Cheapest 3BR Resale Condos In D21 July 2026
The cheapest 3-bedroom resale condo in D21 asks $1,550,000. The most expensive asks $5,000,000. Both are 3-bedrooms in the same district. That $3.45M gap is the first thing to understand about D21 — it is an unusually wide range for a single bedroom type in one district.
Across 42 projects and 234 active listings as of 30 June 2026, asking prices run from $1.55M all the way past $3M, and the pattern that drives them is not what most shortlists assume.
Tenure does not divide cheap from expensive here. The cheapest 15 entries by door price split almost evenly: 7 leasehold, 7 freehold, 1 perpetual leasehold. A freehold option appears at rank 4. What actually explains the price positions is a combination of unit age, floor area, and how far each project's asking PSF sits above the current OCR market cycle.
Based on resale listing data refreshed 30 June 2026. These are asking prices, not completed transactions. Availability can change.
The cheapest 3-bedroom entry in D21 right now is Pine Grove at $1,550,000 — about 1,324 sqft of 99-year leasehold completed in 1984, asking around $1,171 per sqft. That puts it at a price-to-index ratio of 4.31 — the lowest in the district.
The 20 cheapest entries in D21 right now
One row per project. Ranked by cheapest asking price. PTI ratio = asking PSF ÷ URA OCR Non-Landed Price Index (2026 Q1: 271.4). For a plain-English explanation of what the price-to-index ratio measures, this article walks through the logic.
| # | Project | Asking Price | Size (sqft) | Asking PSF | Tenure | TOP | PTI Ratio |
|---|---|---|---|---|---|---|---|
| 1 | Pine Grove | $1,550,000 | 1,324 | $1,171 | 99y | 1984 | 4.31 |
| 2 | Le Wood | $1,680,000 | 1,238 | $1,357 | 99y | 2000 | 5.00 |
| 3 | High Oak Condominium | $1,728,000 | 1,152 | $1,500 | 99y | 1999 | 5.53 |
| 4 | Summerhill | $1,838,888 | 1,001 | $1,837 | FH | 2003 | 6.77 |
| 5 | Southaven I | $1,900,000 | 1,442 | $1,318 | 99y | 1998 | 4.86 |
| 6 | The Raintree | $1,950,000 | 1,302 | $1,498 | 99y | 2008 | 5.52 |
| 7 | The Creek @ Bukit | $1,958,000 | 1,206 | $1,624 | FH | 2017 | 5.98 |
| 8 | Cavendish Park | $1,980,000 | 1,270 | $1,559 | 99y | 1996 | 5.75 |
| 9 | Springdale Condominium | $1,980,000 | 1,131 | $1,751 | 999y | 2000 | 6.45 |
| 10 | Regis Mansions | $1,988,888 | 1,206 | $1,649 | FH | 1997 | 6.08 |
| 11 | Sherwood Condominium | $1,999,000 | 1,292 | $1,547 | FH | 1998 | 5.70 |
| 12 | Verdale | $1,999,000 | 1,001 | $1,997 | 99y | 2024 | 7.36 ⚠️ |
| 13 | Parc Palais | $2,000,000 | 1,087 | $1,840 | FH | 2000 | 6.78 |
| 14 | Highgate | $2,098,000 | 1,485 | $1,413 | FH | 1995 | 5.21 |
| 15 | Suites At Bukit Timah | $2,098,000 | 1,238 | $1,695 | FH | 2015 | 6.25 |
| 16 | Hillview Green | $2,099,000 | 1,270 | $1,653 | 999y | 1998 | 6.09 |
| 17 | The Hillside | $2,200,000 | 1,313 | $1,676 | FH | 2001 | 6.17 |
| 18 | Daintree Residence | $2,250,000 | 1,109 | $2,029 | 99y | 2023 | 7.48 ⚠️ |
| 19 | Mayfair Gardens | $2,250,000 | 1,023 | $2,199 | 99y | 2024 | 8.10 ⚠️ |
| 20 | Astor Green | $2,280,000 | 1,378 | $1,655 | 99y | 1995 | 6.10 |
⚠️ PTI ratio above 7.0 — stretched territory for OCR leasehold.
The remaining 22 projects in D21 list from $2,280,000 upward. Notable outliers outside this table: The Reserve Residences (TOP 2028, not yet completed) asks $3,288,000–$4,549,000 at a PTI ratio of 11.6–12.8 — it belongs in a different product category entirely and is included here only as a ceiling reference. Ki Residences at Brookvale (999-year, completed 2024) asks from $2,350,000 at a PTI ratio of 8.38 — and is the most transit-isolated project in the district, with no MRT within practical walking distance (confirmed by location check; Beauty World is roughly 3.25km away).
Three different things "cheap" means in D21
Pine Grove and Southaven I are the only two entries genuinely below the OCR market cycle
Pine Grove (PTI 4.31) and Southaven I (PTI 4.86) are the only two projects in D21's cheapest tier that sit meaningfully below the current OCR cycle. Every other project in the bottom 15 falls between 5.0 and 6.8 — broadly consistent with normal OCR pricing right now.
What Pine Grove and Southaven I share: both are 99-year leasehold, both completed before 2000, and both carry large unit sizes relative to the district average. Pine Grove's 3-bedders run from 1,324 sqft to over 1,900 sqft. Southaven I's cheapest entry is 1,442 sqft. That size keeps the absolute door price low even as PSF rises elsewhere.
The competing explanations the PTI ratio alone cannot resolve: these are old buildings. Pine Grove completed in 1984 means roughly 59 years of lease remaining from today. Southaven I completed in 1998 means roughly 73 years remaining. Age, deferred maintenance, and the difficulty of exiting a large-unit leasehold property are all real trade-offs that a low PTI ratio does not address. The data shows cycle discount. It does not show whether that discount is adequate compensation for the age and the floor plate.
Same price band, very different product — the Southaven I vs Verdale comparison
Southaven I asks $1,900,000 for 1,442 sqft. Verdale asks $1,999,000 for 1,001 sqft. Both are 99-year leasehold. Both are in the Beauty World / Toh Tuck cluster. The $99,000 price difference gets you 441 sqft less floor area at Verdale, at a PSF of $1,997 versus $1,318 at Southaven I — a gap of $679 per sqft. The entire extra cost at Verdale is for one thing: a 2024 completion date versus 1998.
A similar inversion runs in the other direction. Summerhill is freehold, completed 2003, and asks $1,838,888 for 1,001 sqft — $61,000 less than Southaven I. The freehold option is cheaper in dollar terms but delivers 441 sqft less space, at $1,837 PSF versus $1,318 PSF. Buying freehold in this price band costs $519 more per sqft and removes 441 sqft from the floor plan.
These are not gotchas. They are the clearest illustration of why running a shortlist on door price alone collapses very different products into an apparently flat comparison.
Low PSF is not the same as low door price — The Beverly
The Beverly on Toh Tuck Road (freehold, completed 2013, about 13 minutes from Beauty World) asks $1,120–$1,263 PSF — a PTI ratio of 4.13–4.66, among the lowest in D21. But the units are 2,679–2,992 sqft. Door prices start at $3,000,000. The PSF is low. The cheque is not.
PTI ratio tiers across D21's cheapest entries
| PTI band | Projects | What it signals |
|---|---|---|
| Under 5.0 | Pine Grove (4.31), Southaven I (4.86) | Largest units, oldest leasehold stock — lowest PSF relative to OCR cycle |
| 5.0–6.0 | Le Wood, The Raintree, High Oak, Highgate, Sherwood | Older stock, pricing broadly in line with OCR norms |
| 6.0–7.0 | The Creek @ Bukit, Springdale, Regis Mansions, Cavendish Park, Parc Palais, Suites At Bukit Timah, Hillview Green, The Hillside | Newer completions or freehold premium absorbed into PSF |
| Above 7.0 ⚠️ | Verdale (7.36), Daintree Residence (7.48), Mayfair Gardens (8.10) | New or near-new 99-year stock — buyers paying for recency, not cycle value |
The three projects above 7.0 are all newer 99-year leasehold completed between 2023 and 2024. Their asking PSF reflects what a fresh lease year and modern fittings cost today — not where the OCR cycle sits. For context, a PTI ratio of 7.36 on a 99-year leasehold means asking PSF is running at roughly 2.4× what the OCR market cycle produced at its pre-2021 base. Whether the product justifies that stretch is a separate question from whether it is cheap.
What this table cannot tell you
The data surfaces two projects — Pine Grove and Southaven I — that look genuinely discounted against the current OCR market cycle. The data also shows that tenure is not the variable that separates them from everything else: seven freehold projects appear in the same cheapest-15 tier, some of them at higher PTI ratios than the 99-year leasehold entries beside them.
What the data cannot resolve is which trade-off is the right one to accept. An old leasehold at a low PTI ratio and a large floor plate is a real set of conditions — not a clean verdict. A new 99-year leasehold at a PTI ratio above 7.0 in a district where most projects sit between 5.0 and 6.5 is also a real set of conditions. The table shows where each project sits relative to the cycle. The trade-offs it carries are a separate layer that the asking price alone does not answer.
Asking prices from PropNex Investment Suite resale listings, refreshed 30 June 2026. These are asking prices, not completed transactions. Prices and availability can change. PTI ratio computed using URA OCR Non-Landed Price Index, 2026 Q1: 271.4.