In today’s condominium resale market, size seems to matter more than ever. Recent transaction data reveals that smaller apartments like studios and 1-bedders are harder to resell and generally less profitable. Meanwhile, older condominiums, often more spacious, are seeing higher demand and rising prices despite their shorter leases.
Let’s dive deeper into this condo resale trend!
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Resale challenges of small condo units
On paper, studio and one-bedroom units seem like attractive entry points for both investors and singles. They come with lower upfront costs, are easier to rent out in the early years, and require less financing. Yet, sellers are discovering that these same advantages don’t always translate into smooth exits.
As reported by The Straits Times, a French national’s recent experience at Marina Bay Residences illustrates the problem. She had bought a 732 sqft 1-bedder for S$1.55 million in 2016. When she put it up for sale in 2022, private home prices were rising and expectations were high.
But it took three long years before she finally let go of the unit in August 2025 for S$1.6 million, just slightly above her purchase price. After factoring in mortgage interest, condo fees, and rental struggles, the result was hardly the “sound investment” she had imagined.
Her story is not an isolated case.
Additional reading: Marina Bay Residences unit lost over S$3 million in just 3 years
Steady demand yet slower price growth
ERA Singapore and URA data covering 146 non-landed private projects between 2019 and 2025 show that about one in four resale transactions involved a studio or 1-bedder. Projects include both freehold and leasehold developments, such as Sophia Residence, One Amber, Marina Bay Residences, Reflections at Keppel Bay, JadeScape, etc. While demand has been steady, resale performance trails larger units in multiple ways: slower price growth, thinner profits, and longer marketing periods.
Additional reading: Spacious 5-bedder at JadeScape nets S$1.7M in 7 years
From 2019 to 2024, prices for studios and 1-bedders rose at an average of 3% annually, compared with 5% to 8% for 2 to 5-bedroom apartments. Profitability gaps are also stark: 89% of 1-bedders resold at a profit, versus 93% for 2-bedders, 95% for 3- and 4-bedders, and nearly 99% for 5-bedders.
Compact layouts vs. evolving lifestyles
What makes small units less appealing on resale? One reason is functionality. Compact layouts leave little flexibility for evolving lifestyles. Singles may initially find them sufficient, but once life circumstances change — whether marriage, children, or even the need for a home office — buyers tend to stretch for larger spaces.
At the same time, competition from new launches is intensifying. Developers today are squeezing more bedrooms into smaller footprints, sometimes fitting three bedrooms into just 800 to 900 sqft.
Think of River Green, which has 3-bedders spanning 883 sqft, or Springleaf Residences, which offers a 3-bedroom unit as small as 768 sqft. These two are among the most well-received new launches of 2025. Against this backdrop, older 1-bedders might lose appeal, as newer projects offer more perceived “value” for the same or smaller size.
Additional reading: River Green compact units offer an attractive entry into CCR
As of early September 2025, 99.co listings reflected this dynamic: 252 studio units and 4,359 1-bedders built between 2010 and 2025 were up for resale. Many of these were repeats, but the sheer volume underlined how supply is outweighing demand in this segment.
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Rising demand for older, spacious condos
In contrast, older leasehold condominiums, particularly those built in the 1980s or earlier, are drawing a fresh wave of buyers. At least 40 years old, these projects were once seen as past their prime. But resale data suggests they are enjoying renewed popularity, largely thanks to their spacious layouts and relatively affordable prices compared with new launches.
Data from URA and Realion Research shows a clear trend. In 2018, 101 such leasehold condos were resold at a median price of S$914 psf. By 2024, volumes more than tripled to 323, with the median psf price rising to S$1,109. In just the first seven months of 2025, another 215 transactions were recorded at a median of S$1,115 psf.
Space and value create demand, pushing prices higher
The appeal is straightforward: space and value. In a market where newer condos often sacrifice size for lower prices, older units stand out for their larger layouts. It’s not uncommon to find 3-bedroom apartments exceeding 1,600 sqft, compared with some new launches where a 3-bedder usually comes in under 1,000 sqft.
Take Lagoon View in Marine Parade as an example. This 48-year-old leasehold development with 51 years of lease remaining has recently seen spacious 1,646 sqft units transact between S$1.7 million and S$1.97 million, or at a median price of S$1,087 psf. That’s up from S$767 psf in 2015.
A current listing for a 1,646 sqft unit at Lagoon View is asking S$2.1 million, or S$1,276 psf — still significantly cheaper per square foot than many newer projects, while offering far more space.
Buyers are noticing. Retirees in their 60s and 70s, often downsizing from landed properties, are a growing demographic in this market. They appreciate the roomy layouts for a comfortable retirement, while still being able to free up funds for other needs. Younger families, too, are open to older condos if the price works out, particularly when these developments are located in mature estates with established amenities.
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Small vs. older spacious units: Why the divergence?
The diverging fortunes of these segments, compact 1-bedders versus ageing but roomy condos, boil down to how buyers balance trade-offs.
For small units, the trade-off is clear: affordability at entry, but limited growth and liquidity at exit. These units appeal to a narrow pool, mainly singles and investors, and face stiff competition from newer projects with smarter layouts.
Older condos, meanwhile, carry their own risks: shorter leases, higher maintenance needs, and potential financing challenges as banks impose stricter loan limits on developments with fewer years left. Yet the upside is undeniable: More space, more comfort, and in some cases, potential en bloc value if the land is attractive.
Market psychology also plays a role. As private home prices climb, many buyers reassess what their money can buy. For some, paying S$2,479 psf for a brand-new leasehold condo with under 1,000 sqft feels steep. In comparison, an older 1,600 sqft unit at S$1,100 psf looks like a bargain, even if it comes with a shorter remaining lease.
The financing hurdle
Still, financing remains a practical hurdle for buyers of older condos. Banks reduce Loan-to-Value (LTV) ratios as the remaining lease shortens, sometimes declining financing altogether if the lease dips below 30 years. This means buyers often need to stump up larger cash or CPF outlays, narrowing the pool of eligible purchasers.
That said, mortgage rates have also eased in 2025, with fixed packages for private properties ranging between 1.7% and 2.4%. While this makes monthly instalments lighter, financial institutions still urge buyers to weigh long-term affordability carefully.
What this means for sellers and buyers
For sellers of small units, the lesson is sobering. Entry-level condos may seem like easy investments, but the exit can be slow and less profitable than expected. Factoring in an exit strategy before purchase is critical, especially as more compact but “smarter” new launches enter the market.
For buyers, especially those prioritising space and value, older condos represent a compelling option despite their age. Larger layouts, mature estate locations, and lower psf prices create a strong counterbalance to concerns over lease length and maintenance. Some may even view them as long-term bets for collective sales, given their sizeable land plots.
Wrapping up
Ultimately, the condo resale market is splitting along lifestyle lines. Singles and short-term investors still drive demand for small 1-bedders, though profitability remains modest. Families, retirees, and buyers seeking long-term comfort are increasingly leaning toward older, more spacious homes.
As household sizes shrink and affordability pressures grow, both segments will continue to have their place. But current trends suggest the market is rewarding size and liveability more than compact efficiency.
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".
Looking to sell your property?
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Any articles or insights for older 2 bedder freehold projects available for sales , especially distressed assets?
Hi, Fenny. Appreciate your interest! We’ll be contacting you directly by email to share more insights on older 2-bedder freehold projects.