Full List of Condo that TOP in 2025 and 2024

Introduction

If you’re reading this, chances are you’re hunting for a brand new TOP condo that you can move in immediately. Essentially a new launch condo without 3 years wait for it to be fully constructed.

From experience, most buyers in your shoes are focused on three key things:

• First, you want a full and accurate list of all the condos that have TOP-ed in 2024 and 2025.
• Second, you want to filter this list down to projects in locations that you would consider living in.
• Third, you want to understand which developments are not just livable, but also have strong investment upside.

In this article, we’ll address all three pointers. Let’s start with the full list of TOP condos.

We are Decoupling Expertise

Before committing the next 5 mins reading this article, it helps to know who is behind the pen.
We are a team of specialist realtor that specialises in helping our readers research, shortlist and purchase investment properties.

We believe in delivering informational value upfront without obligations through practical, detailed and data backed long form articles.
If you like a more personalised solution tailored to your current consideration drop us a whatsapp text.

Full List of Condos that Have TOP in 2025 and 2024

As property researchers, we have an unhealthy obsession with collecting data.

In our effort to help you choose the right condo for both home stay and investment, we’ve amassed significant data pertaining to attributes for these condo developments that have recently TOP.

But instead of overwhelming you with too much data at once, we’ll start with a clean overview, grouped by completion year and region. This way, you can quickly narrow down your shortlist based on location. After that, we’ll progressively add more filters and insights to give you deeper insights into each project.

Project Name	Tenure	Completion	No of units	Neighbourhood	URA Zoning
MIDTOWN MODERN	99 yrs FROM 2019	2025	558	Bugis	CCR
MIDTOWN BAY	99 yrs FROM 2018	2024	219	Bugis	CCR
The Landmark	99 yrs FROM 2020	2025	396	Outram	CCR
One Pearl Bank	99 yrs FROM 2019	2024	774	Outram	CCR
Irwell Hill Residences	99 yrs FROM 2020	2024	540	River Valley	CCR
THE AVENIR	Freehold	2024	376	River Valley	CCR
THE REEF AT KING’S DOCK	99 yrs FROM 2021	2024	429	HarbourFront	CCR
PULLMAN RESIDENCES NEWTON	Freehold	2025	340	Newton	CCR
Hyll on Holland	Freehold	2024	319	Holland Road	CCR
ONE HOLLAND VILLAGE RESIDENCES	99 yrs FROM 2018	2024	296	Holland Village	CCR
PENROSE	99 yrs FROM 2019	2024	566	Geylang	RCR
CLAVON	99 yrs FROM 2019	2024	640	Clementi	RCR
Forett@Bukit Timah	Freehold	2024	633	Upper Bukit Timah	RCR
Ki Residences at Brookvale	999 yrs FROM 1885	2024	660	Upper Bukit Timah	RCR
Meyer Mansion	Freehold	2024	200	Meyer Road	RCR
North Gaia	99 yrs FROM 2021	2025	616	Yishun	OCR
PASIR RIS 8	99 yrs FROM 2021	2025	487	Pasir Ris	OCR
The Commodore	99 yrs FROM 2020	2024	219	Canberra	OCR
THE WATERGARDENS AT CANBERRA	99 yrs FROM 2020	2024	448	Canberra	OCR
PROVENCE RESIDENCE	99 yrs FROM 2020	2024	413	Canberra	OCR

Enriched List: Condos with Strong Livability Attributes

Addressing the consideration for buyers that are more agnostic towards location, whereby you are not specific about living within only 1 neighbourhood. But is open to consider living in a couple of areas. 

We have further enriched the list with key livability factor like 

• Proximity to primary school
• Distance to nearest MRT station
• Distance to nearest mall

This should help give a 2nd level overview into the livability attributes of the condo development which will also translate to future resale demand.

Project Name	No of units	Neighbourhood	Reputable School(s) Within 1km	Distance to Nearest MRT Station	Nearest Mall (with Distance)
MIDTOWN MODERN	558	Bugis	Stamford Primary School	1 min walk to Bugis MRT	Bugis Junction (0.1 km)
MIDTOWN BAY	219	Bugis	Stamford Primary School	5–6 min walk to Promenade MRT	Bugis Junction (0.1 km)
The Landmark	396	Outram	River Valley Primary	7–9 min walk to Chinatown MRT	People’s Park Complex (0.5 km)
One Pearl Bank	774	Outram	Cantonment Primary	3 min walk to Outram Park MRT	People’s Park Complex (0.3 km)
Irwell Hill Residences	540	River Valley	River Valley Primary	5–6 min walk to Great World MRT	Great World City (0.6 km)
THE AVENIR	376	River Valley	River Valley Primary	6–7 min walk to Great World MRT	Great World City (0.7 km)
THE REEF AT KING’S DOCK	429	HarbourFront	NA	4–5 min walk to HarbourFront MRT	VivoCity (0.8 km)
PULLMAN RESIDENCES NEWTON	340	Newton	ACS (Primary), ACS (Junior), SJI Junior	2 min walk to Newton MRT	United Square Mall (0.8 km)
Hyll on Holland	319	Holland Road	NA	8–10 min walk to Holland Village MRT	Holland Road Shopping Centre (0.6 km)
ONE HOLLAND VILLAGE RESIDENCES	296	Holland Village	Henry Park Primary	3–4 min walk to Holland Village MRT	Holland Road Shopping Centre (0.2 km)
PENROSE	566	Geylang	Geylang Methodist, Canossa Catholic	5–8 min walk to Aljunied MRT	Paya Lebar Square (1.4 km)
CLAVON	640	Clementi	Clementi, Pei Tong Primary	10–12 min walk to Clementi MRT	Clementi Mall (1.5 km)
Forett@Bukit Timah	633	Upper Bukit Timah	Pei Hwa Presbyterian	9–10 min walk to Beauty World MRT	Bukit Timah Shopping Centre (0.5 km)
Ki Residences at Brookvale	660	Upper Bukit Timah	Bukit Timah Primary School	15–20 min walk to Clementi MRT	The Clementi Mall (1.2 km)
Meyer Mansion	200	Meyer Road	NA (Nearest: Kong Hwa, Tanjong Katong ~2km)	8–10 min walk to Katong Park MRT	Parkway Parade (1.2 km)
North Gaia	616	Yishun	Chongfu, Xishan, North View, Huamin	15–20 min walk to Yishun MRT	Junction Nine Mall (0.6 km)
PASIR RIS 8	487	Pasir Ris	Elias Park, Casuarina, Pasir Ris	1–2 min walk to Pasir Ris MRT	White Sands Mall (0.1 km)
The Commodore	219	Canberra	Ahmad Ibrahim, Sembawang Primary	3–5 min walk to Canberra MRT	Canberra Plaza (0.3 km)
THE WATERGARDENS AT CANBERRA	448	Canberra	Ahmad Ibrahim, Yishun, Sembawang	7–8 min walk to Canberra MRT	Canberra Plaza (0.3 km)
PROVENCE RESIDENCE	413	Canberra	Sembawang, Wellington Primary	5–6 min walk to Canberra MRT	Canberra Plaza (0.3 km)

TOP Condo Developments Within 1km of Reputable Primary Schools

Assuming you are a family with a young child, or you are planning to invest with the goal of eventually selling to families looking to upgrade to a condo. Buying into a development within 1km radius of a reputable primary school will put you in an advantageous position.

Referencing our earlier liveability table, a few TOP condo developments clearly stand out in this aspect. 

For context: Phase 2C is where parents with no alumni connection, no sibling priority, and no school volunteering background compete for a spot and priority goes to those living within 1km.

To gauge school demand, we look at two key metrics:

• MOE School Ranking
• Phase 2C Subscription Rate — an indication of parents demand for the primary school

Below are the standout developments:

Pullman Residences Newton

Within 1km of:

• ACS (Primary)*
• ACS (Junior)
• SJI Junior

School Demand Snapshot:

• ACS Junior ranked #24 in Singapore
• ACS Junior Phase 2C subscription rate: 1.21×

Note:

• ACS (Primary) will relocate to Tengah by 2030 — relevant if you’re planning long-term.

Pullman Residences is well-positioned for buyers looking to be located within 1km radius of ACS Junior School but yet have SJI Junior as a fall back option if their plan to enter ACS Junior did not pan out. 

One Holland Village Residences

Within 1km of:

• Henry Park Primary School

School Demand Snapshot:

• Ranked #6 in Singapore
• Phase 2C subscription rate: 1.54×

Henry Park Primary is one of the most oversubscribed schools in the west. From analysis of transactional data for properties around Henry Park Primary School, Condo developments within a 1km radius of Henry Park Primary enjoy a 4.8% premium as compared to Condo developments that fall outside the 1km radius.

Forett@Bukit Timah

Within 1km of:

• Pei Hwa Presbyterian Primary School

School Demand Snapshot:

• Ranked #9 in Singapore
• Phase 2C subscription rate: 1.49×

Note, given Pei Hwa Primary is an equally top ranked school as Henry Park Primary and ranked even higher than ACS Junior. Its net positive impact on properties surrounding it is not as strong as Henry Park Primary and ACS Junior. In fact from a recent research from Propnex, properties within 1km radius of Pei Hwa did not have a pricing advantage over condos that are out of the 1km radius. 

This is potentially due to more supply of resale condo developments within 1km of Pei Hwa Primary, like Mayfair Modern, The Linq and Daintree Residence. 

Meyer Mansion

Within 1km of:

• Kong Hwa Primary School

School Demand Snapshot:

• Ranked #12 in Singapore
• Phase 2C subscription rate: 1.61×

Kong Hwa is one of the most popular schools in the east. Meyer Mansion’s location along Meyer Road makes it a strategic pick for east-side families with young kids and future demand from this group is likely to stay strong.

Irwell Hill Residences

Within 1km of:

• River Valley Primary School

School Demand Snapshot:

• Ranked #59 in Singapore
• Phase 2C subscription rate: 1.19×

While River Valley Primary isn’t among the top 20, it still sees oversubscription under Phase 2C, showing healthy parent demand. Combined with the central location, Irwell Hill still presents a good case for family buyers.

The Avenir

Within 1km of:

• River Valley Primary School

School Demand Snapshot:

• Ranked #59 in Singapore
• Phase 2C subscription rate: 1.19×

Similar to Irwell Hill, The Avenir benefits from being in the River Valley Primary zone but with a freehold title that may differentiate itself from Irwell Hill Residences and upcoming new launches like Rivergreen and Promenade Peak that are of the 99 year leasehold status.

TOP Condo Developments with Proximity to MRT and Amenities

Not all condos are equal when it comes to everyday convenience. Some developments stand out simply because of their walkable access to MRT stations and shopping malls which is a major advantage for both liveability and rental appeal.

This matters for two key groups of buyers:

• Couples without kids, who prioritise lifestyle and transport connectivity
• Investors, looking for 1- to 2-bedroom units with strong rental yield and tenant demand

These condos often see:

• Above-average rental yields
• Higher rental demand
• Lower tenant vacancy rate

In the next section, we’ll spotlight developments that meet these criteria.

Midtown Modern

Seamless Connectivity and Strong Rental Yield

Midtown Modern stands out as one of the most convenient city-fringe condos in Singapore, thanks to its direct integration with Bugis MRT, which connects both the Downtown and East-West Lines. This seamless transport access, combined with its proximity to Bugis Junction and other lifestyle amenities, has translated into an above-average rental yield of 3.5%.

Efficient Layouts That Maximise Liveability

For investors eyeing compact units, the 2-bedroom layouts (ranging from 592 to 721 sqft) are especially efficient, using a dumbbell layout that negates corridor space wastage. The 3-metre ceiling height further enhances the sense of space, making even smaller units feel bright and livable.

Midtown Modern 2 Bedroom Layout

The Reef at King’s Dock

Advantageous Location and Transport Access

Positioned just a 4-minute walk from HarbourFront MRT interchange and right next to VivoCity, The Reef at King’s Dock enjoys unmatched connectivity and convenience in the HarbourFront area as compared to other condo developments like Corals and Reflection that are located further away. 

It’s also the youngest condo development in the precinct, and notably the closest to the MRT station.

Unique Waterfront Living

What sets The Reef apart isn’t just its accessibility, but its unique waterfront positioning. Facing the sea and featuring Singapore’s first floating deck with swimming pools and a marine viewing area, the development offers a lifestyle that appeals strongly to affluent, lifestyle-driven couples. 

Its location within the future Greater Southern Waterfront means it’s also poised to benefit from long-term transformation plans, adding another layer of investment upside.

Modern Efficiency vs. Older Neighbours

Compared to older neighbours like Corals at Keppel Bay and Reflections at Keppel Bay, The Reef’s newer layout efficiency is a major edge. The units are more compact yet well-designed, with no wasted space on outdated features like bay windows and planter boxes. This translates into lower quantum entry points while still delivering on liveability. 

Layout of 2 bedroom Reef vs Corals

One Pearl Bank

Excellent Connectivity in a Central Location

Just a 3-minute walk to Outram Park MRT, One Pearl Bank enjoys direct access to one of Singapore’s key MRT interchanges, serving the East-West, North-East, and Thomson-East Coast Lines. Its connectivity makes it an attractive option for both home stay and rental.

Solid Rental Yield

With a rental yield of 3.6%, its high rental yield is on par with many CCR projects, making it a viable option for investors.

Design Considerations to Be Aware Of

One point to note: the development’s curved architectural design may result in non-standard unit shapes, which could be a concern for some buyers, particularly those sensitive to layout efficiency. This may also arise as a common objections amongst future resale buyer

One Pearl Bank 2 Bedroom Layout

Irwell Hill Residences

Convenient Access to Transport and Amenities

Located just a 5-minute walk from Great World MRT and Great World City shopping centre, Irwell Hill Residences offers both connectivity and convenience — key drivers of its 3.5% rental yield.

Premium Lifestyle with Extensive Facilities

The development sits on spacious grounds, featuring lush landscaping and a full suite of condo facilities. It’s well-suited for tenants or homeowners who value privacy and comfort within the city.

Prestigious Address in District 9

Situated in District 9, Irwell Hill benefits from the prestige and exclusivity associated with one of Singapore’s most desirable residential zones — making it attractive for both locals and expats.

Minor Drawback: Road Noise Consideration

One point to be mindful of is its proximity to major roads, which may result in traffic noise for lower or road-facing units. This is worth considering, especially for buyers prioritising quiet surroundings.

Penrose

City-Fringe Accessibility at a Value Price Point

Located just a 6-minute walk from Aljunied MRT and only one stop from Paya Lebar Square, Penrose offers excellent city-fringe convenience. This accessibility supports its above-average rental yield of 3.6%, making it attractive for both investors and tenants.

Efficient Layouts and Competitive Pricing

Penrose is known for its value-for-money pricing, with an average PSF around $1,700. Units are thoughtfully designed, especially the 2-bedroom, 1-bath layouts (646 sqft) that feature dumbbell configurations, allowing for practical use of space with minimal wastage.

Insert Image – Penrose 1 bedroom and 2 bedroom layout

Appeals to Young Couples and Savvy Investors

Ideal for young couples seeking affordability without sacrificing connectivity, Penrose also appeals to buyers that are looking for a city fringe location that provides an affordable entry point.

Noise Exposure for Selected Units

One consideration: the development’s proximity to the PIE may lead to traffic noise affecting certain stacks. Buyers sensitive to sound may want to be selective in unit choice.

Enriched List with Rental Yield

Project Name	No of units	Neighbourhood	Distance to Nearest MRT Station	Nearest Mall (with Distance)	Rental Yield (%)
MIDTOWN MODERN	558	Bugis	1 min walk to Bugis MRT	Bugis Junction (0.1 km)	3.5
MIDTOWN BAY	219	Bugis	5–6 min walk to Promenade MRT	Bugis Junction (0.1 km)	3
The Landmark	396	Outram	7–9 min walk to Chinatown MRT	People’s Park Complex (0.5 km)	–
One Pearl Bank	774	Outram	3 min walk to Outram Park MRT	People’s Park Complex (0.3 km)	3.6
Irwell Hill Residences	540	River Valley	5–6 min walk to Great World MRT	Great World City (0.6 km)	3.5
THE AVENIR	376	River Valley	6–7 min walk to Great World MRT	Great World City (0.7 km)	2.8
THE REEF AT KING’S DOCK	429	HarbourFront	4–5 min walk to HarbourFront MRT	VivoCity (0.8 km)	3.4
PULLMAN RESIDENCES NEWTON	340	Newton	2 min walk to Newton MRT	United Square Mall (0.8 km)	3
Hyll on Holland	319	Holland Road	8–10 min walk to Holland Village MRT	Holland Road Shopping Centre (0.6 km)	2.8
ONE HOLLAND VILLAGE RESIDENCES	296	Holland Village	3–4 min walk to Holland Village MRT	Holland Road Shopping Centre (0.2 km)	2.4
PENROSE	566	Geylang	5–8 min walk to Aljunied MRT	Paya Lebar Square (1.4 km)	3.6
CLAVON	640	Clementi	10–12 min walk to Clementi MRT	Clementi Mall (1.5 km)	3.5
Forett@Bukit Timah	633	Upper Bukit Timah	9–10 min walk to Beauty World MRT	Bukit Timah Shopping Centre (0.5 km)	3
Ki Residences at Brookvale	660	Upper Bukit Timah	15–20 min walk to Clementi MRT	The Clementi Mall (1.2 km)	2.8
Meyer Mansion	200	Meyer Road	8–10 min walk to Katong Park MRT	Parkway Parade (1.2 km)	2.7
North Gaia	616	Yishun	15–20 min walk to Yishun MRT	Junction Nine Mall (0.6 km)	–
PASIR RIS 8	487	Pasir Ris	1–2 min walk to Pasir Ris MRT	White Sands Mall (0.1 km)	–
The Commodore	219	Canberra	3–5 min walk to Canberra MRT	Canberra Plaza (0.3 km)	3.7
THE WATERGARDENS AT CANBERRA	448	Canberra	7–8 min walk to Canberra MRT	Canberra Plaza (0.3 km)	3.2
PROVENCE RESIDENCE	413	Canberra	5–6 min walk to Canberra MRT	Canberra Plaza (0.3 km)	–

Condo Developments with Strong Investment Attributes

When assessing which condos make the strongest investment case, we look beyond just rental yield. Three key indicators help identify projects with strong capital appreciation potential:

• Annualised Capital Gain (%) – A direct signal of how resale prices have moved since launch. It reflects resale demand and market acceptance of the project.

• Sales Volume – as a supporting indicator to annualised capital gain to provide further insights into the volume of demand and the liquidity for units within the condo development. Higher transaction volume is a good sign indicating greater speed towards new benchmark prices being formed.

• Upcoming New Launches Nearby – A forward-looking catalyst. If a nearby launch enters the market at a higher price point, it can help lift resale values of recently TOP-ed condos in the area.

In the sections below, we’ll highlight the condo developments that stand out across these dimensions.

Irwell Hill Residences

Consistent Price Growth and Family Appeal

Irwell Hill Residences has recorded an annualised capital gain of 3%, indicating strong resale demand for a newly completed CCR development. Its location within 1km of River Valley Primary School positions it as a CCR condos that caters not just to investors, but also to affluent families purchasing for their own stay.

Livable CCR Location with Amenities

Unlike many central core condos that lack day-to-day amenities or school access, Irwell Hill strikes a balance between exclusivity and functionality. This livability factor widens its resale pool beyond just investors or rental buyers, making its capital value more defensible over time.

Upcoming Launches May Set a New Price Benchmark

Looking ahead, the nearby launches at RiverGreen and Promenade Peak, both expected in 2025. could serve as price catalysts. If these new developments launch at higher price points, they may help lift resale values at Irwell Hill as buyers seek comparatively priced alternatives in the same district.

Forett@Bukit Timah

Strong Price Growth and Healthy Transactional Volume

Forett@Bukit Timah has demonstrated solid investment performance with an annualised capital gain of 4% since its TOP in September 2024, backed by 23 profitable resale transactions, a clear sign of sustained demand and liquidity.

Sought-After Location with Multi-Generational Appeal

Located within 1km of Pei Hwa Presbyterian Primary School, Forett sits in Bukit Timah,  one of the most aspirational residential zones in Singapore. It’s especially popular among upgraders from neighbouring districts and young couples with parent’s financial support, particularly those with parents already living in the Bukit Timah area.

Upcoming Launches Could Lift Price Benchmark

The TOP of 8@BT in 2027 and The Reserve Residences in 2028 are expected to introduce new price benchmarks. As newer projects enter the market at higher PSFs, Forett’s resale units stand to benefit, especially among buyers seeking completed, ready-to-move-in alternatives.

Freehold Status and Liveability Advantages

As a freehold development, Forett offers long-term value retention, a key factor for buyers planning with succession or legacy in mind. Its proximity to Beauty World MRT and the upcoming Integrated Transport Hub enhances connectivity, while the low-density design and lush landscaping create a serene, resort-like living experience.

Minor Drawback: Limited Immediate Retail Access

The only caveat is the lack of retail amenities within walking distance, which may affect day-to-day convenience for some residents, though this is somewhat offset by future improvements from the Beauty World precinct redevelopment.

One Holland Village

Top School Proximity with Premium Address

One Holland Village enjoys a 1km proximity to Henry Park Primary School, one of Singapore’s most sought-after schools, ranked #6 nationally. This makes it highly attractive to affluent family buyers seeking school access within a prestigious residential enclave.

Headline Capital Gain — But Read With Caution

While the development currently shows a 6.8% annualised capital gain, this figure is based on a single resale transaction and should be viewed cautiously. It is too early to establish a firm pricing trend based on such limited volume.

Neighbouring New Launches Signal Pent Up Demand

Encouragingly, nearby Nava Grove has achieved a 65% take-up rate, despite being further from the MRT. This points to genuine buyer demand for the Holland area, driven by its exclusivity, charm, and surrounding landed housing enclaves.

Price Premium May Limit Upside Potential

That said, One Holland Village’s resale PSF of ~$3,781 sits on the high end of the market, especially when compared to Pine Tree Hill ($2,300–$2,500 PSF) and Nava Grove, both offering newer launch options at more affordable price points. Buyers entering now should be aware that the premium pricing may limit short-term appreciation, unless future supply in the area is severely constrained.

Penrose

Undersupplied City-Fringe Location with Competitive Pricing

Penrose benefits from being in the Aljunied neighbourhood, a city-fringe location with limited new condo supply. Its closest comparable project, Sims Urban Oasis, TOP-ed in 2017 and is significantly older, giving Penrose a competitive edge as the newer alternative in the area.

Strong Demand from Price-Conscious Owner-Occupiers

With affordable PSF pricing for a city-fringe condo, Penrose attracts a wide buyer pool — especially couples without kids or families who don’t rely on the 1km primary school admission rule. Its efficient layouts and close proximity to the city centre make it highly functional and attractive for this demographic.

Rental Appeal and Yield Performance

Penrose also performs well on the rental front, with an above-average rental yield of 3.6%. Its location near multiple MRT lines and the CBD supports consistent tenant demand.

Future Growth Catalysts in the Area

Looking ahead, Penrose may benefit from capital appreciation potential driven by the Paya Lebar Central commercial transformation and the future relocation of the Paya Lebar Airbase, both of which are expected to uplift surrounding property values.

Considerations for Buyers

That said, buyers should be aware of two minor caveats. First, some units come with longer entrance hallways, which may affect internal space efficiency. Second, the mature character of the surrounding estate may not appeal to all, especially those seeking a more modern urban environment.

Mature Aljunied Neighbourhood

Clavon

Strong Resale Demand Despite MRT Trade-Off

Clavon has proven to be a highly sought-after RCR development, with strong resale demand even though it’s not within immediate walking distance of Clementi MRT. Its consistent buyer interest reflects value recognition beyond just transport convenience.

Affordable Entry Point and Efficient Layouts

What sets Clavon apart is its affordable overall quantum paired with efficient, well-planned layouts. These features make it a practical choice for price-sensitive buyers who still want a foothold in a mature, city-fringe estate.

Upcoming Launch Sets Higher Price Benchmark

The upcoming launch of Elta at a record-high average price of $2,537 PSF creates a potential uplift scenario for Clavon’s resale units. As buyers are priced out of newer launches, completed projects like Clavon may benefit from the price gap compression effect.

Caveat: School Proximity Compared to Parc Clematis

However, unlike its nearby competitor Parc Clematis, Clavon does not fall within 1km of Nan Hua Primary School, a factor that could sway school-focused buyers. This limits its appeal slightly in the family segment prioritising Phase 2C school entry.

Pasir Ris 8

Integrated Development with Proven Price Performance

Pasir Ris 8 has become one of the most sought-after condos in the east, reflected in its impressive 6% annualised capital gain. As an integrated development with direct MRT, mall, and bus interchange access, it offers unparalleled convenience in the Pasir Ris neighbourhood.

Appeals Strongly to HDB Upgraders

Located in a mature HDB town with a large resident base, Pasir Ris 8 taps into strong HDB upgrader demand from families.

Watch Entry Price Due to Premium Pricing of Integrated Development

One important caveat: new launch buyers paid a significant premium due to the integrated nature of the project. As a resale buyer, you may be inheriting that premium, so entry price selection is key to ensuring long-term capital upside.

If you are interested in the profitability of investing in an integrated development refer to a separate research article, article link inline.

Future Upside from Infrastructure Catalysts

Looking ahead, the upcoming Cross Island Line and other regional development plans are likely to enhance accessibility and drive long-term price appreciation, reinforcing Pasir Ris 8’s position.

Enriched List with Attributes Affect Capital Gain Potential

Project Name	No of units	Neighbourhood	Sales Vol	Annualised Capital Gain (%)	Upcoming New Launch in Neighborhood
MIDTOWN MODERN	558	Bugis	5	3.2	NA
MIDTOWN BAY	219	Bugis	3	2.1	NA
The Landmark	396	Outram	1	-0.7	NA
One Pearl Bank	774	Outram	10	0.3	NA
Irwell Hill Residences	540	River Valley	11	3	RivergreenPromenade Peak
THE AVENIR	376	River Valley	11	1.8	RivergreenPromenade Peak
THE REEF AT KING’S DOCK	429	HarbourFront	15	2.7	NA
PULLMAN RESIDENCES NEWTON	340	Newton	4	2.3	NA
Hyll on Holland	319	Holland Road	4	0.1	Pinetree HillNava Grove
ONE HOLLAND VILLAGE RESIDENCES	296	Holland Village	1	6.8	Pinetree HillNava Grove
PENROSE	566	Geylang	65	6.5	NA
CLAVON	640	Clementi	48	5.1	Elta
Forett@Bukit Timah	633	Upper Bukit Timah	23	4	The Reserve Residences
Ki Residences at Brookvale	660	Upper Bukit Timah	20	5.5	NA
Meyer Mansion	200	Meyer Road	2	1.7	Meyer Blue
North Gaia	616	Yishun	31	3.2	NA
PASIR RIS 8	487	Pasir Ris	9	6	NA
The Commodore	219	Canberra	7	5.6	Canberra Crescent Residences
THE WATERGARDENS AT CANBERRA	448	Canberra	10	5.3	Canberra Crescent Residences
PROVENCE RESIDENCE	413	Canberra	1	7.8	Canberra Crescent Residences

Pointers to look out for when selecting Condos that TOP in 2025 and 2024

#1 – Be Mindful of the Entry Price Gap Between TOP Condos and New Launches

One key factor to watch when evaluating a recently TOP-ed condo is its price gap relative to nearby new launches. If the resale price of a TOP condo comes too close to that of a comparable new launch, it may be a sign of overvaluation.

In a few years, once it reaches TOP and enters the resale market, it may compete directly with your unit, offering newer finishes, fresher leases, and higher perceived value. As a result, the resale appeal of your older TOP unit could be undermined.

A case in point is One Holland Village Residences. While its location and integrated concept are strong, its resale pricing may face resistance if buyers can purchase Nava Grove or Pine Tree Hill, both newer at significantly lower PSFs. The premium may be too much for resale buyers to justify, despite One Holland Village’s locational advantages.

We wrote a lot more about price gap analysis of new launch vs resale development in this article.

#2 – Be Mindful of the Entry Price Gap Between TOP Condos and Comparable Resale Condos

While overpriced TOP condos can be risky, the inverse scenario can signal opportunity. When the price gap between a newer TOP condo and an older resale development nearby is small, that’s often a signal for undervaluation.

In such cases, resale buyers are more likely to favour the newer, fresher unit, especially if it comes with modern layouts, newer facilities, and a longer remaining lease. This makes the newer TOP condo more appealing.

A clear example is The Reef at King’s Dock vs Corals at Keppel Bay. Despite being newer and better located, The Reef’s purchase quantum remains competitive with Corals, which has larger but less efficient layouts. 

Similarly, Penrose’s pricing remains close to Sims Urban Oasis, even though it’s a newer project with better layouts and improved city-fringe positioning.

When this kind of price alignment happens, it often reflects hidden upside — and positions the newer development for stronger resale momentum in the near future.

We wrote specifically about understanding market timing with relation to buying into TOP condo vs new launch condo in the article inline.

#3 – Always Look Out for Product–Market Fit

This is a golden rule that applies not just to TOP condos — but to all property investments: buy the right unit type for the right audience.

It’s essential to consider who your future exit buyer will be. Each development has a dominant buyer profile, and purchasing a unit type that doesn’t align with that profile can limit your resale appeal later on.

For example, One Pearl Bank and The Reef at King’s Dock are developments that primarily attract affluent singles, couples without kids, and investors. In such projects, it would be suboptimal to buy a large 3- or 4-bedroom unit, which has limited demand among the core target group.

On the flip side, a project like Pasir Ris 8 is designed for families and HDB upgraders. Buying a 1-bedroom unit in this context may face challenges during resale, as most buyers in that area are looking for larger family-sized units.

Understanding the product–market fit ensures that your purchase remains relevant, marketable, and competitive when it’s time to sell.

#4 – The Cheapest Unit in the Development Is Not Always Better

For investment-minded buyers hunting for “undervalued” deals, it’s easy to be drawn to the cheapest unit in the stack. But price alone doesn’t always equal value — and in many cases, a low price tag may reflect hidden compromises.

Units sold below market range often come with negative attributes that affect long-term desirability. These include very low floor levels, direct facing of a bin centre, or frontage along a noisy main road — all of which can be immediate turn-offs for future home stay buyers during resale.

In such cases, it may be wiser to pay a slight premium for a unit that avoids these deal-breakers. A more neutral or favorable facing, better ventilation, or quiet stack position can significantly improve your unit’s resale liquidity and rentability.

In short: don’t just chase the lowest quantum, ensure your unit will hold broad appeal when it’s time to exit.

#5 – Never Compromise on Layout

The appeal of a brand-new condo can be strong, but never compromise on floor plan efficiency.

A poor floor plan can severely limit your unit’s appeal, no matter how new or visually impressive the development is. Over the years, we’ve seen many buyers hesitate — or walk away entirely — from otherwise attractive properties due to poorly planned interiors.

Watch out for common red flags: oversized balconies, awkward or odd-shaped layouts, and open-concept kitchens in larger 3- to 4-bedroom units where a proper enclosed kitchen is expected. These layout flaws are particularly risky for home stay buyers who prioritise functional space and privacy.

This is a potential concern for projects like One Pearl Bank, where the curved architecture may lead to unconventional floor plans that don’t suit all family needs. Ultimately, an efficient, buyer-friendly layout will always retain stronger resale value.

Research Method

The data from this research was compiled using URA transactional data ranging from 2024 to 2025. 

Insights on condo reviews is compiled via a combination of data driven research and on-ground insights gathered from numerous client’s viewing conducted by Decoupling Expertise consultants.

More Relevant Reads Regarding TOP Condos

• Most Profitable New Launch Condo that TOP in 2023 and 2024
• Renting 3 years to wait for New Launch Condo TOP – Worth it ?
• Buying TOP or Sub sale condo – Is it worth it ?
• Full List – 2026 New Launch Condos to Look Out For in Singapore
• Stirling Residences Review

Full Masterlist of condo that TOP in 2025 and 2024

Project Name	Tenure	Completion	No of units	Neighbourhood	URA Zoning	Distance to Nearest MRT Station	Reputable School(s) Within 1km	Nearest Mall (with Distance)	Avg Price (S$ psf)	Sales Vol	Annualised Capital Gain (%)	Profit-able Txn	Rental Vol	Rental Yield (%)	Upcoming New Launch in Neighborhood	Estimated Launch Price (PSF)
MIDTOWN MODERN	99 yrs FROM 2019	2025	558	Bugis	CCR	1 min walk to Bugis MRT	Stamford Primary School	Bugis Junction (0.1 km)	3,180	5	3.2	5	6	3.5	NA	NA
MIDTOWN BAY	99 yrs FROM 2018	2024	219	Bugis	CCR	5–6 min walk to Promenade MRT	Stamford Primary School	Bugis Junction (0.1 km)	3,366	3	2.1	–	14	3	NA	NA
The Landmark	99 yrs FROM 2020	2025	396	Outram	CCR	7–9 min walk to Chinatown MRT	River Valley Primary	People’s Park Complex (0.5 km)	2,080	1	-0.7	–	–	–	NA	NA
One Pearl Bank	99 yrs FROM 2019	2024	774	Outram	CCR	3 min walk to Outram Park MRT	Cantonment Primary	People’s Park Complex (0.3 km)	2,484	10	0.3	8	172	3.6	NA	NA
Irwell Hill Residences	99 yrs FROM 2020	2024	540	River Valley	CCR	5–6 min walk to Great World MRT	River Valley Primary	Great World City (0.6 km)	2,922	11	3	10	93	3.5	RivergreenPromenade Peak	S$2,900 – $3,200S$2,800
THE AVENIR	Freehold	2024	376	River Valley	CCR	6–7 min walk to Great World MRT	River Valley Primary	Great World City (0.7 km)	3,459	11	1.8	11	115	2.8	RivergreenPromenade Peak	S$2,900 – $3,200S$2,800
THE REEF AT KING’S DOCK	99 yrs FROM 2021	2024	429	HarbourFront	CCR	4–5 min walk to HarbourFront MRT	NA	VivoCity (0.8 km)	2,595	15	2.7	15	102	3.4	NA	NA
PULLMAN RESIDENCES NEWTON	Freehold	2025	340	Newton	CCR	2 min walk to Newton MRT	ACS (Primary), ACS (Junior), SJI Junior	United Square Mall (0.8 km)	3,165	4	2.3	3	26	3	NA	NA
Hyll on Holland	Freehold	2024	319	Holland Road	CCR	8–10 min walk to Holland Village MRT	NA	Holland Road Shopping Centre (0.6 km)	2,807	4	0.1	4	69	2.8	Pinetree HillNava Grove	S$2,460S$2,224
ONE HOLLAND VILLAGE RESIDENCES	99 yrs FROM 2018	2024	296	Holland Village	CCR	3–4 min walk to Holland Village MRT	Henry Park Primary	Holland Road Shopping Centre (0.2 km)	3,781	1	6.8	1	118	2.4	Pinetree HillNava Grove	S$2,460S$2,224
PENROSE	99 yrs FROM 2019	2024	566	Geylang	RCR	5–8 min walk to Aljunied MRT	Geylang Methodist, Canossa Catholic	Paya Lebar Square (1.4 km)	2,122	65	6.5	64	15	3.6	NA	NA
CLAVON	99 yrs FROM 2019	2024	640	Clementi	RCR	10–12 min walk to Clementi MRT	Clementi, Pei Tong Primary	Clementi Mall (1.5 km)	2,048	48	5.1	48	51	3.5	Elta	S$2,537
Forett@Bukit Timah	Freehold	2024	633	Upper Bukit Timah	RCR	9–10 min walk to Beauty World MRT	Pei Hwa Presbyterian, Bukit Timah	Bukit Timah Shopping Centre (0.5 km)	2,350	23	4	22	103	3	The Reserve Residences	S$2,460