Top 10 Worst Condos Singapore 2025: Buyer Beware Guide

Singapore’s property market is a beacon of opportunity, but not every condo delivers the expected returns. Some developments stand out for their high number of unprofitable transactions, earning them the label of the worst condos in Singapore. This SEO-friendly blog analyzes the top 10 worst condos in Singapore based on unprofitable transactions, including their locations, TOP (Temporary Occupation Permit) dates, pros and cons, and potential future buyers. Whether you’re eyeing new launch condos or resale properties, understanding these underperformers will help you make informed decisions in Singapore’s dynamic real estate market.

Why Some Condos Underperform in Singapore

Despite Singapore’s robust property market, certain condos falter due to high entry prices, suboptimal locations, oversupply, or poor market timing. Unprofitable transactions occur when units are sold below their purchase price, often exacerbated by cooling measures like the 60% Additional Buyer’s Stamp Duty (ABSD) for foreigners or competition from new launch condos. This analysis, based on data up to July 2025, highlights the worst condos in Singapore to guide buyers and investors.

Top 10 Worst Condos in Singapore

1. Reflections at Keppel Bay

• Location: Keppel Bay View, District 4 (Rest of Central Region, RCR)
• Developer: Keppel Land
• TOP Date: 2011
• Unprofitable Transactions: 62 unprofitable vs. 30 profitable (2024–2025)
• Loss Range: $54 to $6.952 million
• Profitable Transactions: Profits range from $320 to $6.66 million
• Average Resale Price: ~$1,700 psf

Pros

• Iconic Design: Designed by Daniel Libeskind, offering unique architecture.
• Waterfront Location: Scenic views of Keppel Bay and proximity to Sentosa.
• Amenities: Near VivoCity, HarbourFront MRT, and Sentosa’s leisure attractions.

Cons

• High Entry Prices: Units bought in 2007 at ~$2,000+ psf during a market peak struggled to appreciate.
• Large Units: High quantum limits buyer pool, especially with 60% ABSD for foreigners.
• Competition: Newer condos like Corals at Keppel Bay and The Reef at King’s Dock are closer to MRT and amenities.
• Potential HDB Development: Rumors of a nearby HDB estate under the Greater Southern Waterfront plan may impact exclusivity.
• Inefficient Layouts: Some units have odd angles, reducing appeal.

Potential Future Buyers

• High-Net-Worth Individuals: Seeking unique waterfront properties for personal use.
• Foreign Investors: Post-ABSD adjustment, if prices drop further.
• Owner-Occupiers: Attracted to lifestyle and views, less concerned with resale gains.

2. The Sail @ Marina Bay

• Location: Marina Boulevard, District 1 (Core Central Region, CCR)
• Developer: City Developments Ltd (CDL)
• TOP Date: 2008
• Unprofitable Transactions: 23 unprofitable vs. 30 profitable (2024)
• Loss Range: $1,100 to $2.31 million
• Profitable Transactions: Profits range from $320 to $6.66 million
• Average Resale Price: ~$1,903 psf

Pros

• Prime Location: Heart of Marina Bay, near Raffles Place MRT and CBD.
• Iconic Status: One of Singapore’s first luxury condos in Marina Bay.
• Rental Demand: Strong appeal to expatriates working in the CBD.

Cons

• High Launch Prices: Units bought at ~$2,000+ psf in 2008 faced slow appreciation.
• Ageing Property: At 17 years old, it competes with newer condos like Marina One Residences (TOP 2017).
• Oversupply: High unit count (1,111) leads to internal competition among sellers.
• Foreign Buyer Decline: 60% ABSD reduced demand in District 1.

Potential Future Buyers

• Expatriate Tenants: High rental yields attract investors targeting CBD professionals.
• Local Investors: Seeking lower entry prices for long-term rental income.
• Owner-Occupiers: Professionals wanting CBD proximity.

3. The Marq on Paterson Hill

• Location: Paterson Hill, District 9 (CCR)
• Developer: SC Global
• TOP Date: 2011
• Unprofitable Transactions: 13 unprofitable vs. 4 profitable (since 2007)
• Loss Range: Up to $7.75 million (e.g., 3,089 sq ft unit sold in 2022)
• Profitable Transactions: Limited to 2007, with modest gains
• Average Resale Price: ~$2,800 psf

Pros

• Ultra-Luxury: Exclusive development with only 66 units and high-end finishes.
• Prime Location: Near Orchard Road and elite schools.
• Freehold Tenure: No lease decay concerns.

Cons

• High Quantum: Large units (3,000+ sq ft) and high psf prices limit buyer pool.
• Market Timing: Launched in 2007 at ~$5,200+ psf, a market peak.
• Foreign Buyer Restrictions: 60% ABSD deters wealthy foreigners, the primary target.
• Low Transaction Volume: Only 66 units reduce liquidity, skewing loss figures.

Potential Future Buyers

• Ultra-High-Net-Worth Individuals: Seeking exclusivity and prestige.
• Foreign Buyers: If ABSD policies relax, given freehold appeal.
• Legacy Investors: Holding for en-bloc potential due to freehold status.

4. Paterson Suites

• Location: Paterson Road, District 9 (CCR)
• Developer: Bukit Sembawang Estates
• TOP Date: 2010
• Unprofitable Transactions: 17 unprofitable vs. 18 profitable (since launch)
• Loss Range: Up to $6.2 million (6,663 sq ft penthouse in 2022)
• Profitable Transactions: Profits modest, mostly in 2023
• Average Resale Price: ~$2,100 psf

Pros

• Freehold Tenure: Attractive for long-term holding or en-bloc potential.
• Location: Near Orchard MRT and shopping belt.
• Exclusivity: Only 102 units, appealing to privacy-conscious buyers.

Cons

• High Entry Prices: Units bought in 2007 at ~$3,000+ psf struggled to recover.
• Blocked Views: Newer developments may obstruct views, reducing appeal.
• Large Units: High quantum limits resale audience.
• Competition: Newer luxury condos in District 9 offer modern facilities.

Potential Future Buyers

• Affluent Families: Seeking freehold properties in District 9 for own stay.
• Investors: Eyeing en-bloc potential in a prime location.
• Foreign Buyers: If prices adjust downward.

5. Urban Vista

• Location: Tanah Merah Kechil Link, District 16 (Outside Central Region, OCR)
• Developer: World-Class Land Pte Ltd
• TOP Date: 2016
• Unprofitable Transactions: 30 unprofitable vs. 13 profitable (2024–2025)
• Loss Range: $879 to $216,443
• Profitable Transactions: Profits modest, up to $100,000
• Average Resale Price: ~$1,400 psf

Pros

• Location: Near Tanah Merah MRT, Bedok Market, and Anglican High School.
• Affordable Quantum: Smaller units appeal to budget-conscious buyers.
• Rental Potential: Proximity to Changi Business Park attracts tenants.

Cons

• High Density: 582 units lead to competition among sellers.
• Oversupply: Nearby condos like Eco and Grandeur Park Residences dilute demand.
• Investor-Heavy: Many one-bedroom units limit owner-occupier appeal, reducing resale pool.
• Market Timing: Units bought in 2013 at ~$1,600 psf faced slow appreciation.

Potential Future Buyers

• First-Time Buyers: Seeking affordable private condos in District 16.
• Investors: Targeting rental yields from Changi Business Park tenants.
• HDB Upgraders: From Bedok or Tampines, with modest budgets.

6. Eco

• Location: Bedok South Avenue 3, District 16 (OCR)
• Developer: Far East Organization
• TOP Date: 2016
• Unprofitable Transactions: 25 unprofitable vs. 21 profitable (2024–2025)
• Loss Range: $5,132 to $228,200
• Profitable Transactions: Profits up to $150,000
• Average Resale Price: ~$1,450 psf

Pros

• Connectivity: Near Tanah Merah MRT and Bedok MRT.
• Amenities: Close to Bedok Mall, schools, and Changi Business Park.
• Modern Facilities: Offers full condo amenities like pools and gyms.

Cons

• High Density: 748 units create resale competition.
• Investor Focus: Many small units (1–2 bedrooms) reduce owner-occupier demand.
• Competition: Grandeur Park Residences (TOP 2021) outperforms with 37 profitable vs. 5 unprofitable sales.
• Launch Timing: Units bought in 2013 at ~$1,600 psf faced slow growth.

Potential Future Buyers

• Young Professionals: Seeking affordable condos with MRT access.
• Investors: Eyeing rental demand from Changi Business Park.
• HDB Upgraders: From nearby estates like Bedok or Pasir Ris.

7. The Scotts Tower

• Location: Scotts Road, District 9 (CCR)
• Developer: Far East Organization
• TOP Date: 2016
• Unprofitable Transactions: 10 unprofitable vs. 10 profitable (since 2018)
• Loss Range: Up to $1 million (e.g., 872 sq ft unit sold in May 2025)
• Profitable Transactions: Modest gains, up to $200,000
• Average Resale Price: ~$2,160 psf

Pros

• Prime Location: Near Newton MRT and Orchard Road.
• Modern Design: Sleek architecture and premium finishes.
• Connectivity: Close to Newton MRT (North-South and Downtown Lines).

Cons

• Declining Resale Prices: Down 38.19% since 2018 (~$3,500 psf to $2,160 psf).
• High Launch Prices: Units bought at ~$3,500 psf in 2016 struggled to appreciate.
• Small Units: Many 1–2 bedroom units limit family appeal.
• Competition: Freehold condos like Cavenagh Gardens offer better value (~$1,546 psf).

Potential Future Buyers

• Young Professionals: Seeking lifestyle properties near Orchard.
• Investors: Targeting expatriate tenants in District 9.
• Foreign Buyers: If prices drop further, given prime location.

8. The Tennery

• Location: Bukit Panjang Road, District 23 (OCR)
• Developer: Far East Organization
• TOP Date: 2013
• Unprofitable Transactions: 33 unprofitable vs. 31 profitable (since launch)
• Loss Range: Up to $72,710 (average loss)
• Profitable Transactions: Average profit ~$53,108
• Average Resale Price: ~$1,083 psf

Pros

• Integrated Development: Connected to Junction 10 mall and Bukit Panjang LRT.
• Amenities: Near Sheng Siong, schools, and Bukit Panjang Plaza.
• Affordable Pricing: Low psf appeals to budget buyers.

Cons

• High Launch Prices: Launched at ~$1,143 psf in 2011, a 30% premium over District 23’s $1,138 psf.
• Weak Mall Appeal: Junction 10 lacks strong footfall, reducing lifestyle draw.
• Competition: Nearby Maysprings and The Linear offer better layouts and appreciation.
• Low Resale Prices: Current $1,083 psf reflects weak growth.

Potential Future Buyers

• First-Time Buyers: Seeking affordable condos in District 23.
• HDB Upgraders: From Bukit Panjang or Choa Chu Kang.
• Investors: Targeting rental yields from nearby schools and malls.

9. Parc Rosewood

• Location: Rosewood Drive, District 25 (OCR)
• Developer: Alana Properties Pte Ltd
• TOP Date: 2014
• Unprofitable Transactions: 25 unprofitable vs. 52 profitable (2024–2025)
• Loss Range: Up to $200,000
• Profitable Transactions: Profits up to $300,000
• Average Resale Price: ~$1,200 psf

Pros

• Large Development: 689 units offer diverse unit types and facilities.
• Location: Near Woodlands MRT and Causeway Point mall.
• Growth Potential: Woodlands Regional Centre development boosts long-term appeal.

Cons

• High Density: Large unit count leads to resale competition.
• Slow Price Growth: Only 5% resale price growth since 2015, lagging Woodlands’ 1% for leasehold condos.
• Investor-Heavy: Many small units reduce owner-occupier demand.
• Competition: Newer condos like Woodhaven outperform with fewer losses.

Potential Future Buyers

• HDB Upgraders: From Woodlands seeking affordable private condos.
• Investors: Eyeing rental demand from Woodlands Regional Centre.
• Families: Attracted to proximity to schools and malls.

10. Turquoise

• Location: Cove Drive, Sentosa Cove, District 4 (RCR)
• Developer: Ho Bee Land
• TOP Date: 2010
• Unprofitable Transactions: 10 unprofitable vs. 5 profitable (since launch)
• Loss Range: Up to 45% (e.g., $5.47M to $3M for a unit sold in 2024)
• Profitable Transactions: Modest gains, up to $500,000
• Average Resale Price: ~$1,800 psf

Pros

• Sentosa Cove: Exclusive waterfront location with marina views.
• Luxury Appeal: High-end finishes and spacious units.
• Rental Potential: Appeals to expatriates and wealthy tenants.

Cons

• High ABSD: 60% ABSD deters foreign buyers, the primary market.
• High Entry Prices: Units bought in 2007 at ~$2,500+ psf struggled to recover.
• Niche Market: Sentosa condos are indulgences, not investments, with low resale liquidity.
• Competition: Sentosa’s landed properties overshadow condos.

Potential Future Buyers

• Wealthy Foreigners: Seeking vacation homes if ABSD policies ease.
• High-Net-Worth Locals: For lifestyle and prestige, less focused on profits.
• Investors: Targeting expatriate rentals in Sentosa Cove.

Key Insights and Comparisons

Key Observations:

• High Entry Prices: Most unprofitable condos were launched during market peaks (2007–2013), with buyers paying premiums (e.g., The Marq at $5,200+ psf).
• Core Central Region (CCR) Challenges: Districts 1 and 9 dominate due to high psf prices and foreign buyer restrictions.
• High Density: Large developments like Reflections (1,129 units) and The Sail (1,111 units) face internal competition.
• Niche Markets: Sentosa condos like Turquoise cater to a small buyer pool, exacerbated by ABSD.
• Competition from New Launches: New launch condos with modern facilities and lower psf prices (e.g., Grandeur Park Residences at $1,600 psf) outperform older projects.

Pros and Cons of Investing in These Condos

Pros

• Prime Locations: Many are in CCR (Districts 1, 9) or mature estates (e.g., Tanah Merah, District 16), offering lifestyle appeal.
• Rental Yields: Condos like The Sail and Eco benefit from proximity to CBD or business parks.
• Freehold Appeal: The Marq and Paterson Suites attract long-term investors for en-bloc potential.
• Affordable Entry: Urban Vista and The Tennery offer lower psf prices for budget buyers.

Cons

• High Losses: Large units in CCR condos (e.g., Reflections, The Marq) recorded losses up to $7.75M.
• Oversupply: High unit counts dilute resale demand (e.g., Reflections, Urban Vista).
• Foreign Buyer Decline: 60% ABSD reduced demand in luxury segments like Sentosa and CCR.
• Ageing Properties: Older TOP dates (2008–2014) face competition from new launch condos with modern amenities.
• Market Timing: Purchases at peak prices (2007–2013) led to slow or negative appreciation.

How to Avoid Unprofitable Condos

To steer clear of the worst condos in Singapore, consider these tips:

• Research Transaction History: Use EdgeProp or URA data to check profitable vs. unprofitable sales.
• Evaluate Launch Prices: Avoid buying at market peaks, as seen in 2007–2013 launches.
• Check Competition: Assess nearby new launch condos and their psf prices (e.g., Parktown Residence in Tampines at $2,360 psf).
• Focus on Amenities: Proximity to MRTs, schools, and malls boosts resale and rental appeal.
• Consider Tenure: Freehold (e.g., The Marq) may offer en-bloc potential, but leasehold (e.g., Treasure at Tampines) can yield faster gains.
• Engage Experts: Consult agents from ERA or PropNex for market insights.

Comparison with New Launch Condos

New launch condos like Parktown Residence (Tampines, ~$2,360 psf, TOP 2029, District 18) and Grand Dunman (Dunman Road, ~$2,500 psf, TOP 2028, District 15) offer modern facilities, strategic locations, and competitive pricing compared to the worst condos above. For instance:

• Treasure at Tampines (Tampines Lane, District 18, TOP 2023, ~$1,699 psf) recorded 263 profitable transactions in 2024, outperforming The Sail’s 23 unprofitable sales.
• Grandeur Park Residences (New Upper Changi Road, District 16, TOP 2021, ~$1,600 psf) saw 37 profitable vs. 5 unprofitable transactions, contrasting with Urban Vista’s 30 unprofitable sales.
• New launches benefit from early-bird discounts and phased pricing, unlike older condos bought at peak prices.

Conclusion

The top 10 worst condos in Singapore for 2025, including Reflections at Keppel Bay (District 4), The Sail @ Marina Bay (District 1), and The Marq on Paterson Hill (District 9), highlight the risks of high entry prices, oversupply, and market timing.

While these condos offer prime locations and rental potential, their unprofitable transactions (e.g., losses up to $7.75M at The Marq) serve as cautionary tales. Potential buyers, such as HDB upgraders, investors, or high-net-worth individuals, should weigh the pros (e.g., location, freehold tenure) against cons (e.g., high density, competition from new launch condos).

By researching transaction data and comparing with top-performing new launch condos like Parktown Residence or Grand Dunman, you can navigate Singapore’s property market with confidence.

Disclaimer: Transaction data and prices are based on sources as of July 2025 and may change. Always conduct due diligence and consult professionals before investing.