Data from PropertyGuru and 99.co shows resale condo listings staying online nearly twice as long as the 2022 peak. The CCR median jumped to 145 days in Q1 2026. This is not a market in distress — but it is a market that has fundamentally shifted in the buyer's favour.
Two years ago, a well-priced resale condo in a good location would attract offers within weeks. Today, the data tells a very different story. According to PropertyGuru and 99.co, the median number of days resale condo listings stayed on the market jumped to 106 days in Q1 2026 — up sharply from 66 days in Q1 2025. The Core Central Region was the most dramatic: median days on 99.co rose to 145 in Q1 2026, compared to 76 in Q1 2025.
On PropertyGuru, 79.6% of active resale condo listings created between January and March 2026 were still live after 60 days as at 18 May 2026. More than 41% had been live for over 90 days. The median listing age across all regions was 81 to 82 days. These are not the numbers of a market where sellers have the upper hand.
| Median Days on 99.co | Overall | CCR | RCR | OCR |
|---|---|---|---|---|
| Q1 2025 | 66 | 76 | 69 | 60 |
| Q2 2025 | 65 | 80 | 62 | 62 |
| Q3 2025 | 74 | 79 | 69 | 75 |
| Q4 2025 | 73 | 83 | 66 | 74 |
| Q1 2026 ★ | 106 | 145 | 116 | 86 |
★ Sharpest quarterly increase on record. Source: 99.co, The Straits Times, 15 June 2026.
| PropertyGuru (Jan–Mar 2026 listings) | Overall | CCR | RCR | OCR |
|---|---|---|---|---|
| Active listings | 21,614 | 5,673 | 7,914 | 7,964 |
| Live > 60 days (%) | 79.6% | 80.9% | 79.5% | 78.7% |
| Live > 90 days (%) | 41.5% | 42.4% | 42.3% | 40.0% |
| Median age (days) | 81 | 82 | 81 | 81 |
Source: PropertyGuru, The Straits Times, 15 June 2026. Figures as at 18 May 2026.
Three forces are converging to slow resale condo transaction velocity. First, buyers now have more options than at any point since 2019. With 21,614 active resale listings on PropertyGuru alone, a buyer looking for a 3-bedroom resale condo in a specific district has genuine choice — and choice enables patience. When buyers can shortlist 15 units and take their time comparing, sellers competing for the same buyer pool need to work harder to stand out.
Second, new launch competition has intensified. A pipeline of 11 new projects launching in H2 2026 — including Thomson Reserve, Lucerne Grand, and Dunearn House — gives buyers another lane entirely. Some resale buyers who might have transacted this quarter are waiting to see if a new launch fits their needs better. Resale listings sit longer not because they are unwanted, but because the alternative universe has expanded.
Third, some sellers are holding on to aspirational prices that the market is no longer supporting. The Straits Times article specifically notes sellers who are reluctant to lower asking prices because the cost of their replacement home — driven by rising new launch prices — has also increased. This creates a pricing standoff: sellers want yesterday's market price, but buyers are pricing in today's conditions.
The asking price vs transaction price gap matters here. Resale condo unit prices have remained broadly stable — PropNex CEO Kelvin Fong noted the median resale unit price was S$1,770 psf as at May 19, 2026. Listings staying longer does not mean prices are collapsing. It means sellers who price correctly are still transacting; sellers who price aggressively are sitting. The gap between "listed" and "sold" is where the real story is.
This is the most buyer-friendly resale condo environment in several years. Listings sitting for 81+ days means sellers have had time to reassess their price expectations. A unit that has been listed for 90 days without offers is a seller who may now be more receptive to negotiation.
The smart move is to look specifically at listings that have been live for 60 days or more at your target price point — these are sellers who have already adjusted once and may adjust again. Your negotiating position is materially stronger than it was in 2022 or early 2024.
One caution: don't mistake slower market conditions for imminent price drops. Transaction volume has held, asking prices have stayed firm, and the supply of truly well-located units remains limited. This is a negotiating window, not a distressed market.
Pricing discipline is the single most important factor in your outcome. Overpriced units are staying on the market for 90, 120, 145 days — not because the market doesn't want them, but because buyers have enough alternatives to wait out sellers who are priced above market.
The data from 99.co shows the CCR median at 145 days. That is nearly five months. If you are in the CCR and your unit has been listed for more than 60 days without a serious offer, your price is almost certainly the issue — not the unit itself.
The right strategy in this environment: price at or slightly below the most recent comparable transaction in your development, generate genuine competitive interest in the first 30 days, and close. Chasing a higher price by starting high and dropping slowly costs you time, carries costs, and often results in a lower eventual sale price anyway.
The Core Central Region's 145-day median deserves specific attention because it sits dramatically above the RCR (116 days) and OCR (86 days). CCR resale condos are concentrated in Districts 9, 10, and 11 — Orchard, Holland, Bukit Timah — where foreign buyer demand has been structurally suppressed since the 60% ABSD on foreigners took effect in April 2023. The buyer universe for CCR resale is now almost entirely Singapore Citizens and PRs, and that pool is both smaller and more discerning.
CCR sellers are also particularly exposed to the new launch comparison problem. Newport Residences and River Modern — two new CCR launches in Q1 2026 — set new benchmark psf figures above S$3,500 psf. A resale CCR unit priced at S$2,800 to S$3,200 psf might look reasonable in absolute terms, but when a buyer can buy new at S$3,500+ psf with modern specifications, the resale unit needs to offer a compelling discount or a location/layout edge to close the gap.
The data in today's Straits Times is one of the clearest signals I've seen that the resale condo market has definitively shifted from seller-led to buyer-led. 81 days median listing age. Nearly 80% of listings live for more than 60 days. These are not the numbers of a market where you list at an aspirational price and wait for buyers to compete.
For buyers, this is a window — not a permanent condition. If the new launch pipeline sells out strongly in H2 2026 and the economic picture stabilises, resale demand will firm up again. The buyers who act in the next six months while sellers are most motivated are likely to get better outcomes than those who wait for "more certainty."
For sellers, the message is simpler: the market will tell you your price. If you've been listed for more than 45 days and haven't had a serious offer, the market has already told you. Adjusting early and decisively almost always results in a better net outcome than holding out and reducing twice. If you're thinking about selling a resale condo and want an honest read on what your unit is worth in today's conditions — not what it might be worth if conditions were different — I'm happy to give you that assessment.
Thinking about selling a resale condo, or looking for one where the seller is motivated to negotiate? Let's talk.
WhatsApp Bryan → Calculate your sale proceeds →Source: The Straits Times, 15 June 2026. Data: PropertyGuru, 99.co. Figures as at 18 May 2026 for listings created January–March 2026. PropNex median resale psf as at 19 May 2026. This article is for informational purposes only and does not constitute financial or investment advice.
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