The Most Profitable Condos in Singapore — What the Resale Data Actually Shows

The honest answer surprises almost everyone who asks, so here it is up front: the most profitable condos were not the new launches — they were old, cheaply-bought ones.

Rank every private project by the median gain its owners actually made on resale — using only projects with at least 20 matched buy-and-sell pairs, so no single lucky flip can top the list — and the leaders are homes you've likely never heard of:

• Himiko Court — a Core Central Region condo — posted a +156.2% median gross gain across 43 matched pairs.
• Char Yong Gardens — another CCR condo — +152.5% across 20 pairs.
• Gilstead View — a CCR apartment — +147.9%, and 100% of its 21 resales profited.
• Hundred Palms Residences — an Outside Central Region executive condo — +118.3%, and it profited on all 127 of its matched resales.

What these have in common is not prestige. They are older, entered at modest prices, and held for years — Himiko Court a median of 9 years, Lucky Tower (another leader) a median of 15. The pattern that runs through the whole leaderboard is the same one the wider data keeps producing: a cheap entry price, a long hold, and an old vintage did the work — not a shiny launch.

One more thing before the tables, because it changes how you read them: the biggest gains by percentage and the biggest gains by dollars are two different lists. The percentage list is small old units; the dollar list, further down, is prime landed houses. A "most profitable condos" search usually means the percentage list, so we lead with that — then show the dollar contrast honestly. For the odds on a specific project and entry price, run it through the Profitability model; for the whole six-factor picture, start with how to tell if your property will be profitable.

A leaderboard like this lives or dies on what sits behind each row, so here is exactly what we counted.

• Per-project medians, from matched pairs. For each project we took its private homes with a recorded purchase and a later sale, paired them so we compare the same unit's buy and sell price, and reported the median across all of that project's pairs. That median is the typical result, not the best unit and not an average an outlier can drag.
• At least 20 pairs per project. Every project on these lists has 20 or more matched pairs, so a single flukey flip can't crown it. Some have far more — Hundred Palms has 127, Treasure Crest 186 — and the more pairs, the more trustworthy the median.
• Private only. URA private caveats — condos, apartments, executive condominiums and landed — not HDB.
• Gross, not net. "Gain" means the sale price beat the purchase price. It does not deduct agent commission, buyer's stamp duty, any Seller's Stamp Duty, legal fees or loan interest — so every figure here overstates the owner's real take.
• Genuine holds. Pairs that turned over in under 180 days are excluded as sub-sale noise, so this is real ownership, not flipping.
• The full transaction record, current to June 2026. These pairs reach back across the entire matched record — a project only appears once it has 20 completed resales to its name, which naturally favours developments that have been standing long enough to accumulate them.

Read every figure as "what the typical resale in this project did," not "what your unit will do." And because a pair needs a prior recorded purchase, brand-new projects with few completed resales are under-represented by design — another reason the leaders skew old.

Here is the percentage leaderboard in full — one row per project, ranked by the median gain across its matched resale pairs, projects with at least 20 pairs each.

Read down it and three things stand out. First, these are not new launches — the names are older developments, and the median holds of 9, 10, 14, 15 years say these owners bought long ago and sat tight. Second, the top is a CCR-condo-and-apartment story, not a suburban new-build one: Himiko Court, Char Yong Gardens, Gilstead View and Lucky Tower are all prime, all old, all at +125% or better. Third, the executive condos punch far above their sample weight — Hundred Palms (n=127) and Treasure Crest (n=186) both profited on every recorded resale, a consistency the small-sample condos above them can't claim. We spotlight Hundred Palms next, because a 100% hit rate across 127 pairs is the most credible line on this board.

The condos that made the most weren't the ones being marketed — they were the ones bought cheaply and held.

The very top of the percentage table has bigger headline numbers, but Hundred Palms Residences is the row to trust most, and it's worth understanding why.

Its numbers are striking on their own: an Outside Central Region executive condo that posted a +118.3% median gross gain, on a median hold of about 8 years, having profited on 100% of its 127 matched resales. Not most of them — all of them. Over a large sample.

That sample is the whole point. A project with 20 pairs can post a spectacular median off a handful of unusual deals; a project where 127 separate owners each bought and later sold, and every one came out ahead, is telling you something structural, not lucky. It's the difference between one strong hand and a house edge. The small-sample condos above it on the board (Char Yong Gardens at n=20, for instance) may well be genuine, but their medians rest on thinner evidence — which is exactly why the pairs count sits in the table.

Why did an EC do this? The mechanism is the one that runs through this whole cluster: a subsidised entry price. Executive condos are sold to eligible Singaporean buyers below open-market rates, then fully privatise after ten years — so owners buy in cheap and sell into the open market, capturing the gap. Hundred Palms bought cheap, held through the runway, and cashed into private pricing. That's not a fluke of one address; it's the structural reason ECs keep appearing near the top of profitability data. We dig into it in are executive condos the most profitable property. The caution that keeps it honest: ECs carry eligibility rules and a minimum occupation period, and every EC is leasehold — so "buy cheap, sell high" comes with strings a private condo doesn't have.

Switch the ranking from percentage to dollars and the list transforms completely. The small old units that topped the percentage board fall away, and prime landed houses take over.

Look at the top: Caldecott Estate Hill banked a median +$6.00M — the biggest dollar gain of any project — on a median percentage gain of just +47.4%, less than a third of Himiko Court's +156.2%. Yet in absolute money it's a different universe. The reason is pure arithmetic: a detached house that rises 47% off an eight-figure base makes millions; a small old apartment that rises 156% off a low base makes a fraction of that in dollars.

The two lists barely overlap. The percentage board is small, old, central condos and apartments plus a couple of large ECs; the dollar board is prime landed — detached and semi-detached houses in the Core Central Region. Only a handful of names appear on both (Lucky Tower, Char Yong Gardens, Gardens Holland), and where they do, it's because they combined a big percentage and a big enough base to matter in dollars.

So which is the "most profitable"? It depends entirely on which number you mean. The biggest percentage gains and the biggest dollar gains are two different leaderboards, and no single home tops both — which is why we show them side by side instead of picking one and calling it the answer. And for the honest mirror image of both lists — the projects where owners came out behind — see the condos that lost money in Singapore.

Strip the names away and the two leaderboards point at the same three ingredients — the mechanism this whole cluster keeps surfacing from different angles.

A cheap entry price. The percentage winners were, almost without exception, bought at low prices per square foot — old developments entered years ago, before the market climbed. A low entry is what leaves room for a big gain to accumulate; the same pattern shows up market-wide, where the cheapest-entry units posted a +52% median gain against +5.8% for the priciest. The full breakdown is in do cheaper condos make more money.

An old vintage. These projects were bought long ago. Because a matched pair needs a completed resale, and older developments have had decades to accumulate them, the leaders skew old by construction — but there's a real effect underneath it too: buying into an earlier era, before a major run-up, was one of the most decisive things about whether a home profited at all. The dedicated look at when you bought is did when you bought matter more than what.

A long hold. Look at the hold columns: 9, 10, 14, 15 years. These owners didn't flip — they sat. A long hold gives a cheap entry the runway to compound and a full market cycle to lift the price clear, which is why the 10-year-plus hold was in a different league market-wide. The mechanism is in how long to hold a property to profit.

Here's the honest reading of all three together. These are overlapping, correlated levers, not independent causes — a cheap entry usually was an old-vintage buy, and an old-vintage buy usually had a long hold, because it was bought long ago. You can't cleanly separate how much of a leader's gain was the low entry versus the long runway; it was both, entangled. But the direction is unmistakable: the homes that made the most were bought cheaply, bought early, and held for a long time — the exact opposite of chasing this quarter's launch at a premium. To pressure-test a specific project against these levers, use the Profitability model.

A leaderboard invites over-reading, so here is how to hold these numbers at the right confidence.

A median is the typical unit, not your unit. Each figure is the median across a project's pairs — half its resales did better, half worse. Buying into Himiko Court doesn't hand you +156.2%; it tells you the middle resale there did that, and your entry price, floor, size and timing can land you well above or below it.

Sample size changes how much weight a row carries. The ≥20-pair floor is deliberately set to keep out projects where one unusual deal could crown the list — but 20 pairs is still a modest sample, and its median can move on a few transactions. A row like Hundred Palms (n=127) or Park Shamrock (n=144) is far sturdier than one at the 20-pair minimum. The pairs count is in every table precisely so you can weight the rows yourself; treat the low-n leaders as indicative, not gospel.

Percentage and dollars answer different questions. As the two tables show, the same project can look spectacular on one metric and ordinary on the other. Decide which you care about — the rate of return or the size of the cheque — before you read either list as "the most profitable."

Everything here is gross, and historical. No figure deducts commission, stamp duties, any Seller's Stamp Duty, legal fees or interest, so the real net gain was smaller in every case — and these are past base rates that moved with the market, not a promise for a unit bought in today. The list tells you what worked before; it doesn't underwrite what works next.

Are new launch condos the most profitable in Singapore? No — not in this data. Ranked by the median gain across matched resale pairs, every leader is an older project bought cheaply and held for years: Himiko Court (+156.2%), Char Yong Gardens (+152.5%) and Gilstead View (+147.9%) are all old Core Central Region condos and apartments, and the biggest-sample winner, Hundred Palms Residences, is an executive condo that profited on all 127 of its resales at +118.3%. New launches are barely represented, partly because they were bought at today's high prices and partly because they haven't accumulated the 20 completed resales it takes to appear. Every figure is gross, before commission, duties and interest.

Which condo made the most money in Singapore? It depends on whether you mean percentage or dollars, because they're two different lists. By percentage, Himiko Court led at a +156.2% median gross gain across 43 pairs. By dollars, the leader was prime landed, not a condo at all — Caldecott Estate Hill, a detached-house project, banked a +$6.00M median gain. Small old units make the biggest percentages on small sums; landed makes the biggest dollars on a huge base. No single home tops both leaderboards.

If I buy one of these projects now, will I get the same gain? No. Each figure is a per-project median across matched pairs over a long history — a base rate for how the typical past resale performed, not a promise for a unit bought today. Those winners bought cheaply, years ago, and held through a rising market; buying in now at current prices is a different bet entirely. The list shows what worked before, gross of costs — it doesn't guarantee your unit, so model a specific purchase with the Profitability model.

What we counted. Per-project median gains across matched private resale pairs from URA private caveats (condos, apartments, executive condominiums and landed), current to June 2026, for every project with at least 20 matched pairs. A "pair" is one unit with a recorded purchase and a later sale, so we compare the same home's buy and sell price; the project figure is the median across all of that project's pairs. Pairs that turned over in under 180 days are excluded as sub-sale noise. Both leaderboards — the percentage ranking (led by Himiko Court, +156.2%) and the dollar ranking (led by Caldecott Estate Hill, +$6.00M) — and every project row, including the pairs counts, are derived from PropKaki's project_profit_stats_mv, a per-project GROUP BY over resale_pairs_mv, with project names resolved via condo_projects.

What we did not claim. That any project's median is a forecast — these are historical base rates that moved with the market, not a promise for a unit bought today. That a median is a single unit's result — half of each project's resales did better and half worse, so your entry price, floor, size and timing can land you above or below it. That a small-sample median is as reliable as a large one — the 20-pair floor keeps out one-off flukes, but a 20-pair median rests on thinner evidence than a 127- or 186-pair one, which is why the pairs count sits in every row. That percentage equals dollars — the two rankings are different lists, because a small old unit makes a big percentage on a small sum while landed makes a big dollar gain on a huge base. That gross equals net — every gain is before agent commission, stamp duties, any Seller's Stamp Duty, legal fees and interest, so it overstates the owner's real return. That the winners prove new launches win — they skew old and cheaply-bought, a long-hold and cheap-entry effect, and a matched pair needs a completed resale, so recent projects are under-represented. This is general information, not financial advice. To assess a specific unit, use the Profitability model.