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|February 18,2026Resale Condo Market Watch in January 2026
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Muted resale condo market in January amid seasonal lull
Sales momentum in the overall property market cooled down in January, including the resale condo market. About 677 condo units worth $1.38 billion was resold during the month - compared with the 871 resale transactions valued at $1.68 billion transacted in December.
The resale condo market started 2026 on a softer footing, reflecting the typical slowdown following the year-end festive period. New home sales similarly moderated, with under 500 units sold, largely due to the absence of significant new project launches at the start of the year. In January, resales accounted for nearly 39% of non-landed transactions, while new sale deals accounted for slightly more than half of transactions (57.5%, see Chart 1).
Chart 1: Proportion of private non-landed transactions (excl. EC) by sale type by month
With the drop in new launch activity during the month, the average unit price of new non-landed homes moderated. The average new sales price inched up by 1% month-on-month (MOM) to $2,659 psf in January, while the average resale unit price grew by 1.4% MOM. As such, the new sale and resale price gap declined from 47.5% in December (see Chart 2), to 47% in January.
Chart 2: New sale and Resale Price gap of non-landed homes (overall) by month
Improving gains amongst resale transactions
In terms of profitability, resale condo units transacted in January saw slightly lower gains compared with the previous month. Analysing the profits reaped by resale non-landed private homes in December 2025 and January 2026, it was found that resale condo deals in January garnered smaller profits. The proportion of loss-making transactions was marginally lower in January 2026 over the previous month. The resale profit analysis involves computing gains achieved for the units by matching the condo resale transactions in December against their respective previous purchase price, according to caveats lodged.
The study showed that 13.1% of resale condo transactions (112 deals) in January made more than $1 million in profits, a smaller proportion to December (14.1%). Of these million-dollar profit-making deals, the deals are evenly distributed amongst the three market segments, 33.7% in the Rest of Central Region (RCR), 31.3% in the Core Central Region (CCR) homes and 34.9% in the Outside Central Region (OCR). Loss-making deals in January accounted for 5.1% of transactions, similar to the proportion of loss-making deals (5.2%) in December (see Chart 3).
Chart 3: Proportion of profit quantum of resale non-landed transactions (December 2025 vs January 2026)
The average profit was subsequently computed on a project basis. To minimise sampling errors, resale condominium projects that posted fewer than three transactions during the month are excluded from the study. Based on URA Realis caveat data analysed by PropNex Research, the most profitable condo in the CCR, was Glentrees in District 10, which pulled in an average profit of $1.56 million across three transactions in January. Glentrees was also the overall best performing project in terms of average profit quantum in January.
In the RCR, the most profitable condo development in January was Costa Rhu, a project located in District 15, which achieved an average profit of $1.1 million, across three transactions. In the heartlands or Outside Central Region (OCR), the most profitable project was Clavon in District 5 which garnered an average profit of nearly $873,000 across four transactions.
Top Resale Condo projects^ in terms of average gross profit* by region (January 2026)
Project Name | No. of transactions | Average Profit Gained ($) | Average Annualized Profit (%)# | Year completed | District |
CCR | |||||
| GLENTREES | 3 | $1,561,800 | 4.6% | 2005 | 10 |
| PATERSON SUITES | 4 | $493,277 | 1.5% | 2010 | 9 |
| D'LEEDON | 5 | $408,514 | 1.9% | 2014 | 10 |
RCR | |||||
| COSTA RHU | 6 | $1,108,935 | 4.0% | 1997 | 15 |
| COTE D'AZUR | 3 | $868,503 | 4.3% | 2004 | 15 |
| PARC ESTA | 4 | $711,750 | 6.4% | 2022 | 14 |
OCR | |||||
| CLAVON | 3 | $872,963 | 6.8% | 2024 | 5 |
| THE PANORAMA | 3 | $807,727 | 5.6% | 2017 | 20 |
| PARC CLEMATIS | 3 | $742,296 | 7.0% | 2023 | 5 |
Going by districts, resale homes in District 21 (Upper Bukit Timah, Clementi) raked in the highest profits on quantum basis, with transactions reaping average gains of over $1.02 million per deal. In terms of annualised gains, resale homes in District 5 (Clementi, Pasir Panjang, West Coast) enjoyed an average annualised profit of 4.3% per deal.
Top 10 Resale Condo districts^ in terms of average gross profit* (January 2026)
District | No. of transactions** | Average Gains ($) | Average Annualised Gains (%)# |
D21 | 18 | $984,543 | 4.0% |
D10 | 36 | $876,970 | 2.6% |
D11 | 15 | $812,388 | 3.3% |
D20 | 17 | $709,703 | 4.2% |
D9 | 39 | $642,460 | 1.8% |
D15 | 57 | $617,798 | 3.6% |
D5 | 42 | $577,457 | 4.3% |
D26 | 6 | $566,800 | 3.9% |
D3 | 34 | $535,407 | 3.2% |
D16 | 37 | $532,313 | 3.8% |
^Districts with fewer than 5 transactions during the month were excluded from this analysis
*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.
#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis*
*Resale units with no available last caveated transaction data are excluded from this analysis
Analysing individual transactions by gross profit quantum, it was found that the top five gainers from each region ranged from $1.6 million to $5.6 million. The units which chalked up bigger gains were mostly sizeable large format condos that are more than 1,300 sq ft in size, and consisted mostly of older projects built in the 1980s to early 2000s. The respective holding periods for the most profitable resale properties were mostly beyond 18 years - the oldest being a unit held for nearly 30 years.
Top 5 Resale Condo transactions in January 2026 by gross profit by region
*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.
#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis
**Resale units with no available last caveated transaction data are excluded from this analysis
It was found that the overall most profitable transaction and top gainer in the CCR was for a 13th floor unit at The Marq on Paterson Hill. It was resold for an estimated profit of nearly $5.6 million, reflecting an annualised profit of 0.9%. Based on URA Realis caveat data, the 6,232-sq ft unit was first bought in July 2007 and subsequently resold for $37 million in January 2026, with a holding period of nearly 20 years. The freehold project within the Orchard area and was built in 2011. The project is situated within walking distance to the Orchard Road shopping belt.
The top gainer in the RCR in terms of gross profit was for unit transacted at Maple Woods in District 21, which fetched a gross profit of $3.52 million (annualised profit of 4.6%), based on caveats lodged. The 2,917-sq ft 6th floor unit was sold for $6.2 million, with a holding period of close to 30 years. The freehold project located in Bukit Timah was built in 1997 and situated within close proximity to King Albert Park MRT station.
Over in the OCR, the top gainer in January was a 5th floor unit located in The Lucent in District 15. The 2,422-sq ft unit was sold for $3.35 million, achieving an estimated profit of $1.9 million - which reflects an annualised profit of 5.1% over a holding period of nearly 17 years. The boutique condo development in Marine Parade was built in 2011, and it is a stone throw away from the Marine Parade MRT station along the Thomson East Coast Line (TEL).
Amid lowering interest rates and rising new launch prices, condo resellers may stand to benefit as some homebuyers may find themselves priced out of the new launch market and could consider options in the resale segment.
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