When contemplating an investment in a condominium, it is crucial to evaluate its potential rental yield. Rental yield refers to the annual rental income in relation to the property’s purchase price. In Singapore, the rental yields for condos can vary greatly depending on factors such as location, property condition, and market demand. Generally, areas with high rental demand, such as those near business districts or educational institutions, tend to offer better rental yields. It is advisable to conduct thorough market research and seek advice from real estate agents to gain valuable insights into the rental potential of a specific condo. Stay updated on the latest condo launches by visiting New Condo Launches.
; units for sale on July 21Brought to you by Christine Li Jul 25, 2025 Retiree Mr Chong had supported his three sons when they were setting up their homes. His eldest son bought a private condo, while his two younger sons opted for executive condos (ECs). According to Chong, buying an EC during a new launch is an obvious choice. Even if buyers purchase shortly after the five-year minimum occupation period (MOP) ends, it is still a good entry price. Chong has experienced both scenarios as his second son bought a three-bedroom unit at the 531-unit Hundred Palms Residences during its launch in July 2017. However, his son was only able to secure a three-bedroom unit as the four-bedroom units were quickly snapped up. The project, located on Yio Chu Kang Road, was completed in 2019 and all units were sold out on the first day of launch at an average price of $841 per square foot (psf). Based on caveats lodged in January and February 2025, the average price of units sold was $1,769 psf, showing a significant 110% price gain in just eight years. One of the latest transactions in February showed a selling price of $1.95 million ($1,849 psf) for a 1,055 sq ft, three-bedroom unit which confirms that Chong’s second son has earned a profit of about $1 million since purchasing the unit at launch. This kind of capital gain has motivated many homeowners to upgrade to private housing. The EC was launched by Hoi Hup Realty and received 2,000 e-applications. In addition to Hundred Palms Residences, comprehensive data is available on all ECs which includes the average profit at five and 10 years. According to Chong, this significant gain has also driven many homeowners to upgrade to private housing. Three years ago, when Chong’s youngest son decided to set up his own home, Chong sold his 1,260 sq ft, three-bedroom unit at The Interlace, which was the family home for the past decade. In 2021, the Chongs invested in a 1,399 sq ft, four-bedroom, dual-key resale unit at Twin Fountains, a 418-unit EC in Woodlands. The EC was jointly developed by Frasers Property and Lum Chang and was launched in 2013 and completed in 2016. ECs are only available for purchase to Singapore citizens or permanent residents (PRs) during the launch period and after the five-year MOP. Foreigners can only purchase ECs in the resale market after a 10-year period from obtaining the Temporary Occupation Period (TOP). Chong and his family now enjoy privacy in the dual-key unit as he occupies the one-bedroom studio while his son and his family live in the three-bedroom apartment. Each apartment has its own entrance despite sharing a main entrance. Even though their unit price was $1,000 psf in 2021 which was considered a new high at that time, current resale prices are even higher. In fact, the Chongs have noticed that recent prices are approximately 30% higher than when they purchased the unit. Chong points out that the average selling price for Hundred Palms Residences is 53.8% higher than the most recent resale price for Twin Fountains, a testament to the popularity of the surrounding area. Norwood Grand by City Development was launched in October 2025 and features 348 private condo units at Champions Way in Woodlands. The average price for about 84% of units sold during its launch weekend was $2,067 psf. This has set a new benchmark for the area and shows high demand. Chong believes that the announcement of revitalisation and new infrastructure projects, including the Singapore terminus for the Johor Bahru-Singapore Rapid Transit System (RTS) at Woodlands North, have increased interest in the area. EC prices continue to rise and the price gap between EC and condo units is narrowing. However, buyers face higher upfront costs and loan quantum caps for ECs. Eugene Lim, key executive officer of ERA Singapore explains that the maximum loan amount a buyer can take for an EC is around $1 million based on assumptions for a 30-year-old EC buyer with a household income of $16,000. Lim also pointed out that the limit for mortgage servicing is 30% and the limit for total debt servicing is 55%. Although buyers may pay more initially, ERA’s Lim believes that buyers aren’t deterred by higher EC prices as ECs are still significantly cheaper than similar-sized condo units in the Outside Central Region (OCR) which are leasehold for 99 years. The latest data shows that the median price for a 900-1,000 sq ft EC is approximately $1.48 million, while the same-sized condo unit costs around $2.1 million. Lim explains that this is the primary reason why buyers continue to see the value in ECs. Unlike private condo buyers, EC buyers have the option to sell their current HDB before purchasing an EC. This removes the need to pay for additional buyer’s stamp duty (ABSD) when making the move. Moreover, buyers also have the option of using the Deferred Payment Scheme (DPS) which allows buyers to pay a slightly higher purchase price but defer their loan payment until after EC completion. This way, buyers can save money by not having to service two mortgages while waiting for their new home to be completed. As a result, Eugene Lim of ERA believes that despite three new EC launches, they are strategically spread out across different locations such as Tampines, Pasir Ris, and Tengah, meaning buyers from all across Singapore can find the perfect home.