District 03 is trading about 10% above the wider RCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 03 in August 2026, with 43 resale caveats compared to 49 in July. Month-on-month, the district median PSF softened 3.2% to $2,152 — giving buyers a softer entry point. The district sits above the RCR region median of $1,953 psf (+10.2%).
Verified as of 22 Sep 2026 · Latest URA data through Aug 2026
District 03 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 03 | RCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $2,152 | $1,953 | $1,726 |
| Caveats | 43 | 317 | 1,076 |
| vs D03 | — | -9.3% | -19.8% |
District 03 ranks #1 of 28 RCR districts by median PSF this month. Island Wide spans all districts and market segments, including a small number of legacy-labeled caveats. Source: URA REALIS.
3-Month Trend
| Month | Caveats | Median PSF | MoM |
|---|---|---|---|
| Jun 2026 | 59 | $2,261 | -2.9% |
| Jul 2026 | 49 | $2,223 | -1.7% |
| Aug 2026 | 43 | $2,152 | -3.2% |
Over the 3 months to August 2026, District 03's median PSF has eased (-4.8%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $2,152 median PSF represents a 3.2% dip against July's $2,223. Caveat count fell 12% from 49 to 43. Figures cover condo and EC resale only — landed and strata-landed are excluded as their per-sqft dynamics differ materially from the strata market. If you're a buyer, this is a reasonable window to negotiate.
This month in District 03: 2 penthouse sales.
A Roncasa exclusive — no other Singapore property platform surfaces penthouse, dual-key, study, sky, or duplex units at the individual-caveat level.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D03 |
|---|---|---|---|---|
| Stirling Residences | 6 | 14% | $2,467 | +14.6% |
| Avenue South Residence | 5 | 12% | $2,117 | -1.6% |
| The Metropolitan Condominium | 4 | 9% | $2,011 | -6.6% |
| Commonwealth Towers | 4 | 9% | $2,323 | +7.9% |
| River Place | 3 | 7% | $1,839 | -14.6% |
| All other projects | 21 | 49% | — | — |
Stirling Residences led with 6 caveats (14% of all district resale) at a median $2,467 psf — 15% above the district median. Avenue South Residence and The Metropolitan Condominium followed with 5 and 4 caveats respectively. Concentration in a few projects usually signals strong secondary-market liquidity — these PSF figures are your most current real-world price anchors.
Top 5 projects by caveat count. Source: URA REALIS.
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| Studio | 0 | No resale caveats lodged in the past 12 months for this size. | ||
| 1-Bed | 6 | 14% | $2,015 | -5.9% |
| 2-Bed | 22 | 51% | $2,323 | +1.0% |
| 3-Bed | 12 | 28% | $2,485 | +8.1% |
| 4-Bed+ (est.) | 3 | — | $2,084 12-mo avg · 36 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 6 | 14% | $2,015 | -5.9% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Queens Peak | 2 | 33.3% | $2,152 |
| Alexis | 1 | 16.7% | $1,678 |
| Avenue South Residence | 1 | 16.7% | $1,951 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 22 | 51% | $2,323 | +1.0% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Stirling Residences | 4 | 18.2% | $2,420 |
| Avenue South Residence | 3 | 13.6% | $2,117 |
| Commonwealth Towers | 3 | 13.6% | $2,353 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 12 | 28% | $2,485 | +8.1% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Highline Residences | 2 | 16.7% | $2,732 |
| Stirling Residences | 2 | 16.7% | $2,570 |
| Alexis | 1 | 8.3% | $1,365 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 3 | — | $2,084 12-mo avg · 36 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Ascentia Sky | 1 | 33.3% | $2,152 |
| River Place | 1 | 33.3% | $2,055 |
| The Metropolitan Condominium | 1 | 33.3% | $1,997 |
2-Bed units led resale activity in August 2026, accounting for 22 of 43 caveats (51%) at a median $2,323 psf.
Type matched from Roncasa unit-mix database where available; others inferred from unit size. Source: URA REALIS + Roncasa unit mix.
Median PSF by Bedroom Type — 3-Month Movement
Each bedroom size moves differently — this isolates the trend per size. Source: URA REALIS.
Top Resale Transactions
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| River Place | 01-05 | 2,067 | $4,247,685 | $2,055 |
| Ascentia Sky | 41-45 | 1,733 | $3,730,000 | $2,152 |
| The Metropolitan Condominium | 11-15 | 1,733 | $3,460,000 | $1,997 |
| One Pearl Bank | 21-25 | 1,281 | $3,420,000 | $2,670 |
| Highline Residences | 31-35 | 1,109 | $3,150,000 | $2,841 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Alexis | 06-10 | 667 | $1,120,000 | $1,678 |
| Queens Peak | 21-25 | 484 | $1,050,000 | $2,168 |
| Queens Peak | 11-15 | 484 | $1,035,000 | $2,137 |
| Avenue South Residence | 26-30 | 527 | $1,028,888 | $1,951 |
| Principal Garden | 11-15 | 506 | $975,000 | $1,927 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Anchorage | 01-05 | 1,195 | $2,300,000 | $1,925 |
| The Metropolitan Condominium | 41-45 | 1,076 | $2,180,000 | $2,025 |
| The Metropolitan Condominium | 21-25 | 1,066 | $2,100,000 | $1,971 |
| Artra | 06-10 | 829 | $1,990,000 | $2,401 |
| Artra | 21-25 | 829 | $1,988,888 | $2,400 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| One Pearl Bank | 21-25 | 1,281 | $3,420,000 | $2,670 |
| Highline Residences | 31-35 | 1,109 | $3,150,000 | $2,841 |
| The Crest | 06-10 | 1,572 | $3,138,000 | $1,997 |
| The Metropolitan Condominium | 26-30 | 1,399 | $3,000,000 | $2,144 |
| Ascentia Sky | 11-15 | 1,475 | $2,950,000 | $2,000 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| River Place | 01-05 | 2,067 | $4,247,685 | $2,055 |
| Ascentia Sky | 41-45 | 1,733 | $3,730,000 | $2,152 |
| The Metropolitan Condominium | 11-15 | 1,733 | $3,460,000 | $1,997 |
Showing all 3 transactions this month for this size.
Top 5 resale caveats by transaction price. Bedroom count from Roncasa's crown-jewel bedroom routing (est. = rare area-size fallback for the unmatched caveat). Condo & EC only. Source: URA REALIS.
RCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 6.3% and rising 0.3pp QoQ, RCR vacancy is elevated — tenants have more negotiating room than usual — a useful signal for anyone weighing a rental play here.
Rents holding steady (+0.0% MoM) on thin volume.
+3 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Avenue South Residence | 10 | $3,650/mo |
| Commonwealth Towers | 10 | $3,675/mo |
| Stirling Residences | 9 | $3,800/mo |
Rents softening (-2.1% MoM) on steady demand.
+14 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Stirling Residences | 20 | $4,950/mo |
| Avenue South Residence | 13 | $4,300/mo |
| Tiong Bahru Estate | 13 | $5,000/mo |
Rents firming (+2.3% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Echelon | 11 | $6,500/mo |
| Queens | 10 | $5,950/mo |
| Stirling Residences | 8 | $6,950/mo |
Rents firming (+5.6% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Ascentia Sky | 2 | $9,700/mo |
| Principal Garden | 2 | $10,750/mo |
| Stirling Residences | 2 | $9,000/mo |
Private residential leases lodged with URA. Excludes HDB. URA tenancy agreements don't require bedroom type — ~13% of leases are unspecified; inferred from unit size where possible. Source: URA REALIS.
Unsold Stock
| Project | Available | Total | % Sold |
|---|---|---|---|
| Promenade Peak | 157 units | 596 units | 74% |
| Zyon Grand | 69 units | 274 units | 75% |
| Penrith | 6 units | 76 units | 92% |
| 265 Outram Road | 2 units | 2 units | 0% |
New launch supply is narrowing — 234 units across 4 projects. Specific stacks and bedroom types may already be sold out. Resale and new launch are increasingly converging in what's available.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom + Study | 64 units | 139 units | 54% | 474–527 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 62 units | 120 units | 48% | 764–797 sqft |
| 2 Bedroom | 24 units | 276 units | 91% | 614–689 sqft |
| 2 Bedroom Premium + Study | 9 units | 118 units | 92% | 721–721 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom | 5 units | 139 units | 96% | 818–1,033 sqft |
| 3 Bedroom Premium (With Private Lift) | 5 units | 38 units | 87% | 1,163–1,195 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom Premium (With Private Lift) | 18 units | 57 units | 68% | 1,421–1,421 sqft |
| 5 Bedroom Supreme (With Private Lift) | 18 units | 18 units | 0% | 1,819–1,819 sqft |
| 5 Bedroom Premium (With Private Lift) | 15 units | 21 units | 29% | 1,884–4,144 sqft |
| 4 Bedroom Supreme + Study (With Private Lift) | 11 units | 18 units | 39% | 1,615–1,615 sqft |
| Penthouse (5 Bedroom With Private Lift) | 1 unit | 2 units | 50% | 2,756–2,756 sqft |
All unit types shown, including fully sold-out ones (⚠). Size = min–max sqft across matching Roncasa unit-mix records; blank where no match exists. Source: EcoProp live balance + Roncasa unit mix, aggregated across all active District 03 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 3 units | -50.0% | $2,948 | -4.5% |
| Region | 75 units | -53.4% | $2,688 | -1.8% |
| Singapore | 174 units | -73.6% | $2,469 | -8.0% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 03 sold 3 new launch units this month — #14 of 21 districts. D15 led with 22.
1.7% of the 174-unit Singapore total. Source: URA REALIS.
District 03 saw both prices and volume ease in August 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. For buyers, this is a window — softening PSF with available stock is the better entry setup. Don't wait for the market to confirm the bottom. With 234 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Softening (-5.9% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (82 leases last month). Currently +3.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,120,000–$1,625,000 | $1,897–$2,323 psf |
| High (11+) | $1,390,000–$1,720,000 | $2,247–$2,447 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (+1.0% MoM) — anchor to recent comparables.
Rental softening, -2.1% MoM — price with that in mind (140 leases last month). Currently +19.0% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,728,000–$2,200,000 | $1,839–$2,192 psf |
| High (11+) | $1,988,000–$2,600,000 | $2,223–$2,509 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+8.1% MoM) — expect less room to negotiate on this size.
Rental strong, +2.3% MoM — supports pricing (106 leases last month). Currently +27.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,500,000–$2,900,000 | $1,804–$2,061 psf |
| High (11+) | $2,930,000–$3,300,000 | $2,048–$2,534 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental strong, +5.6% MoM — supports pricing (15 leases last month). Currently +6.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,930,000–$4,247,685 | $1,827–$2,067 psf |
| High (11+) | $3,340,000–$3,730,000 | $1,997–$2,152 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Avenue South Residence | 10 | $3,650/mo |
| Commonwealth Towers | 10 | $3,675/mo |
| Stirling Residences | 9 | $3,800/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents softening (-2.1% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Stirling Residences | 20 | $4,950/mo |
| Avenue South Residence | 13 | $4,300/mo |
| Tiong Bahru Estate | 13 | $5,000/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents firming (+2.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Echelon | 11 | $6,500/mo |
| Queens | 10 | $5,950/mo |
| Stirling Residences | 8 | $6,950/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents firming (+5.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Ascentia Sky | 2 | $9,700/mo |
| Principal Garden | 2 | $10,750/mo |
| Stirling Residences | 2 | $9,000/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
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