.4 | 68,765 |
| Ocean Park (D15) | 1,302 | 2,800,000 | 2,151 | 2,007,000 | 23.8 | 84,202 |
| The Calrose (D26) | 1,528 | 2,800,000 | 1,832 | 1,942,000 | 19.1 | 101,887 |
| The Tresor (D10) | 1,399 | 3,738,000 | 2,672 | 1,908,000 | 16.1 | 118,338 |
| Emerald Garden (D1) | 1,528 | 3,516,888 | 2,302 | 1,886,888 | 18.3 | 102,870 |
| Volari (D10) | 2,175 | 6,080,000 | 2,795 | 1,840,000 | 8.3 | 221,650 |
| RiverGate (D9) | 2,077 | 5,900,000 | 2,841 | 1,800,000 | 12.4 | 145,097 |
A unit at Sky @ Eleven recently fetched a S$3.6 million profit, the highest gain recorded in June 2025. As seen in most months, the highest profits came from either freehold or 999-year leasehold projects. There were no top gains from 99-year leasehold condos. Most of these sales also followed a long-term holding pattern. However, one exception was a unit at Volari, which made over S$1.8 million in profit after just eight years.
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Low-floor unit at Sky @ Eleven sold for S$6 million
On June 5, a 4-bedroom unit at Sky @ Eleven was sold for S$6 million, translating to S$2,212 psf. The 2,721-sqft unit was on the 7th floor, which is considered a lower floor within the 42-storey condo. However, it still fetched a higher price than some of the recent sales of higher-floor units in the development. In fact, there are only four transactions to date with prices reaching S$6 million at Sky @ Eleven, and this unit is the only one located on the lower floor.
Completed in 2010, Sky @ Eleven is located along Thomson Lane and consists of 273 freehold units. The seller of this particular unit had originally bought the property in March 2007 for S$2.4 million, or around S$888 psf. This resulted in a gain of nearly S$3.6 million over 18 years, which works out to approximately S$197,000 per year. For comparison, last month’s most profitable sale was a 4-bedder at Maplewoods, which earned about S$190,000 per year over a 21-year holding period.
Highest annual condo profit in June 2025
Though the absolute gain wasn’t the largest, the S$1.8 million profit from this month’s sale at Volari mentioned before translated to an annualised gain of about S$221,650. This makes it the highest profitable resale in June 2025 in terms of yearly returns. Volari, located in District 10, is a boutique freehold development with just 85 units. Developed by CDL and completed in 2012, it has seen relatively few transactions over the years.
The recent transaction, which fetched S$6.08 million, is actually the highest resale price ever recorded at Volari. The seller had purchased the unit in 2017 for S$4.24 million, also from the resale market. Interestingly, the first owner who bought the unit from the developer in 2009 sold it at a loss of around S$287,000 after holding it for eight years. As always, market timing plays a big role in property value.
What’s also worth noting is Volari’s performance compared to the rest of the freehold condo market in District 10. Over the past five years, resale prices here have climbed at nearly triple the pace (see the graph below). In 2020, Volari’s average PSF trailed the district average by about 10%. Today, it’s selling at nearly 9% above the district’s average.
Other than the Volari unit, another sale in District 10 made a similar high return this June. A 2,260-sqft unit at Four Seasons Park condo sold for S$7.5 million (S$3,319 psf) after 7 years of holding. The seller walked away with a profit of about S$1.5 million, and while it didn’t make it to the top 10 profitable condo sales of the month, the gain translated to approximately S$214,874 per year.
Condo resale in District 10 and District 11
Have you noticed how much this article focuses on Districts 10 and 11?
These two districts, both part of the Core Central Region (CCR), consistently rank among the most prominent areas in Singapore’s private property scene. However, when we zoom in on the freehold segment, recent trends suggest that District 10 has shown more stability compared to District 11 when it comes to resale price growth.
Freehold condo resale price growth over the past year
Over the past year, freehold resale prices in District 10 have moved steadily on a quarterly basis. The most notable increase came between Q4 2024 and Q1 2025, with prices rising by more than 4%. In contrast, District 11 has shown more price fluctuations, mirroring the broader ups and downs seen across Singapore’s freehold condo market.
Median capital gain of condo resale in 2025
When it comes to capital gains, both District 10 and District 11 have also consistently outperformed the national average by a wide margin. While the data for June has yet to be released, 99.co’s latest condo resale flash report from May 2025 offers a good snapshot.
According to the report, the median capital gain in District 10 was S$547,000, while District 11 posted a slightly higher median of S$597,000. For context, the median refers to the middle value in a set of transactions. It means half of the sellers made more than that amount, and half made less. It’s often a better indicator than the average, especially when there are extreme outliers.
| Median Capital Gain (S$) | Jan | Feb | Mar | Apr | May | Jun |
| District 10 | 500,000 | 790,000 | 630,000 | 692,000 | 547,000 | N/A |
| District 11 | 550,000 | 509,000 | 504,000 | 641,000 | 597,000 | N/A |
| Overall SG | 404,000 | 377,000 | 358,000 | 401,000 | 365,000 | N/A |
In comparison, the median capital gain across all districts in Singapore was just S$365,000 in that month, highlighting how much stronger resale performance tends to be in the Core Central Region.
Available listings under S$1.5 million
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Quick update: New capital gain records in the North
Away from the city centre, Singapore’s northern districts quietly saw some impressive milestones in June 2025. While the profits may not match those from the Core Central Region, they reflect rising confidence and shifting value in less-central locations. With ongoing urban transformation across the island, it’s becoming clearer that strong capital gains aren’t exclusive to prime districts.
S$1.942 million in District 26 (Mandai/Upper Thomson)
One of this month’s most interesting deals came from The Calrose in District 26, as seen in the top 10 profitable sales above. A 3-bedroom unit, located on the ground floor of the 5-storey freehold development, was sold for S$2.8 million. The seller had purchased the unit back in 2006 for just S$858,000, which means the value more than tripled over 19 years. That’s an impressive absolute gain of around S$1.942 million.
While the annual return isn’t particularly high due to the long holding period, the absolute gain sets a new capital gain record for District 26. It also challenges the common assumption that ground-floor units are less desirable, proving that long-term ownership can make even the most unassuming units highly rewarding.
S$1.32 million in District 27 (Sembawang/Yishun)
Further north in District 27, Northwood condo also recorded the highest-ever profit on a resale transaction. A spacious 2,336-sqft, 4-bedroom unit at Block 62 was sold for S$2.488 million, or S$1,065 psf. The seller had bought this freehold unit in 2007 for S$1.167 million, resulting in a gain of S$1.32 million.
That’s more than double the original purchase price, although the holding period of 18 years brings the average annual return to only about S$73,362. Still, this deal sets a new benchmark for the district, showing that sizeable, freehold units in the North can quietly yield strong results over time.
Enjoying this in-depth analysis? 99.co Condo Cash or Crash covers monthly notable transactions in Singapore’s private property market.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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