What Are the Undervalued Resale Condos in Singapore for 2026?

Introduction

For most buyers and investors we speak with in 2026, resale condo investment has overtaken new launch investment as the primary consideration and the first question nearly all of them ask is the same one: is this development fairly valued, or better yet, undervalued? That question is also the entire starting point for a profitable investment. Get the entry price wrong, and even a genuinely good development in a genuinely good location can take years longer than it should to turn a profit.

We have previously applied this same discipline to the new launch market, comparing an upcoming launch’s estimated price against three independent benchmarks. This year’s comparable launches, last year’s, and the closest resale alternative in the same catchment .To judge whether the asking price reflects real value or a speculative premium.

This article applies the same underlying principle to the resale market itself: rather than benchmarking a new launch against its surroundings, we benchmark each resale development’s current asking price against its own recent transaction history, then layer that pricing read on top of the development’s actual investment fundamentals — its neighbourhood, its school and MRT access, its buyer demand profile — because a fair entry price on a weak development is not the same opportunity as a fair entry price on a strong one.

This article sets out to answer:

1. Which resale developments across Singapore currently offer an attractive entry price relative to their own recent transaction history?
2. Of those, which also sit on genuinely strong fundamentals — neighbourhood quality, school access, MRT connectivity, and a durable buyer demand base — rather than pricing alone?
3. Where a development’s price and fundamentals both hold up, what specifically makes the investment case, and where should a buyer temper expectations?

We lead with the ten developments we regard as the strongest combination of entry pricing and fundamentals, each covered in full — including, for every one of the ten, the unit-level and buyer-demand detail that sits behind the summary pricing case, since a fair entry price is only half the picture. After that, we table a further eleven developments that also clear our pricing bar, in brief, so the picture is comprehensive rather than a curated handful.

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What We Mean by an Undervalued Resale Condo in 2026

Genuine fire-sale pricing is rare in the Singapore resale market. There is very little distressed inventory changing hands at a true discount to what similar units have already sold for — most sellers price with direct reference to recent comparable transactions, so the broader market tends to sit at or above that level, not below it. Waiting for a resale unit to appear priced meaningfully below its own development’s recent transacted price is, for most developments in most years, waiting for something that will not happen.

The more useful and more common definition of an attractive resale entry, in our view, is a current asking price that sits as close as possible to the development’s own recent transacted level — with no significant premium built in. This becomes a stronger signal, not a weaker one, when the reference transaction happened some time ago rather than last month: if a development’s own recent history shows the price has not moved for the better part of a year, and today’s asking price still reflects that level, the market has not marked the address up despite having the time to do so.

Layer that pricing discipline on top of a development with genuinely strong fundamentals — its neighbourhood, its schools, its transport access, the depth of its buyer pool — and the combination is what we consider a genuinely attractive entry point, rather than pricing alone.

We applied this lens across Singapore’s broader resale universe, screening for development scale, lease safety, and location quality before testing pricing, and arrived at 21 developments worth a closer look. Within the 3-bedroom unit type specifically, we further distinguish compact, regular, and premium-sized layouts, since a compact and a premium 3-bedroom in the same building are different products commanding different prices.

The Top 10: Strongest Entry Pricing Backed by Genuine Fundamentals

Ranked from the widest pricing gap to the smallest, the developments below combine an attractive current entry price with a fundamentals case we think holds up on its own merits — not pricing as the sole reason to look twice.

#1 — Waterfront Isle (Bedok): A Mature East Coast Address With Units Still Below Recent Transacted Levels

Waterfront Isle earns its place at the top of this shortlist on the strength of both a mature, well-served address and the widest entry-price gap we found in this year’s screen.

The Neighbourhood

Waterfront Isle sits within the Bedok Reservoir precinct, an established East Coast address with broad amenities, multiple transport nodes, and one of the largest existing private condo stocks in the East. Several established primary schools, including Damai Primary and Bedok West Primary, sit within the surrounding precinct, and the development is a short distance from Bedok North MRT and the wider Bedok interchange. Like much of Bedok, buyer demand here leans heavily on upgraders moving out of the surrounding HDB estate rather than external speculative interest, which tends to produce steadier, less cyclical demand than a newly-hyped corridor.

The Development

Waterfront Isle is developed by Frasers Property, and is the newest and largest of the four-project “Waterfront” series at Bedok Reservoir — the other three being Waterfront Waves (405 units, TOP 2011), Waterfront Key (437 units, TOP 2012), and Waterfront Gold (361 units, TOP 2014). The development itself is well-facilitied for a family-sized estate — a 50m lap pool, spa pavilion, wading pool, gym, and jogging track among them. Bedok’s own capital gains track record is more mixed than Singapore’s very strongest addresses, which is worth stating plainly rather than glossing over.

Inside the Units

Not every stack here is equal, and the split is worth understanding before shortlisting a specific unit. 8 of the development’s stacks have a direct, unobstructed line of sight to Bedok Reservoir. Because the reservoir is unusually wide, these stacks pick up open-water views from as low as roughly the 4th floor, so height matters less than stack selection.

Units outside these 8 stacks face a densely built-up cluster of neighbouring developments (Waterfront Gold sits very close by), which can mean both a blocked view and reduced ventilation — a genuine trade-off within the same development, not a uniform product.

The penthouse layout is a dumbbell design with a distinctive double-entrance door, but is priced at a higher psf than the smaller units below it — the reverse of the usual pattern, where larger units typically carry a lower psf — pushing penthouse quantum above $4 million.

That premium buys less exclusivity than it might suggest: the penthouse floor is not the true top of the building, since a shared sky terrace sits above it, accessible to the development’s 500-plus other residents. On facilities, the one weak point in an otherwise well-equipped estate is the gym, which is small relative to the unit count — fewer than 10 machines serving over 500 residents, with a separate outdoor exercise corner offering only 2 more.

The Entry Price

On a like-for-like basis, Waterfront Isle’s larger 3-bedroom units are currently asking meaningfully below what similar units in the same development actually sold for over the past six months — the widest such gap of any development in this year’s screen, on a comparison built from a genuinely fresh sample of recent sales rather than a stale or thin one.

#2 — Gem Residences (Toa Payoh): The Most Affordable Entry Into Singapore’s Highest-Scoring Neighbourhood

Gem Residences combines the most affordable quantum in one of Singapore’s strongest neighbourhoods with a genuine discount against its own recent transaction history.

The Neighbourhood

Toa Payoh is, on our own seven-factor neighbourhood scoring model, Singapore’s highest-rated investment-grade neighbourhood overall — strong historical price growth, a deep HDB upgrader pool that alone accounts for a meaningful share of Singapore’s million-dollar HDB resale exits, low competition from Executive Condominiums, and a school belt anchored by Pei Chun Public School. Gem Residences sits within this catchment, a 6-minute walk from Braddell MRT.

The Development

Gem Residences is, by our own transaction data, consistently the most affordable quantum among Toa Payoh’s private condo stock — its 3-bedroom units run well below the equivalent-sized units at newer neighbours like The Orie, without materially sacrificing the neighbourhood’s underlying fundamentals. Its 578 units break down into 109 one-bedders, 221 two-bedders, 172 three-bedders, 37 four-bedders, 37 five-bedders, and 2 penthouses — a 5-bedroom unit type shared with only one other Toa Payoh development (The Orie, at launch), a genuine point of breadth for a mid-sized estate.

It has posted an average resale profit of roughly $241,000 (20.5%) across 158 profitable transactions against just a single loss of $139,000 (7%) — a track record that placed it only 2.2% behind third-place Lake Grande within its own 2016/17 launch cohort, a healthy liquidity signal for a mid-sized development.

One caveat is worth naming plainly rather than glossing over: no 1-bedroom unit transacted in 2024 despite 109 1-bedders in the stock, with roughly a dozen listings sitting unsold since early in the year — a liquidity flag specific to that unit type, though not one that has shown up in the 3-bedroom segment this section is focused on. Its 4-bedroom units also run to 1,636 sqft, the smallest footprint among Toa Payoh’s comparable 4-bedroom stock (Trevista: 1,819 sqft; Oleander Towers: 1,755 sqft) — the trade-off for Gem Residences’ lower entry price.

The Entry Price

Its compact 3-bedroom stock is currently priced meaningfully below its own recent transacted median, in a neighbourhood we would already recommend on fundamentals alone.

#3 — Sky Vue (Bishan): The Fastest-Turning Pick in Bishan’s Catholic High Cluster

Sky Vue sits in one of Singapore’s most competed-for school catchments and has, on our own data, been the fastest-turning development within it.

The Neighbourhood

Bishan combines an excellent school belt — Catholic High Primary, Ai Tong, and Pei Chun Public — with a large HDB upgrader base, though the neighbourhood’s own popularity means several large modern developments now compete for the same buyer pool, which makes entry price discipline more important here than in a less contested address.

Sky Vue sits 703m from Catholic High Primary and directly above Bishan MRT, one of the few interchange stations in the estate, and is also within 1km of Raffles Institution’s secondary and junior college campus — a second, less-discussed school draw for this address. Demand here is further anchored by two BTO clusters completing in 2025 and 2026, which we expect to feed additional upgrader demand into the estate over the next few years. For a fuller look at how Catholic High’s catchment prices across its different developments, our dedicated comparison of condos within 1km of Catholic High is the more complete reference.

The Development

Within our own comparison of Bishan’s Catholic High cluster, Sky Vue is the fastest-turning of the group — an average 3-bedroom profit of roughly $659,000, the highest rate of $1 million-plus profit outcomes in the cluster, and the quickest profit-per-year rate, albeit typically over a longer holding period than a flip. Sky Vue was, at TOP, the youngest private condo in Bishan, which has helped it command a premium over the estate’s older stock despite Bishan’s older developments (Bishan Loft, Rafflesia Condominium, Bishan 8) still holding value well due to constrained condo supply in the estate generally.

Inside the Units

3-bedroom units come in only two layout variants — one with two separate balconies (living room and master bedroom), and one with a Private Enclosed Space running across all the bedrooms and the living room — at a typical size of around 1,141 sqft. That is a reasonable footprint overall, but fitting in two balconies or a full-length PES alongside a walk-in closet means certain areas are inevitably compromised: the two common bedrooms comfortably fit a single bed but can feel tight with a double. The kitchen is compact but includes a yard, WC, and utility room, which is a genuine practical advantage for households with a live-in helper.

The Entry Price

Current asking prices run somewhat above Sky Vue’s own five-year average psf, which we would still call a fair reflection of genuine demand rather than a stretched premium. Set against its own more recent transacted history specifically, current pricing for its larger 3-bedroom stock sits at a discount, one of the more attractive entries in this Bishan cluster on a like-for-like basis.

#4 — Riversails (Serangoon Central): A Consistent Performer With Two Attractive Sub-Categories

Riversails backs its entry price with one of the more proven profit track records in this article, and is the only development here to clear our bar in two separate unit sizes at once.

The Neighbourhood

Riversails sits along the Serangoon Central and Sengkang boundary, well served by the North East Line and the Sengkang-Punggol LRT network, in a corridor our own transaction data shows has produced consistent above-average appreciation for its newer developments generally, Riversails included.

It sits within roughly 1km of two other developments completed within a year of it either side — Boathouse Residences (TOP 2015) and Kingsford Waterbay (TOP 2018) — sharing the same amenities and transport links, including the upcoming Cross Island Line and a planned upgrade of Hougang MRT into an integrated transport hub. Across the three, Riversails and Boathouse Residences have shown steadier price trend-lines than Kingsford Waterbay, on our own review.

The Development

Riversails is developed by All Green Properties Limited, spread across twelve towers on a 265,015 sqft site. It has recorded an average resale profit of roughly $157,000 at a 4.5% annualised gain, with its 3-bedroom stock specifically averaging close to $388,000 in profit over an 8-year hold — a genuinely proven track record, not a speculative story.

It is also one of the more heavily facilitied developments in this article: a 50m lap pool, gym, BBQ areas, 2 tennis courts, 2 spa pools, an 18th-storey sky lounge with a star-gazing lawn and bird-spotting deck, and 3 separate children’s zones including a flying fox and a mini-golf course.

A household shelter built directly into the kitchen is a small but genuinely underrated feature relative to peers. The one honest unknown, on our own review, is long-term build quality and MCST performance as the estate approaches its second decade — not a red flag, but a genuine unknown rather than a settled positive.

The Entry Price

What makes it stand out in this screen is that both its Regular and Premium 3-bedroom sub-categories currently price at or below their own recent transacted levels, a rare double confirmation across two different unit sizes in the same building rather than a single favourable data point.

#5 — The Minton (Hougang/Buangkok): The Largest and Most Liquid Pick in Its Cluster

Scale is the story here: at 1,145 units, The Minton is the largest and most liquid development in its immediate cluster, which strengthens both its resale prospects and the reliability of its own pricing data.

The Neighbourhood

The Minton sits in the Hougang/Buangkok corridor, within the Paya Lebar Methodist Girls’ School catchment — distinct from the separate Methodist Girls’ School near Bukit Timah, a mix-up worth avoiding — and draws upgrader demand from the wider Serangoon, Punggol, and Sengkang belt. It is a 6 to 10-minute walk from Serangoon MRT interchange, with Kovan and Bartley MRT also within reach depending on the block.

The Development

Its 3-bedroom units have transacted between $2.08 million and $2.55 million since the start of 2025, averaging roughly $368,000 in profit at 4.4% annualised growth. On a 99-year tenure dating from 27 July 2007, its scale is a genuine double-edged asset. On the upside, it is the largest and most transactionally liquid comparable in its immediate cluster, which is exactly why its pricing signal in this screen is reliable.

On the downside, developments of this size are commonly flagged, across the market generally rather than specific to The Minton, for two structural characteristics worth naming plainly: tenants can relocate within the same project at lease renewal, which can pressure rental rates estate-wide, and reaching en-bloc consensus becomes structurally harder as unit count grows. Historically, its psf has also sat toward the lower end of Singapore’s tier of 1,000-plus-unit mega-developments — $1,131 psf as at 2021, versus $1,267 psf at Kingsford Waterbay and $1,366 psf at Riverfront Residences over the same period — a dated snapshot, but a useful reminder that scale alone has not automatically translated into a pricing premium here.

The Entry Price

Current asking prices for its larger 3-bedroom stock sit modestly below that recent transacted level.

#6 — Sky Habitat (Bishan): A Distinctive Design at Bishan’s Most Accessible Entry Point

Sky Habitat is Bishan’s Catholic High cluster at its most accessible price point, paired with one of the more distinctive pieces of residential architecture in Singapore.

The Neighbourhood

Sky Habitat sits in the same Bishan/Catholic High cluster as Sky Vue, 799m from the school, directly served by Bishan’s MRT interchange.

The Development

It is one of Singapore’s more architecturally distinctive developments — designed by Moshe Safdie, the architect behind Jewel Changi Airport and Marina Bay Sands, with twin towers built as a series of interlocking terraces connected by sky bridges, an infinity pool at the very top of the development, and park-like communal spaces built several storeys off the ground. Sky Habitat is also the most accessible entry point by price into Bishan’s Catholic High cluster, with the lowest psf of the group. Its own 3-bedroom units have averaged roughly $591,000 in profit.

This is also the one pick in this Top 10 where we would flag a genuine, plainly-stated caveat rather than a soft one: Sky Habitat launched in 2012 at around $2.18 million for a 3-bedroom unit — the most expensive suburban condo of its time, a price many buyers found hard to accept — and was relaunched in 2014 at prices cut 10 to 15%, down to $1,276–$1,590 psf. Against that history, its record since stands at 60 profitable transactions versus 25 unprofitable ones, a meaningfully higher loss rate than most other developments in this shortlist.

That is consistent with what we noted in our original screen — Sky Habitat’s rate of crossing the $1 million profit mark is the lowest among its immediate Bishan peers — but the 60-versus-25 split makes the underlying risk more concrete than a relative ranking alone conveys. More recently, average psf rose from $1,526 in May 2022 to $1,713 by May 2023, a 12.2% gain, suggesting the worst of that early mispricing has been absorbed by the market — but the historical loss rate is real and worth weighing against the lower entry price, not a reason to dismiss it.

The Entry Price

Current asking runs somewhat above Sky Habitat’s own five-year average, in line with genuine demand for the cluster, while sitting modestly below its own more recent transacted benchmark specifically.

#7 — Jewel @ Buangkok (Hougang/Buangkok): The Most Statistically Confident Finding in This Screen

Jewel @ Buangkok trades school-belt prestige for a distinctive design and the single best-supported pricing evidence of any pick in this article.

The Neighbourhood

Jewel @ Buangkok sits in the Hougang/Buangkok corridor, a 5-minute, largely sheltered walk from Buangkok MRT. Several neighbourhood primary schools, including Palm View and North Vista Primary, sit in the surrounding area, though none carry the same national profile as the school belts anchoring our Bishan or Toa Payoh picks above — a fair point of comparison to make rather than gloss over.

Relative to some comparable Buangkok addresses, it also has fewer primary schools within 1km and sits outside the 1km radius of the more sought-after Nan Chiau Primary, and unlike some newer neighbours, its walk to Buangkok MRT and the Sengkang Grand Mall precinct is not fully sheltered — both worth naming for buyers who weight school access or weather-protected connectivity heavily.

The Development

What Jewel @ Buangkok lacks in school-belt prestige, it makes up for in a distinctive design — cascading water features, a dual-level waterscape, a social pool, a 50m lap pool, a tennis court, and a “pet lovers cabin” among six thematic outdoor cabins. Developed by White Haven Properties Pte Ltd, its 616 units are meaningfully fewer than some comparable Buangkok developments, which on our own assessment likely means less-booked facilities day to day.

Its 3-bedroom stock splits into Regular (mostly 872–936 sqft) and Premium (mostly 1,130–1,152 sqft) sub-types; only the Premium sub-type has transacted in resale since December 2021, at an average of $1,398 psf — a persistent psf premium over comparable Buangkok stock that we expect to hold or widen further as the newer Sengkang Grand Mall precinct continues to mature.

The Entry Price

Its current entry price is backed by the largest recent transacted sample of any development in this Top 10, the most statistically confident finding in this year’s screen even though the pricing gap itself is modest.

#8 — Trevista (Toa Payoh): The Default Choice for Space-Needing Families

Trevista’s case rests on space rather than novelty — larger floor plates than its newer Toa Payoh neighbours, at a price that has barely moved from its own recent transacted level.

The Neighbourhood

Trevista sits in the same Toa Payoh catchment as Gem Residences above, within the Pei Chun Public School belt, a 3-minute walk from Braddell MRT — about as close to a train station as a development in this article gets.

The Development

Trevista’s floor plates are noticeably larger than Toa Payoh’s newer competitors at a comparatively affordable psf, which our own research describes as a genuine competitive gap — its 4-bedroom units run to 1,819 sqft, the largest such footprint among Toa Payoh’s comparable resale set (Gem Residences: 1,636 sqft; Oleander Towers: 1,755 sqft). Trevista functions as the default choice for space-needing families in the neighbourhood, an inelastic source of exit demand that has helped drive an average resale profit of roughly $588,000 over a 10-year hold.

That space commands a real premium, worth stating plainly: a 2-bedroom unit at Trevista costs roughly $400,000 more on average than the equivalent unit at Gem Residences, despite Trevista having 7 fewer years remaining on its lease — consistent with a buyer base that skews away from price-sensitive upgraders, with roughly 28% of 2024 buyers coming from an HDB address versus roughly 58% at Gem Residences.

Recent transactions bear out continued demand at this price level: a 1,109 sqft unit at $2,043 psf ($2,265,000) and a 1,733 sqft unit at $1,806 psf ($3,130,000) both transacted in the final quarter of 2024. One honest caveat: several units allocate meaningful floor area to an oversized balcony, a layout inefficiency worth checking on the specific unit before committing.

The Entry Price

Current asking for its larger 3-bedroom stock sits right around its own recent transacted level.

#9 — D’Nest (Pasir Ris): Pricing That Has Not Moved in Nearly a Year

D’Nest sits inside a neighbourhood with a well-documented, upgrader-driven buyer base, and its current asking price has held almost exactly at its last recent transacted level for the better part of a year.

The Neighbourhood

Pasir Ris has an explicitly HDB-upgrader-dominant buyer base — our own data shows larger units consistently outperforming smaller ones here, consistent with upgraders sizing up from a typical 900–1,000 sqft HDB flat rather than downsizing into one. D’Nest sits a 6-minute walk from Pasir Ris MRT, with Elias Park Primary roughly 290m away and Park View Primary also within the surrounding precinct.

The Development

D’Nest sits in the upper pricing band of Pasir Ris’s newer condo stock, with 912 units spanning 1- to 5-bedroom layouts plus 5- and 6-bedroom penthouses, and extensive facilities across three clubhouses and more than 50 amenities under a nature-themed masterplan. Its ownership base is not purely owner-occupier either — the buyer profile also includes long-hold investor-landlords who rent out a unit for years while planning a later retirement exit.

The one caveat we would state plainly, and the reason we would temper enthusiasm here more than the “pricing hasn’t moved” framing alone suggests: D’Nest’s own 8-year psf growth of 34.5% (2017–2025, a 3.84% annualised rate, moving from $1,106 psf to $1,495 psf) has trailed the broader District 18 non-landed private resale average of 6.75% annualised over the same period, even though it has roughly matched the islandwide non-landed resale average of 3.91%.

In plain terms, D’Nest’s own window to structurally outperform its immediate district has largely closed already — its current pricing discipline is a genuine positive, but it should be read as a stable, fairly-priced hold rather than a development still building outsized momentum against its neighbours.

The Entry Price

Its current asking price for larger 3-bedroom units matches its own recent transacted level almost exactly — and that transacted benchmark itself is several months old rather than freshly set, meaning today’s pricing has essentially not moved since the last comparable sale. That is, by the definition we set out earlier, one of the more reassuring entries in this article on pricing discipline specifically, even though the underlying transaction sample is on the thinner side and the development’s own growth trajectory has already levelled off relative to its district, both of which should be treated as indicative context rather than settled figures.

#10 — Centro Residences (Ang Mo Kio): Effectively Opposite a Major MRT Interchange

Centro Residences closes this Top 10 on the strength of its address rather than a discount — pricing that sits close enough to parity, in a genuinely strong neighbourhood, to still count as an attractive entry.

The Neighbourhood

Ang Mo Kio is one of our highest-scoring Tier 1 neighbourhoods — a mature heartland with a large upgrader base, reputable schools, and a healthy mix of older and newer condo stock. Centro Residences sits essentially opposite Ang Mo Kio MRT, one of the North-South Line’s interchange stations, with Jin Shan Primary and Mayflower Primary both in the surrounding area.

The Development

Developed by Far East Organization, Centro Residences is a single 34-storey tower with a full recreational suite — 50m pool, gym, tennis and basketball courts, jacuzzi, and steam bath — making it a smaller, more boutique proposition than most other picks in this article, which is worth naming rather than glossing over: a smaller unit count means a thinner transaction sample to benchmark against.

A representative case study from our own review illustrates both the strength and the limit of this address: an 818 sqft, 2-bedroom, 2-bathroom high-floor unit — a footprint the seller described as on par with many newer 3-bedroom units on the market — sold for $1.45 million in 2023, at the high end of the seller’s expected range, and sold quickly given the strength of the location.

The same case also illustrates the layout’s limit: the unit’s 2-bedroom-only configuration left no room to add a study or third bedroom, and became a genuine lifestyle constraint as the household’s children grew older and needed more privacy — worth weighing against your own expected hold horizon, since the locational strength that supports resale liquidity here does not extend to layout flexibility.

The Entry Price

Its Regular-sized 3-bedroom stock is currently priced only marginally above its own recent transacted level, close enough to parity, on a corridor with genuinely strong underlying neighbourhood fundamentals, that we would still class it as an attractive entry.

The Rest of the 2026 Shortlist: 11 More Developments Worth Knowing

The following eleven developments also clear our pricing bar, with smaller gaps or a lighter fundamentals case than the Top 10 above, but each is worth knowing about in its own right.

Reading the Shortlist as a Whole

Across the 21 developments, 13 different neighbourhoods are represented, spanning our highest-rated Tier 1 addresses through to solid Tier 2 corridors and CCR enclaves — no single area dominates this shortlist. The one exception is the Hougang/Buangkok corridor, which alone accounts for three of the 21 picks (The Minton, Jewel @ Buangkok, and Riverfront Residences), a genuine concentration worth being aware of if you are also weighing geographic diversification within your own portfolio.

Drop us a text if you’d like a second opinion on how any of these developments’ current pricing and fundamentals stack up against your own budget and timeline.

Related Reading

• What are the undervalued and advantageously priced upcoming new launches in 2026? — the new launch companion to this article, applying the same three-benchmark valuation logic to five upcoming 2026 launches.
• Which type of reputable primary school drives the greatest private condo price appreciation? — the fuller research behind how we think about school-driven demand, referenced throughout the Bishan and Toa Payoh picks above.