For many families in Singapore, upgrading from an HDB flat to a condominium remains a key aspiration. After all, a condominium is one of the classic ‘5 Cs’ in the 90s, and with property prices rising, it has become even more coveted today.
For those fortunate enough to afford one, there are also more choices available today. Beyond the traditional decision between freehold and leasehold properties, buyers can now consider integrated developments.
Integrated developments offer the best of both worlds. While some condominiums are located in private enclaves, often with fewer nearby amenities compared to HDB flats due to an unspoken assumption that residents drive, integrated developments provide unparalleled convenience right at your doorstep.
These developments combine residential living with commercial and transport facilities. In addition to the usual condominium features such as a swimming pool and gym, they typically include direct access to MRT stations, bus interchanges and a shopping mall. In some cases, such as Pasir Ris 8, it also consists of a polyclinic as well. All these amenities, which can be found at residents’ doorsteps, make day-to-day life significantly more convenient for residents.
Integrated Development Are Going To Cost You More
If you’re upgrading from an HDB flat, purchasing an integrated development will naturally cost more than a regular condominium in the same area. But how much more can you expect to pay?
To find out, we compare the current prices of two integrated developments with those of nearby standalone condominiums.
Watertown VS A Treasure Trove
Our first comparison takes us to Punggol.
Waterway Point is the flagship shopping mall in Punggol, located next to the Punggol MRT/LRT station. Within this integrated development is Watertown, a 992-unit condominium that obtained its Temporary Occupation Permit (TOP) in 2017.
Based on resale transactions so far in 2025, units at Watertown have transacted at prices ranging from $1,591 to $1,796 per square foot (PSF). There are two outlier transactions at $1,841 PSF and $2,000 PSF. Currently, a 1,539 sqft, 4-bedroom unit is on the market with an asking price of $2,798,000 (or $1,818 PSF). This particular unit is located on the first floor and features a high ceiling.
Just across the road is A Treasure Trove, an 882-unit condominium completed in 2015, making it slightly older than Watertown. Based on 2025 resale data, units in this area have transacted between $1,510 and $1,660 per square foot, with one outlier at $1,223 per square foot. A currently listed unit is a 1,399 sqft 3+1 bedroom (marketed as a 4-bedroom) asking $2,280,000 or $1,630 PSF. This is also a first-floor unit.
| Condominium | 2025 Resale PSF Range (Outliers) | Current Listing (Size / PSF) | Remarks |
| Watertown | $1,591 – $1,796 (Outliers: $1,841, $2,000) | 1,539 sqft / $1,818 PSF | 4-bed, first floor, high ceiling |
| A Treasure Trove | $1,510 – $1,660 (Outlier: $1,223) | 1,399 sqft / $1,630 PSF | 3+1 bed (marketed as 4-bed), first floor |
On average, Watertown is about 10% more expensive compared to A Treasure Trove, illustrating the price premium that integrated developments tend to command.
Pasir Ris 8 VS Coco Palms
Next, we head further east to Pasir Ris.
Pasir Ris 8 is the newest integrated development in the area, recently obtaining its TOP. This 487-unit condominium sits directly above the new Pasir Ris Mall, with the MRT station and bus interchange seamlessly integrated into the development.
Based on 2025 resale transactions, unit prices at Pasir Ris 8 range from $1,877 to $2,092 per square foot (PSF), with one outlier at $1,689 PSF. A currently listed 1,066 sqft 3-bedroom unit has an asking price of $2,198,000, which translates to $2,052 PSF.
Located just a short distance across the road is Coco Palms, previously the closest condominium to Pasir Ris MRT, before the development of Pasir Ris 8. This 944-unit project is technically a mixed development, as it includes six retail shops. However, for this comparison, we’ll treat it as a typical condominium.
Coco Palms received its TOP in 2018, but its lease tenure dates back to 2008, making it significantly older than Pasir Ris 8, which has a 99-year lease from 2021 and TOP in 2025.
Based on 2025 resale transactions, units at Coco Palms have sold for $1,532 to $1,771 PSF, with one outlier at $1,274 PSF. Currently, a 1,098 sqft 3-bedroom unit is being marketed at $1,750,000, or $1,594 PSF.
| Condominium | 2025 Resale PSF Range (Outliers) | Current Listing (Size / PSF) | Remarks |
| Pasir Ris 8 | $1,877 – $2,092 (Outlier: $1,689) | 1,066 sqft / $2,052 PSF | 3-bed, TOP 2025, 99-year lease from 2021 |
| Coco Palms | $1,532 – $1,771 (Outlier: $1,274) | 1,098 sqft / $1,594 PSF | 3-bed, TOP 2018, lease from 2008 |
On average, Pasir Ris 8 commands a 20% premium over Coco Palms. However, this price difference also reflects the newer lease tenure and more integrated convenience that Pasir Ris 8 offers. Its TOP is about seven years later, and its lease starts approximately 12 years after Coco Palms, which may contribute to its higher valuation.
Which Should You Opt For As An HDB Upgrader?
For a property priced at around $2 million, paying 10% to 20% more for an integrated development means an additional $200,000 to $400,000 in absolute cost.
Let’s assume a midpoint of $300,000 in additional cost. Based on a 20-year loan at 3% interest, this translates to an estimated monthly increase of $1,664 in loan repayments.
From an owner-occupier perspective, the question becomes straightforward: Is the added convenience of living within an integrated development—direct MRT access, on-site amenities, and retail options, worth an extra $1,000 or more per month, compared to a nearby condominium that might require a five-minute walk?
If affordability is a concern, a regular condominium could be the more prudent option, with the trade-off being mainly about convenience and accessibility versus keeping monthly expenses more manageable. For HDB upgraders, we think affordability should remain the primary consideration. While newer integrated developments are undoubtedly attractive, with their modern features and prime connectivity, their higher price points may already reflect these advantages. Buyers should be mindful that premium features often come with a premium price tag.
There is also an investment angle to consider. Some buyers may believe that integrated developments offer better long-term upside. While this is possible, future price movements depend largely on market conditions and what our entry price was. No one can accurately predict where prices will go.
Read Also: The New Condo Launch Premium: How Much More Are Buyers Paying For The Chance Of An Upside?
Photo Credit: Soh Qi Hang/DollarsAndSense
