While some luxury condo owners in the Core Central Region (CCR) took heavy losses in July 2025, others managed to cash out with multi-million-dollar profits. One standout resale in Orchard saw a seller walk away with over S$3 million in gains, after holding the property for just six years.
In this edition of Condo Cash or Crash, we dive into the most profitable condo resale deals of July 2025, and what they reveal about current market sentiment, timing, and the kinds of properties still delivering strong returns for owners and investors.
Table of contents
- Most profitable condo transactions in July 2025
- Grange Residences unit fetched a S$5.8M profit
- Condo sales with the highest annual profit
- Seller at Boulevard 88 gained S$3.08M profit in 6 years
- 5-bedder at JadeScape netted S$1.7M in 7 years
Most profitable condo transactions in July 2025
The most profitable condo sales in July 2025 were largely driven by freehold developments in District 10 (Tanglin/Holland) and District 15 (East Coast/Marine Parade), with sellers who held their properties for the long term.
| Project | Selling Price (S$) | Area (sqft) | PSF (S$) | Profit (S$) | Years Held | Annual Profit (S$) |
| Grange Residences (D10) | 9,738,000 | 2,852 | 3,414 | 5,795,823 | 20.7 | 279,788 |
| The Sovereign (D15) | 6,150,000 | 2,637 | 2,332 | 4,304,100 | 20.3 | 212,326 |
| The Sovereign (D15) | 6,500,000 | 2,637 | 2,465 | 3,500,000 | 18.5 | 189,540 |
| Boulevard 88 (D10) | 13,000,000 | 2,777 | 4,681 | 3,078,000 | 6.0 | 511,598 |
| Mount Faber Lodge (D4) | 4,006,888 | 2,454 | 1,633 | 2,906,888 | 27.2 | 106,817 |
Topping the list in absolute profit was a unit at Grange Residences in Tanglin, where the seller made a remarkable S$5.8 million after nearly 21 years. Other notable gains came from The Sovereign in East Coast, where two separate transactions yielded profits exceeding S$3.5 million each after more than 18 years of ownership.
However, when it comes to annualised returns, the standout was Boulevard 88 in Orchard. Despite a shorter holding period of just six years, the seller clocked in an impressive S$512,000 per year in profit. This contrast highlights how both long-term holding in prime freehold condos and strategic resale of newer high-end launches can deliver strong returns, albeit through different routes.
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Grange Residences unit fetched a S$5.8M profit
Another stellar sale at this freehold condo pushes resale records even higher. A 4-bedroom unit at Grange Residences changed hands for S$9.74 million in early July 2025, making it the most profitable resale transaction of the month. Spanning 2,852 sqft and located on the 13th floor, the unit fetched S$3,414 psf, more than double what the seller had paid back in October 2004 — S$3.94 million (S$1,382 psf).
That’s a whopping S$5.8 million gain, or about 147%, over a nearly 21-year holding period. If you break it down, the owner essentially walked away with around S$280,000 in profit every year. While other sales of the month might yield a bigger annual gain for the seller, this profitable condo transaction is also notable for other reasons.
Second record-breaking profit at Grange Residences
Interestingly, this S$5.8 million gain isn’t even the highest profit ever recorded at Grange Residences. Just a month earlier, a similar 4-bedder on the fourth floor sold for S$9.85 million (S$3,453 psf). The seller had bought it in June 2004 for S$3.35 million (S$1,173 psf), walking away with S$6.5 million in profit. This is still the highest resale gain and the most expensive resale unit at Grange Residences to date.
In total, there have been three resale transactions at Grange Residences so far in 2025, and all three turned out to be profitable. The third happened in February, when another 2,852 sqft unit was sold for S$9.72 million (S$3,408 psf). That seller had entered the market during the 2009 recovery phase, buying it for S$6.65 million (S$2,331 psf). The result? A S$3.07 million gain after holding for over 15 years.
It’s not just one-off luck either. Prices at Grange Residences have been on a steady upward climb in the last five years. In 2020, the average transacted price was about S$2,366 psf. This year, based on the three resale deals, it has surged by nearly 45% to an average of S$3,424 psf.
Located in the heart of District 10, Grange Residences sits along Grange Road and comprises 164 freehold units spread across three 18-storey blocks. Completed in 2004 by Wharf Estates Singapore (formerly Wheelock Properties), the condo features only spacious 4-bedroom layouts between 2,486 and 2,852 sqft. This type continues to appeal to high-end buyers looking for large-format homes in a prime address.
Condo sales with the highest annual profit
When looking at condo resale transactions with the highest annual profits in July 2025, a different pattern emerges compared to the absolute gains. This list is largely dominated by newer developments with relatively short holding periods, where owners managed to secure strong returns in just three to seven years.
| Project | Selling Price (S$) | Area (sqft) | PSF (S$) | Profit (S$) | Years Held | Annual Profit (S$) |
| Boulevard 88 (D10) | 13,000,000 | 2,777 | 4,681 | 3,078,000 | 6.0 | 511,598 |
| Sky@Eleven (D11) | 6,400,000 | 2,713 | 2,359 | 1,100,000 | 3.6 | 307,192 |
| Grange Residences (D10) | 9,738,000 | 2,852 | 3,414 | 5,795,823 | 20.7 | 279,788 |
| JadeScape (D20) | 5,050,000 | 2,099 | 2,406 | 1,717,000 | 6.8 | 251,891 |
| Palm Galleria (D15) | 3,030,000 | 2,529 | 1,198 | 680,000 | 3.0 | 225,227 |
The S$512,000 annual gain at Boulevard 88 tops the list, reinforcing its position as one of the most lucrative projects in the current market. Interestingly, Grange Residences also appears on this list thanks to its massive absolute gain, despite its much longer holding over 20 years.
What stands out here is the inclusion of JadeScape, the only 99-year leasehold project among predominantly freehold contenders. Its annual profit of around S$252,000 proves that well-located leasehold projects can still outperform, especially when paired with strong price appreciation and buyer demand.
Seller at Boulevard 88 gained S$3.08M profit in 6 years
Among July’s condo resale deals, the Boulevard 88 4-bedder stood out for its impressive annualised return. The 2,777 sqft unit changed hands for S$13 million (S$4,681 psf) on July 4, marking a gain of S$3.08 million (31%) for the seller who bought it in June 2019 for S$9.92 million (S$3,573 psf). That’s a solid gain over a relatively short 6-year holding period, around S$512,000 per year.
While the profit ranks as the most lucrative for the month in terms of annual gain, it’s actually only the fourth-highest profit recorded at Boulevard 88 so far. Why? Because earlier owners made even bigger profits on sub-sale transactions before the project was completed.
Sub-sales transactions are the most profitable
The most profitable deal at Boulevard 88 happened in April 2023, when a seller offloaded an 18th-floor unit for S$14 million after buying it for S$10.1 million just 4 years earlier in March 2019. That’s a S$3.9 million gain, without even needing to hold the property for long.
In fact, the top 3 most profitable resales at the project were all sub-sales, with gains ranging between S$3.1 million and S$3.9 million. These sellers held their units, each around 2,800 sqft, for just three to four years, taking full advantage of market momentum during Boulevard 88’s pre-TOP phase.
At the time, sellers could do so without incurring Seller’s Stamp Duty (SSD), as the minimum holding period was three years. That’s no longer the case. With a sharp rise in sub-sales in 2024, SSD rules were recently tightened, and sellers now need to hold their properties for at least four years to avoid extra taxes.
Read more: Seller’s Stamp Duty back up due to new launch sub-sales? We deep-dive into the details of this policy hike
Price growth at Boulevard 88 since launch
Since its launch in 2019, Boulevard 88’s average price psf has climbed over 14%. It currently stands at S$4,203 psf, reflecting a steady rise in buyer confidence and sustained demand for large-format, luxury freehold homes in the Orchard Road vicinity. Additionally, this price point is now over 12% higher than the average psf for freehold condos in Orchard, which is currently at S$3,745.
Over the same period, from 2019 to July 2025, prices in the area have increased by only 3%, well below Boulevard 88’s growth rate. With resale activity heating up and margins still healthy, Boulevard 88 continues to show why it’s one of the standout picks in the Orchard Road luxury belt.
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Situated along Orchard Boulevard, Boulevard 88 is a luxury freehold development in District 10, completed in 2023. The project features 154 units, with apartment sizes ranging from 1,313 sqft to 6,049 sqft, including expansive 2- to 4-bedroom layouts that cater to ultra-high-net-worth buyers looking for space, prestige, and location.
5-bedder at JadeScape netted S$1.7M in 7 years
The recent JadeScape resale is notable not just for the S$1.7 million profit, but also because of the relatively short holding period. This is also one of the rare high-gain sales from a non-freehold project in 2025.
Still, for those watching JadeScape closely, this kind of result isn’t out of the blue. The project already made headlines in late 2024 when a 4,230 sqft penthouse sold for S$10.15 million, or S$2,399 psf. That seller raked in a S$4.35 million profit (75%) in just five years, still one of the most eye-popping leasehold gains in recent memory.
Read more: Condo Cash or Crash? Penthouse near Marymount MRT sold with S$4.35M profit in December 2024
This time around, the July transaction involved a 5-bedroom unit on the 22nd floor, just a floor below the penthouse. The 2,009 sqft apartment was bought for around S$3.3 million in September 2018 and resold seven years later at a substantial gain. That works out to an annual return of roughly S$252,000, putting it comfortably among the profitable leasehold deals in recent years.
This latest deal also marks the highest profit recorded at JadeScape in 2025 so far. With this transaction, the project has now seen four resale deals with profits crossing the million-dollar mark. Gains from these sales have ranged between S$1.1 million and S$1.7 million, with owners typically holding their units for four to seven years before cashing out. No unprofitable deals were recorded.
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JadeScape’s price trend in District 20
Since its launch in 2018, JadeScape has been on a consistent price climb. As of July 2025, its average price has surged by over 39%, reaching S$2,268 psf. That’s nearly 23% higher than the District 20 leasehold average of S$1,848 psf, a clear indication of JadeScape’s premium positioning.
To put that in perspective, leasehold condo prices across District 20 have generally trended upward since 2018, albeit with more ups and downs. Over the same period, the broader market rose by close to 23%, meaning JadeScape has outperformed the district average by a notable margin.
Located just a 5-minute walk from Marymount MRT, JadeScape is a 99-year leasehold development with its lease starting from 2018. The project was completed in 2022, comprising 1,206 units across seven residential towers, including two exclusive penthouses. With nearly 100 luxurious facilities, JadeScape offers lifestyle perks that are typically reserved for high-end freehold condos, another reason it continues to attract strong buyer interest and solid resale performance.
Wrapping up
Despite cooling measures and shifting market conditions, July 2025’s resale data proves that well-chosen condos, especially large-format units in prime districts, can still yield substantial profits. Whether it’s through long-term freehold ownership or short-term strategic plays, the market continues to reward savvy property decisions.
As investor sentiment evolves, these transactions underscore the importance of timing, location, and project quality in driving capital appreciation.
Enjoying this in-depth analysis? 99.co Condo Cash or Crash covers monthly notable transactions in Singapore’s private property market.
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