Many buyers tell me the same thing: “I want a private condo with real family space (at least 1,000 sqft), but I don’t want to pay more than $1 million total.”
In today’s market, that combination is extremely rare. I went through every private condo resale transaction in 2025 (EdgeProp/URA data). Result? Only about 20 units across the whole island sold under $1M with 1,000+ sqft.
Most of those 20 were one-off sales – hard to find another unit when you’re ready to buy.
But four projects had repeated sales that fit exactly this criteria. That means more units changed hands, more owners are open to selling, and therefore these projects give you the highest chance of finding and buying a unit that meets your strict space + price requirement.
Here are your best-shot projects if big space and affordable price are non-negotiable:
1. Melville Park (Simei/Tampines, District 18) – Highest Chance in the East
- 2025 deals fitting criteria: 5 units (most in the list!)
- Typical size & price: 1,000–1,200 sqft at $900k–$965k (~$920–$950 PSF)
- Why good chance: Largest number of matching sales → more owners willing to sell, better liquidity.
- Bonus: Full condo facilities, near Simei MRT, Eastpoint Mall, good schools. Great for families.
2. Parkview Apartments (Bukit Batok, District 23) – Solid West-Side Option
- 2025 deals fitting criteria: 2 units
- Typical size & price: ~1,100–1,160 sqft at $985k–$1M
- Why good chance: Proven recent sales in this price-space range.
- Bonus: Quiet, near Bukit Batok MRT & nature parks.
3. Regent Heights (Bukit Batok East, District 23) – Resort Feel in the West
- 2025 deals fitting criteria: 2 units
- Typical size & price: 1,023 sqft around $950k–$983k
- Why good chance: Multiple owners sold at this level – realistic pricing.
- Bonus: Resort-style facilities (cascading pool, tennis, putting green), lush views.
4. Suites 28 (Geylang, District 14) – Freehold City-Fringe Pick
- 2025 deals fitting criteria: 2 units
- Typical size & price: ~1,000–1,055 sqft at $868k–$888k
- Why good chance: Recent sales prove it’s possible here.
- Bonus: Freehold (rare at this price), near Aljunied MRT & Paya Lebar.
The “Holy Trinity” Insight: Age, Space, Price – Something Has to Give
In Singapore property, I always talk about the holy trinity: Age, Space, and Price.
You can rarely get all three perfect at once.
- Want brand-new (young age) + big space? Price will be very high.
- Want brand-new + low price? Space will be small (shoebox).
- Want big space + low price? Then age has to take a back seat.
All these projects are older (1990s–2010s), not shiny new launches. But that’s exactly why they can offer 1,000+ sqft under $1M. You trade newer finishes for real living space and lower monthly loan – a trade-off many families are happy to make.
Insights
- Best chance = repeated sales: Projects with multiple matching transactions are where you should focus your search. More supply = higher probability of finding your unit.
- Act fast: These deals are disappearing. As overall prices rise, even older condos are crossing $1M for larger units.
- Value sweet spot: $850–$950 PSF for full facilities and good location is hard to beat today.
- Practical tip: Set alerts on PropertyGuru/99.co/EdgeProp for these four projects. When a matching unit lists, view quickly – they move fast.
If big space and staying under $1M are your top priorities, these four condos are realistically your best shots right now.
Need help shortlisting or arranging viewings? Just drop me a message!
(Data from EdgeProp/URA, full year 2025. Always verify latest caveats.)
Which project appeals to you most? Let me know in the comments!
