Buying a Resale Condo in Singapore in 2026: From Shortlist to Keys, With Real Numbers
The whole process in plain terms: what to pay, what the bank will actually lend, and where buyers quietly lose money. Numbers first, viewings after.
Buying a resale condo in Singapore in 2026 means fixing your budget under the 55% TDSR cap, getting in-principle loan approval, then taking and exercising an Option to Purchase and paying buyer's stamp duty within 14 days. OCR resale condos had a median of $1,562 psf in Q3 2026 (URA caveats, provisional as at 10 Oct 2026).
If you've been browsing resale condo listings on the portals for a few weekends, you already know the hard part. It isn't finding units. It's knowing what to pay for the one you like.
Two units on the same stack can transact $80,000 apart within the same quarter. You agree on a price, then the bank valuation comes in lower, and the difference has to come out of your pocket in cash. The seller's agent mentions other offers on the table. Sometimes that's true. Sometimes it's Tuesday.
On top of that sits the financing maths. How much you can actually borrow under the 55% TDSR cap. Whether ABSD touches you. How much of the purchase can come from CPF and how much must be cash. Most buyers work this out properly only after they've fallen for a unit, which is the worst possible order to do things in.
This page walks you through how a resale condo purchase actually runs in 2026, from the first shortlist to collecting keys, and how I work with buyers through it. If you'd rather talk it through, the fastest way to reach me is WhatsApp.
How I work
What I Do as Your Buyer's Agent
My job is simple to say and harder to do: make sure you never overpay quietly.
Before you look at a single unit, we do the numbers. Your real budget under TDSR, the cash and CPF split, the stamp duties, and the monthly figure you'll actually live with. Then we shop inside that number, not above it.
When you find a unit you like, I pull the recent transactions for that development and that stack before anyone makes an offer. Asking prices are marketing. Transacted prices are the market. I negotiate off the second one.
I'm Viona, a CEA-registered salesperson R055553G with PropNex Realty Pte Ltd L3008022J. You can verify my registration on the CEA Public Register. 11+ years in the business, 150+ completed.
What you get
What You Get
CCR, RCR and OCR condo prices this quarter
A budget that survives the bank
In-principle approval sorted before viewings, so an offer from you means something.
A shortlist built on transactions, not listings
Recent caveats and transacted PSF for the developments you're considering, so you can see what buyers actually paid.
A valuation check before you offer
If the agreed price is likely to outrun the bank's valuation, you'll know the cash gap before you're committed, not after.
Negotiation handled by someone with nothing to prove
I've sat on both sides of these conversations. I know what the unit across the corridor sold for, and I say so at the right moment.
A timeline that fits your life
Lease ending, BTO key collection, school enrolment. The purchase is sequenced around your dates, not the other way round.
One person, start to finish
No call centre, no handover to a "closing team". You deal with me from first viewing to key collection.
Step by step
Buying a resale condo in Singapore: how does it work?
In my experience a resale condo purchase runs about three to five months from first viewing to key collection. Unlike HDB resale, no government portal sets the steps; the bank, your lawyer and the OTP terms do. Here is where the time goes.
Step 1 — The numbers session (Week 0, before any viewing)
One sitting, about an hour. We work out your maximum loan under the 55% TDSR cap, your cash versus CPF split, buyer's stamp duty, and whether ABSD applies to your profile. For a buyer with no other housing loan, MAS allows a bank loan of up to 75% of the price or valuation, whichever is lower, with at least 5% paid in cash (MAS rules for OTPs from 6 Jul 2018, page last updated 27 Mar 2024). The 75% drops to 55% if the tenure runs past 30 years or past age 65. You leave with one figure: the price ceiling you shop under. Try the sums yourself first on the mortgage affordability calculator and ABSD calculator, then I'll check them against your real numbers.
Step 2 — Shortlisting (Weeks 1–2)
We shortlist developments, not just units: district, tenure, age, maintenance fees, and the transacted PSF trend for the project. If you're set on being near an MRT station, that narrows the list fast and honestly, because you'll see exactly what the walk-to-MRT premium costs in each district. The region matters most: in Q3 2026 the OCR median was $1,562 psf against $1,983 in the RCR and $2,164 in the CCR (table below), so most budgets end up choosing between space and location. I'll tell you which trade-off I'd take and why.
Step 3 — Viewings (Weeks 2–6)
I arrange viewings around your schedule and go with you. We're checking the things listings don't show: facing and afternoon sun, noise, the state of the common areas, how the block is managed, and whether the "renovated" kitchen is renovation or furniture. Most buyers I work with view between 8 and 15 units before offering. Some know by unit three. Both are normal.
Step 4 — Before you offer: the valuation check
Before any number leaves your mouth, I pull the last six months of transactions for the development and check the likely bank valuation. If the seller wants above that, you'll know exactly how much of the gap would be cash out of pocket. This is the resale version of COV, and it catches buyers who skip this step every single month.
Step 5 — The Option to Purchase (the offer, in writing)
For resale private property, the fee, the validity and the completion date are written into the OTP and agreed between the parties; no agency fixes them the way HDB does for flats. The usual practice is:
- You pay the seller an option fee, typically 1% of the agreed price, in exchange for the Option to Purchase (OTP).
- The seller cannot sell to anyone else while the OTP is live. The usual validity is 14 days.
- To commit, you exercise the OTP by signing it and paying a further deposit. Option fee plus exercise fee usually total 5% of the price, which lines up with the MAS minimum cash downpayment.
- If you walk away before exercising, the option fee is forfeited. That's the cost of changing your mind, and it's why Step 4 happens before Step 5.
Step 6 — After exercise (Weeks 1–2 after OTP)
Buyer's stamp duty is due within 14 days of exercising the OTP (IRAS, page last updated 9 Oct 2026), and your lawyer handles the filing. The bank finalises your loan against the valuation, and your conveyancing lawyer runs the title checks. I coordinate between your banker, lawyer and the seller's side so nothing sits in someone's inbox for a week.
Step 7 — Completion (typically 8–12 weeks after exercise)
The completion date is whatever the OTP says; in the deals I handle it is typically 8 to 12 weeks after exercise. The balance of the price is paid, the title transfers, and you collect keys. Total time from offer to keys: usually around three months.
Shortlist homes with Viona
Buying an HDB flat instead? The rules are different: an HFE letter before anything else, a $1,000 option fee cap, and grants up to $230,000 for eligible first-timers. Read the resale HDB guide.
Prices
How much is a resale condo in Singapore in 2026?
These are resale caveats for private condos and apartments with contract dates from July to September 2026, taken from URA's transaction data as it stood on 10 Oct 2026 and split by URA's own market segment tag. Executive condos are shown separately because they are a different product with different rules.
Private resale (non-landed condominium and apartment), Q3 2026 contract dates · Source: URA Data Service, private residential transactions, accessed 10 Oct 2026 · Provisional: September caveats are still being lodged
| Segment | Resale caveats | Median psf | Median price |
|---|---|---|---|
| Core Central Region (CCR) | 517 | $2,164 | $2,512,510 |
| Rest of Central Region (RCR) | 969 | $1,983 | $1,870,000 |
| Outside Central Region (OCR) | 1,500 | $1,562 | $1,510,444 |
| All resale condos and apartments | 2,986 | $1,774 | $1,740,509 |
| Executive condos (resale) | 391 | $1,476 | $1,582,888 |
Swipe to see the full table →
Why "provisional": in the 10 Oct file there were 936 condo and apartment resale caveats for September contracts against 984 for August and 1,066 for July, and 123 EC caveats for September against 134 in each of the two earlier months. Caveats are lodged some time after the contract date, so the September count may still rise and these medians may shift slightly. I will refresh this table after URA's final Q3 figures.
My read: the step from OCR to RCR, about $420 psf at the median, is the single biggest price decision most of my buyers make. Resale ECs sat below OCR condos on psf in Q3 2026, and MAS applies its 30% MSR cap to an EC loan only while the EC's minimum occupation period has not expired. My CCR, RCR and OCR price report tracks the URA index by region, and the EC hub covers EC rules.
Stamp duty
How much stamp duty do I pay on a resale condo?
Everyone pays buyer's stamp duty (BSD). Additional buyer's stamp duty (ABSD) depends on your residency and how many homes you already own. IRAS gives 14 days from the date the document is signed to pay BSD, which for a resale purchase means 14 days from exercising the OTP.
Buyer's stamp duty on residential property, rates for documents on or after 15 Feb 2023 · Source: IRAS, page last updated 9 Oct 2026
| Portion of the price or value | BSD rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Remaining amount | 6% |
Worked through those tiers, a $1,500,000 condo carries BSD of $44,600. The stamp duty calculator does any other price.
Additional buyer's stamp duty for individuals, rates on or after 27 Apr 2023 · Source: IRAS, page last updated 27 Aug 2026
| Buyer | 1st home | 2nd home | 3rd and later |
|---|---|---|---|
| Singapore Citizen | None | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
Swipe to see the full table →
If you are upgrading from an HDB flat and buy before you sell, the condo is your second home for ABSD. Married couples may be able to get it refunded if they sell in time; the conditions are in my ABSD remission guide, and the sell-first-or-buy-first timing is in my HDB-to-condo upgrade guide. Run your own case on the ABSD calculator.
Timeline
How long does buying a resale condo take?
Resale condo purchase stages · Sources: IRAS BSD page (last updated 9 Oct 2026); MAS loan rules (27 Mar 2024); other times are usual market practice set in the OTP, from my own deals
| Stage | Typical time | Who sets it |
|---|---|---|
| Budget and in-principle approval | A few days to two weeks | Your bank |
| Shortlist and viewings | 2 to 6 weeks | You |
| Option to Purchase | Usually 14 days to exercise | The OTP terms |
| Buyer's stamp duty | Within 14 days of exercise | IRAS |
| Completion and keys | Typically 8 to 12 weeks after exercise | The OTP terms |
Swipe to see the full table →
Before you start, the mortgage affordability calculator gives you the TDSR ceiling in about two minutes.
Straight answers
The Worries Everyone Has, Answered Straight
"How do I know the bank will lend me enough?"
Because we check before you shop, not after. TDSR caps your total monthly debt at 55% of gross income, and for TDSR the bank must use at least a 4% a year medium-term interest rate even if your actual rate is lower (MAS, for OTPs granted from 30 Sep 2022). An in-principle approval takes a few days and turns your offer from a maybe into a number a seller takes seriously.
"Should I wait for prices to fall?"
Honest answer: nobody knows, including me, and I don't make price calls. If you're buying a home you'll hold for ten years, the entry quarter matters far less than buying the right unit at a fair transacted price. If you're thinking of a quick resale, remember that for homes bought on or after 4 July 2025, seller's stamp duty applies for four years: 16% if you sell within the first year, stepping down to 4% in the fourth (IRAS, page last updated 13 Aug 2026). I'll show you the data for the specific developments you're eyeing, and you can decide with your eyes open.
"Won't the seller's agent just push the price up on me?"
The seller's agent works for the seller. That's their job, and a good one does it well. In Singapore, one agent cannot represent both sides of the same transaction, so if you go in alone, you're the only person at the table whose job isn't to get the best price out of you. My job is the opposite: the best price for you, backed by the transaction evidence to argue it down.
"Can't I just buy through the listing agent and save on fees?"
The listing agent can't take commission from you; CEA rules forbid collecting from both sides. So you don't save money that way, you just go unrepresented. My fee as your buyer's agent is agreed in writing before we start, and in many purchases I'm co-brokering against the seller's agent's fee, which changes the maths again. Ask me and I'll walk you through exactly what applies to your situation before anything is signed.
"New launch or resale — which is better in 2026?"
Different products, not better and worse. New launch means progressive payments and a wait to TOP; resale means you see exactly what you're buying and can rent or move in within months. I've written out the full comparison here: new launch vs resale condo. If you're torn, tell me your timeline and I'll tell you which I'd pick in your shoes.
Proof
What Past Buyers Say
"Viona spotted that our shortlist development was facing en-bloc chatter that inflated asking prices. She negotiated our purchase down to actual bank-supported transaction levels."
"Finding a freehold 3-bedroom unit under $2M felt impossible until Viona mapped out historical caveats for us. We secured our home 4% below asking."
"Viona coordinated between our bank banker and conveyancing lawyer perfectly. We exercised the OTP and completed without a single delay."
More on the testimonials page.
R055553G
CEA-registered
PropNex
L3008022J
11+ years
In Singapore real estate
150+
Homes bought & sold
No obligation
Start With One Conversation
You don't need to be ready to buy to talk to me. Most of my buyers start three to nine months before they sign anything, and the early ones make the fewest expensive mistakes.
Tell me your budget band and the districts you're considering. I'll come back with what's actually transacting there, what your loan looks like, and whether your timeline makes sense. No obligation, and if the honest answer is "wait six months," I'll say that too.
Get a resale condo shortlist for your budget
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Prefer to talk now? WhatsApp VionaCommon questions
Resale Condo FAQs
Work out your loan ceiling first (TDSR is capped at 55% of gross monthly income) and get in-principle approval from a bank. Shortlist developments on transacted prices, check the likely valuation, then take an Option to Purchase and exercise it within its validity period. Buyer's stamp duty is due within 14 days, and completion follows on the date set in the OTP, usually 8 to 12 weeks later in my experience.
For resale condos and apartments with contracts dated July to September 2026, URA caveats give these medians: CCR $2,512,510 ($2,164 psf), RCR $1,870,000 ($1,983 psf) and OCR $1,510,444 ($1,562 psf). Resale executive condos had a median of $1,582,888 ($1,476 psf). These are provisional, as at URA's 10 Oct 2026 data, because September caveats are still being lodged.
For a first housing loan, MAS caps the bank loan at 75% of the price or valuation, whichever is lower, and at least 5% must be paid in cash; the remaining 20% can come from CPF or cash. On a $1.5 million condo that is at least $75,000 in cash, plus buyer's stamp duty of $44,600 at IRAS rates last updated 9 Oct 2026. ABSD, where it applies, is on top.
No. If you do not exercise the Option to Purchase before it expires, the seller keeps the option fee. For private resale the fee and validity are set in the OTP itself, not by a government agency; 1% of the price and 14 days is the usual practice.
MAS limits the loan to 75% of the lower of the purchase price or the valuation, so the gap above valuation has to be paid in cash. On a $1.5 million purchase valued at $1.45 million, that is an extra $50,000 in cash. This is why I check the likely valuation before you offer.
You can, but the condo then counts as your second residential property: a Singapore Citizen pays 20% ABSD and a PR 30% (IRAS ABSD page, last updated 27 Aug 2026). Married couples who sell their first home within the allowed time may be able to get that ABSD refunded if they meet IRAS's conditions. My ABSD remission and HDB-to-condo upgrade guides cover the conditions and the timing.
In my experience, three to five months from first viewing to keys. The OTP is usually valid for 14 days, buyer's stamp duty is due within 14 days of exercise, and completion is set in the OTP, typically 8 to 12 weeks after exercise.
Resale suits buyers who want certainty: you see the actual unit, move in within months, and pay a price tested against recent transactions. New launch suits buyers who can wait for TOP and want progressive payments. The full comparison is in my new launch vs resale guide.
Sources and dates
- URA Data Service, private residential transactions (PMI_Resi_Transaction), accessed 10 Oct 2026: resale caveats (type of sale = resale) with contract dates Jul to Sep 2026, by URA market segment, recomputed from raw rows. Source of every count, median psf and median price in the price table and the September lodging counts. Provisional: September caveats are still being lodged. Contains information from URA's Data Service accessed on 10 October 2026 from the Urban Redevelopment Authority, made available under the Singapore Open Data Licence version 1.0.
- IRAS — Buyer's Stamp Duty, last updated 9 Oct 2026: rates from 15 Feb 2023 (the $44,600 on $1.5 million) and payment within 14 days.
- IRAS — Additional Buyer's Stamp Duty, last updated 27 Aug 2026: rates for individuals from 27 Apr 2023.
- IRAS — Seller's Stamp Duty for residential property, last updated 13 Aug 2026: 16% to 4% over four years for homes bought on or after 4 Jul 2025.
- MAS — Loan Tenure and Loan-to-Value Limits, last updated 27 Mar 2024: 75% LTV and 5% minimum cash for a first housing loan; 55% / 10% beyond 30 years or age 65.
- MAS — Rules for New Housing Loans: MSR and TDSR, last updated 15 Dec 2021: TDSR 55%; MSR 30% for HDB flats and for ECs before MOP ends.
- MAS media release, 2022: 4% a year medium-term rate floor for TDSR, for OTPs granted on or after 30 Sep 2022.