A condo transaction record tells you the price, the unit's area, a floor range, the sale type and the contract month. To read it well, use median price per square foot, not the average. Check how many sales sit behind any figure. Compare units of similar size, floor and sale type. Treat a single record sale as one data point, not as the market price. The tables below use real URA records with contract dates from October 2025 to September 2026.
Figures as at 10 October 2026. Check the official source before acting.
What a record contains
URA publishes each private home sale with the project, street, postal district, market segment (CCR, RCR or OCR), contract month, price, area, a floor range such as "06-10", tenure, and the type of sale. It does not publish the unit number. PropAce's condos page shows these records project by project.
psf, psm, sqm and sqft
URA records area in square metres (sqm). Prices are often quoted per square foot (psf).
- 1 sqm = 10.7639 sq ft.
- psf = price ÷ (area in sqm × 10.7639).
- psm (per square metre) = price ÷ area in sqm.
Example from the records: an OCR resale with an October 2026 contract date, floor 06-10, 67 sqm, S$840,000.
- Area in sq ft: 67 × 10.7639 = 721 sq ft.
- psf: S$840,000 ÷ 721 = S$1,165 psf.
- psm: S$840,000 ÷ 67 = S$12,537 psm.
The recorded area can be larger than the living space. Under URA's planning rules, a unit's strata area can include its balcony and, in some developments, air-con ledges. So two units of the same recorded size can have different usable space, and psf can flatter units with a lot of such space.
Median vs average
The median is the middle sale when all sales are lined up by price. The average (mean) adds them up and divides by the count. A few large or expensive units pull the average up but barely move the median.
Real example: Treasure at Tampines (OCR), 125 resales from October 2025 to September 2026.
| Measure | Price | psf |
|---|---|---|
| Median | S$1,260,000 | S$1,799 |
| Average | S$1,574,072 | S$1,800 |
The average price is 25% above the median. The project has units from 43 sqm to 160 sqm, and the larger ones pull the average up. On a psf basis the median and average are almost the same, because psf already adjusts for size. Rule of thumb: use the median, and use psf when sizes differ. If a source quotes an "average" price, ask what mix of units sits behind it.
Sample size
A median of 5 sales is fragile; a median of 500 is stable. Always look for N, the number of transactions.
Real example: CCR new-sale median psf by quarter was S$2,970 (779 sales), S$3,171 (689), S$3,361 (68) and S$3,106 (297). The Q2 2026 figure looks like a jump. It is based on only 68 sales, mostly from whichever projects were selling then. It says more about which units sold than about prices rising.
Three types of sale
| Type | What it is | Last 12 months, apartments and condos (N) |
|---|---|---|
| New sale | Bought from the developer | 8,105 |
| Sub sale | Resold by a buyer who bought from the developer, before the development's Certificate of Statutory Completion and strata titles are issued | 642 |
| Resale | Sold by an owner after completion | 11,863 |
These counts cover single-unit transactions from October 2025 to September 2026.
The types do not mix well. A new sale is priced by the developer, often before the building exists. A resale is a deal between owners of a finished home. Across the three segments, new sales ran about 40% above resales in psf over these 12 months. If you blend the two, the "market median" moves with the share of new launches each month.
Size effect: psf usually falls as units get bigger
OCR resales, October 2025 to September 2026:
| Unit size | Median psf | N |
|---|---|---|
| Under 60 sqm | S$1,666 | 969 |
| 60–89 sqm | S$1,652 | 1,751 |
| 90–119 sqm | S$1,515 | 1,880 |
| 120–159 sqm | S$1,490 | 1,040 |
| 160 sqm and above | S$1,252 | 296 |
A small unit's psf is not a fair benchmark for a large one. The pattern is not universal, though. Within Treasure at Tampines, the 90–119 sqm units had a higher median psf (S$1,898, N=30) than the 60–89 sqm units (S$1,798, N=58). Layout and facing matter too.
Floor effect: higher usually costs more, but check the mix
OCR resales of 80–110 sqm:
| Floor range | Median psf | N |
|---|---|---|
| 01–05 | S$1,460 | 830 |
| 06–10 | S$1,533 | 566 |
| 11–15 | S$1,591 | 377 |
| 16–20 | S$1,612 | 116 |
| 21–25 | S$1,641 | 46 |
Part of this is a real floor premium. Part is mix: only taller, often newer projects have floors above 20. Within one project the effect is cleaner but smaller. At Treasure at Tampines, 60–89 sqm units sold at S$1,749 psf on floors 01–05 (N=23), S$1,814 on 06–10 (N=29) and S$1,837 on 11–15 (N=6).
One record sale is not "the market"
At Treasure at Tampines, the highest resale in the 12 months was S$2,107 psf, 17% above the project median of S$1,799. The lowest was S$1,600. A headline about the record sale describes one unit, with its own floor, facing, size and buyer. It does not tell you what a typical unit sells for.
When you see a record:
- Find the project's median psf and N for a recent period.
- Compare units of similar size, floor and sale type.
- Check the contract month; a sale from a year ago is a different market.
PropAce's valuation page estimates a condo's value from the median of comparable resale caveats in the same development, with the sample size shown. It gives no estimate when there are too few sales, and it is not a bank valuation.
Frequently asked questions
Why do different websites show different psf for the same project?
They may use different periods or sale types, mean instead of median, or a different area. Check the period, N and sale type before comparing.
Should I use sqft or sqm?
Either works if you are consistent. URA records sqm, and most listings quote sq ft. Multiply sqm by 10.7639 to get sq ft.
How recent is URA data?
Developers report new sales. Resales mostly come from caveats lodged with the Singapore Land Authority, which can be lodged some weeks after the contract. The latest month is usually incomplete.
Is a higher psf always more expensive?
No. A small unit can have a higher psf and a lower total price than a large one. Compare total price and psf together.
Sources
- URA property market data dictionary: URA's definition of a sub sale.
- URA: balconies, private enclosed spaces and roof terraces and URA: ledges: balconies and some air-con ledges form part of a unit's strata area.
- URA: private residential transactions: every example, table and count in this guide (PropAce analysis of records as of 10 October 2026, contract dates October 2025 to September 2026, apartments and condominiums, single-unit sales).