The Only New-Launch 4-Bedroom Under $2M in Singapore Starts at Around 1,000 Sqft — Smaller Than the HDB Down the Road

Five new-launch 4-bedrooms in Singapore currently start below $2.7M. The cheapest begins at $1,814,000. But that floor price buys around 1,000 sqft — which is smaller than a resale HDB 4-room in Pasir Ris, the same town, selling for roughly $700,000. The private label costs $1.1M more and delivers less floor area. That is the deal on the table, and it only gets more complicated from there.

Entry size and PSF are approximate for Coastal Cabana and Norwood Grand — the stated PSF does not match entry price ÷ minimum listed unit size. See the size and transit sections below for what this means in practice.

Tengah Garden has a confirmed 4BR entry price of $2,706,000 for 1,249 sqft ($2,167 PSF) — placing it just outside this five-project table.

The Cheapest Private 4-Bedroom Gives You Less Space Than a Resale HDB

The entry private 4-bedroom in this group is Coastal Cabana at $1,814,000. The listed PSF of $1,792 implies an entry unit of roughly 1,012 sqft — not the 990 sqft minimum in the size range. The price list figures do not resolve cleanly, so "around 1,000 sqft" is the honest estimate.

The numbers in plain terms: A resale HDB 4-room in Pasir Ris is typically around 1,195 sqft for roughly $700,000. Coastal Cabana's new-launch 4-bedroom is around 1,000 sqft for $1,814,000. The private option is about $1,114,000 higher in price and about 195 sqft smaller.

What you get for that premium is private title, brand new finishes, condo facilities, and a 2029 delivery. Whether that package justifies $1.1M more than a resale HDB in the same town is a question the arithmetic cannot answer — but it can at least put the gap on the table.

The next step up is Canberra Crescent Residences at $2,296,857 for a confirmed 1,163 sqft — $483,000 more than Coastal Cabana, but also 163 sqft more space, a more central Sembawang location, and a cleaner PSF figure ($1,975, verified).

Narra Residences at $2,448,000 for 1,152 sqft is the third option. At $2,125 PSF, it is actually the most expensive per sqft of the five — more on that below.

The Freehold Project Is Not the Most Expensive Per Sqft

Kassia is the priciest on the list at $2,675,000. It is also the only freehold option. Those two facts together suggest it should be the most expensive per sqft. It is not.

Kassia vs Narra: Kassia is $2,675,000 for 1,345 sqft at $1,989 PSF. Narra Residences is $2,448,000 for 1,152 sqft at $2,125 PSF. The freehold project costs $136 less per sqft than the leasehold one.

The reason is size. Kassia's entry 4-bedroom is 193 sqft larger than Narra's. Paying $227,000 more in absolute price gets you 193 additional sqft of floor area and a freehold title that does not decay.

Kassia's PSF ($1,989) is almost level with Norwood Grand's stated PSF ($1,983) — a $6 PSF difference. The two projects price at nearly identical efficiency per sqft, despite one being freehold in D17 and the other being leasehold in D25.

Kassia's draw is its 2027 TOP — the earliest delivery of the five — and its freehold status. Its D17 location on Flora Road is primarily car-dependent: Tampines East MRT is about 22 minutes on foot, which most buyers would not call walkable. Residents here typically drive.

Price and Transit Convenience Run in Opposite Directions

The cheapest project has the worst MRT access. The second-most expensive has the best. That is not what most buyers scanning a price list would expect.

Norwood Grand at $2,616,000 is a 5-minute walk from Woodlands South MRT on the Thomson-East Coast Line, which opened in November 2024. That is the closest MRT proximity of the five projects — and Causeway Point mall is about 1km away. At roughly 1,319 sqft at the entry price (the stated $1,983 PSF implies a unit larger than the 1,173 sqft minimum listed), Norwood Grand also gives you the most space of the four leasehold options.

The PSF flag for Norwood Grand matters here: do not read the 1,173 sqft minimum as the unit you get at $2,616,000. The pricing data suggests the entry price corresponds to a larger unit, around 1,319 sqft. The stated $1,983 PSF is likely calculated from that larger size, not the smallest unit in the range.

Coastal Cabana's 15–23 minute MRT walk is a genuine practical constraint. The range reflects different parts of the development on Jalan Loyang Besar — closer blocks are around 15 minutes, farther ones push toward 23. The area is better served by bus than by MRT. This is the primary trade-off at the cheapest price point, alongside the size compression.

A safer way to read the MRT inversion is this: at the low end of the new-launch 4-bedroom market, the cheapest absolute quantum is not coming from the most connected site. Buyers optimising for the lowest entry price are usually giving up something else, and in this set, that trade-off is most visible in transit access.

What the Table Actually Shows

No single project dominates across all four variables — price, size, transit, and tenure. Each project leads on one dimension and concedes on another.

Coastal Cabana has the lowest absolute price and the lowest PSF, but the smallest entry unit and the longest MRT walk. Norwood Grand has the best MRT access and a large entry unit, but is second-most expensive. Kassia is the only freehold option and delivers first, but its location is car-dependent. Canberra Crescent Residences has the cleanest confirmed price, size, and PSF figures; because no TOP year is listed, timing should be left out of the comparison. Narra Residences sits in the middle on price but is the most expensive per sqft of the five.

The right shortlist depends entirely on which of those trade-offs the buyer can live with — and which one they cannot.