Increased Seller’s Stamp Duty (SSD) Rates in Singapore: Implications for Buyers and Sellers
TLDR From July 4, 2025, Singapore reinstates Seller’s Stamp Duty (SSD) rates to 2017 levels, with rates of 16%, 12%,...
Read More
TLDR
Over the past decade, 2+Study units (compact 3-bedroom layouts) consistently outperformed standard 2-bedroom units in resale gains across most projects, both for long-term and short-term holdings. Examples include Stirling Residences and Parc Esta, where 2+Study units recorded significantly higher profit margins. Rental yields, however, tend to be slightly higher for regular 2-bedroom units due to their lower price points, though the difference is marginal. The 2+Study option offers a qualitative advantage in rentability, appealing to a wider tenant base such as small families, roommates, and remote workers needing extra space. Buyers should carefully assess the functionality of the “study” space and kitchen design before purchasing. Overall, for those seeking capital appreciation, 2+Study units present better returns, while rental yield advantages remain modest. Demand for these units is expected to grow as affordability for larger units declines.
With current high property prices making 3-bedroom and larger units less accessible, 2-bedroom units, particularly the more spacious 2+Study (often marketed as “compact 3-bedders”), have garnered significant attention. A key question for buyers and investors is whether the additional “study” space translates into better returns or simply eats into rental yield. This analysis examines the gains and rental performance of these two unit types over the past decade.
Resale Gains: 2-Bedroom vs. 2+Study (2014-2024)
An analysis of 11 projects that feature both 2-bedroom and 2+Study configurations, based on new-to-resale transactions from 2014 to 2024, reveals a clear trend:
- Overall Trend: In 8 out of 11 projects, 2+Study units demonstrated higher average gains compared to regular 2-bedroom units.
- Significant Differences:
- At Stirling Residences, 2+Study units saw average gains of $476,290 (36%), significantly outperforming 2-bedroom units which gained $268,719 (22%), a difference of over $207,000.
- Parc Esta exhibited similar results, with 2+Study units gaining $476,266 (35%) versus $323,711 (27%) for standard 2-bedroom layouts.
- Exceptions: Amber Park and Mont Botanik Residence were among the few projects where standard 2-bedroom units slightly outperformed 2+Study.
Interestingly, Martin Modern’s unprofitable transactions included six 2-bedroom units and only one 2+Study unit, suggesting potentially better downside protection for the latter, though this is based on limited data.
New-to-Subsale Performance (Before TOP):
Analyzing new-to-subsale transactions (properties sold by an initial buyer to another party before the condo is fully built), a similar pattern emerges:
- Consistent Outperformance: In 12 out of 16 projects, 2+Study units recorded higher average gains than regular 2-bedroom units.
- Notable Gaps:
- Martin Modern saw 2+Study units gaining $239,094 (12%) compared to $135,969 (7%) for 2-bedroom units.
- At Parc Esta, 2+Study units gained $357,750 (26%) versus $264,129 (23%) for 2-bedroom units.
- Outliers: Kent Ridge Hill Residences and Sky Everton were exceptions where 2-bedroom units yielded better gains.
This data suggests that even for shorter holding periods, the 2+Study layout tends to deliver superior resale outcomes. A notable anecdote from Sky Everton, despite its limited sample size, showed a 2+Study unit incurring a significantly smaller loss ($26,000) compared to a 2-bedroom unit ($132,000), although holding period differences might have influenced this.
Rental Rates and Yields: Landlord’s Perspective
Analyzing rental data to precisely compare 2-bedroom and 2+Study units is challenging due to URA’s broad size ranges. However, by matching unit sizes from sale transactions to corresponding URA rental size bands for 2024, an estimated rental yield comparison can be made:
The data indicates that 2+Study units generally do not offer a significant rental yield advantage. In most cases, standard 2-bedroom units slightly edge out 2+Study units in yield due to their lower price points. For example, Whistler Grand’s 2-bedroom units yielded 3.97% compared to 3.64% for 2+Study units, primarily due to the latter’s higher average purchase price. While the differences are often marginal, the slightly lower yield for 2+Study units is consistent across most projects.
Rentability: A Qualitative Advantage of 2+Study:
Despite similar or slightly lower yields, the qualitative advantage of a 2+Study unit lies in its enhanced rentability. Its versatility allows it to cater to a broader tenant demographic, including:
- Small families
- Roommates
- Single tenants requiring a dedicated home office or additional storage, particularly relevant in a post-pandemic era with increased hybrid work arrangements.
This broader appeal can make it easier for landlords to find and retain tenants, potentially reducing vacancy periods. For landlords willing to stretch their budget, the increased versatility of a 2+Study unit might justify the investment.
Conclusion:
The analysis largely favors 2+Study units in terms of resale gains, both for long-term holding and shorter subsale periods. As the affordability of larger units becomes more challenging, the demand for 2+Study units, bridging the gap between compact 2-bedders and larger 3-bedders, is likely to persist or grow.
However, not all 2+Study units are created equal. Prospective buyers should carefully evaluate:
- Post-Harmonization Status: Whether the project is pre- or post-harmonization, as older designs might include wasted space (e.g., large planter boxes, oversized air-con ledges).
- Functionality of “+1” Space: Ensure the “study” is a genuinely functional, enclosable room with proper ventilation and natural light, not just an awkward corner.
- Kitchen Design: For families, the kitchen space is crucial. Look for functional layouts like nook kitchens with ample cabinetry and countertops.
Should You Buy, Sell or Wait?
If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?
It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.
I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.
I can help you by:
- Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
- Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.
You May Also Like …
5 Most Common Property Investment Scams To Watch Out For In Singapore
Property investment scams are unfortunately prevalent in Singapore, and unsuspecting investors can fall victim to these scams, leading to significant...
Read More
Is Renting Out Your HDB to Live in a Condo a Smart Move? How Rentvesting Can Help You Save Money
TLDR Rentvesting is a strategy where individuals rent a home in their desired location while purchasing investment properties in more...
Read More
The 5 Most Popular Types of Properties to Buy in Singapore
The 5 Most Popular Types of Properties to Buy in Singapore 1. Condominiums: Condos are popular among buyers because they...
Read More
6 Unexpected Property Warning Signs That Can Be Negative for Some, But Beneficial for Others
TLDR When considering property preferences, what may appear as a disadvantage to some buyers could be a unique opportunity for...
Read More
Top 5 Street Food Markets in Singapore
Singapore, a melting pot of diverse cultures, offers an incredible array of street food that tantalizes the taste buds of...
Read More
Top 5 Tips : How to Choose the Right Type of Property to Invest in Singapore – Expert Tips and Analysis!
Investing in property has long been a popular method for growing wealth in Singapore. With million-dollar HDBs being sold and...
Read More
Top 5 : Golden Tips to Spot a Good Investment Property
Investing in real estate can be a lucrative venture, but it's essential to know how to spot a good investment...
Read More
Top 5 Factors Should Be Taken Into Consideration When Choosing The Right Neighborhood To Invest In Singapore’s Real Estate Market
Singapore's real estate market is known for its stability and potential for growth, making it an attractive investment destination for...
Read More
5 Tips : How To Buy A Property In Singapore As A Foreigner
Singapore's property market is a popular choice for both locals and foreigners looking to invest in real estate. However,...
Read More
Introducing Top 5 Power Property Tips
Hello, everyone! We are excited to welcome you to our blog posts! On this blog, we will be sharing daily...
Read More
Does Sell 1 Buy 2 Strategy Still Works Today in 2024?
TLDR When considering the "Sell One By Two" property investment strategy, keep in mind that it involves selling your previous...
Read More
Should Buying A Low Lease Project Be A Viable Option?
TLDR When considering low lease projects in Singapore, it's crucial to evaluate your individual needs, financial standing, and future plans....
Read More
Top 5 Reasons : Why Singapore’s Property Market Is the Best Place to Invest for Long-Term Growth – Expert Analysis!
TLDR Singapore’s property market stands out for long-term investment due to its strong economy, stable government policies, high rental demand,...
Read More
5 Reasons : Why Investing In Conservation Shophouses In Singapore Can Be A Unique Opportunity
Conservation shophouses are a unique and valuable investment opportunity in Singapore. These historic buildings are a key part of the...
Read More
Top 5 : Must-Do Experiences to Make the Most of Your Singapore Trip
Singapore, a vibrant island city-state located off the southern coast of Malaysia, is a melting pot of cultures and a...
Read More
Top 5 : Questions Should Investors Be Asking Before Investing In Singapore’s High-End Rental Market
Singapore's high-end rental market has been a hot topic of discussion among investors worldwide. With the city-state's robust economy, excellent...
Read More
6 Secrets Foreign Investors Are Rarely Told About Singapore’s Real Estate Market
TLDR The Singapore property market presents unique characteristics that foreign buyers should consider. From the high rate of homeownership to...
Read More
A Guide to Purchasing a New Launch Condo in Singapore in 2023
TLDR When buying a new launch condo in Singapore, start by planning your finances to determine loan and property limits....
Read More
Beyond Tenure: Why These Buyers Chose Older Leasehold Condos in Singapore
TLDR Older leasehold condos in Singapore may face skepticism but offer key benefits such as affordability, location, and flexibility. Three...
Read More
