District 04 is trading about 9% below the wider RCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 04 in August 2026, with 26 resale caveats compared to 14 in July. Month-on-month, the district median PSF edged up 1.3% to $1,780 — a constructive signal for sellers. The district sits below the RCR region median of $1,953 psf (-8.8%).
Verified as of 23 Sep 2026 · Latest URA data through Aug 2026
District 04 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 04 | RCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,780 | $1,953 | $1,726 |
| Caveats | 26 | 317 | 1,076 |
| vs D04 | — | +9.7% | -3.1% |
District 04 ranks #10 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 | 25 | $1,781 | -3.6% |
| Jul 2026 | 14 | $1,758 | -1.3% |
| Aug 2026 | 26 | $1,780 | +1.3% |
Over the 3 months to August 2026, District 04's median PSF has held steady (-0.0%), while caveat volume stayed roughly flat.
Condo & EC resale only. Source: URA REALIS.
The $1,780 median PSF represents a 1.3% gain against July's $1,758. Caveat count rose 86% from 14 to 26. 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 seller, this month's data supports holding asking price.
This month in District 04: 1 dual-key unit.
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 D04 |
|---|---|---|---|---|
| Reflections At Keppel Bay | 6 | 23% | $1,660 | -6.7% |
| The Oceanfront @ Sentosa Cove | 5 | 19% | $1,683 | -5.5% |
| Caribbean At Keppel Bay | 3 | 12% | $1,761 | -1.1% |
| Corals At Keppel Bay | 3 | 12% | $2,104 | +18.2% |
| The Residences At W Singapore Sentosa Cove | 2 | 8% | $1,802 | +1.2% |
| All other projects | 7 | 27% | — | — |
Reflections At Keppel Bay led with 6 caveats (23% of all district resale) at a median $1,660 psf — 7% below the district median. The Oceanfront @ Sentosa Cove and Caribbean At Keppel Bay followed with 5 and 3 caveats respectively. Concentration in a few projects usually signals strong secondary-market liquidity — these PSF figures are your most current real-world price anchors. Concentrated activity at one project means better price discovery there than anywhere else in the district right now.
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 | 0 | Too few resale caveats over the past 12 months to report a reliable figure (3 in the past year). | ||
| 2-Bed | 5 | 19% | $1,959 | +14.7% |
| 3-Bed | 15 | 58% | $1,683 | -4.3% |
| 4-Bed+ | 6 | 23% | $1,802 | +0.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 0 | Too few resale caveats over the past 12 months to report a reliable figure (3 in the past year). | ||
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| No caveats for 1-Bed this month. | |||
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 5 | 19% | $1,959 | +14.7% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Caribbean At Keppel Bay | 1 | 20.0% | $1,959 |
| Corals At Keppel Bay | 1 | 20.0% | $2,078 |
| Reflections At Keppel Bay | 1 | 20.0% | $1,630 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 15 | 58% | $1,683 | -4.3% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 4 | 26.7% | $1,660 |
| The Oceanfront @ Sentosa Cove | 4 | 26.7% | $1,654 |
| Corals At Keppel Bay | 2 | 13.3% | $2,176 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 6 | 23% | $1,802 | +0.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Caribbean At Keppel Bay | 1 | 16.7% | $1,185 |
| Reflections At Keppel Bay | 1 | 16.7% | $1,804 |
| Skyline Residences | 1 | 16.7% | $2,038 |
3-Bed units led resale activity in August 2026, accounting for 15 of 26 caveats (58%) at a median $1,683 psf. That segment's PSF moved 4.3% down month-on-month — worth tracking if you're targeting this size.
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 |
|---|---|---|---|---|
| Reflections At Keppel Bay | 01-05 | 2,939 | $5,300,000 | $1,804 |
| Caribbean At Keppel Bay | 06-10 | 3,208 | $3,800,000 | $1,185 |
| The Oceanfront @ Sentosa Cove | 01-05 | 2,045 | $3,733,000 | $1,825 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,720,000 | $1,800 |
| Skyline Residences | 06-10 | 1,722 | $3,510,000 | $2,038 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| No transactions this size band in the top 5 by price this month. | ||||
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Interlace | 11-15 | 1,259 | $2,360,000 | $1,874 |
| Corals At Keppel Bay | 06-10 | 1,001 | $2,080,000 | $2,078 |
| Reflections At Keppel Bay | 06-10 | 1,227 | $2,000,000 | $1,630 |
| The Reef At King's Dock | 06-10 | 753 | $1,888,000 | $2,506 |
| Caribbean At Keppel Bay | 01-05 | 893 | $1,750,000 | $1,959 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 01-05 | 1,905 | $3,500,000 | $1,837 |
| Corals At Keppel Bay | 06-10 | 1,539 | $3,460,000 | $2,248 |
| Reflections At Keppel Bay | 16-20 | 1,798 | $3,000,000 | $1,669 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 1,658 | $2,990,000 | $1,804 |
| The Oceanfront @ Sentosa Cove | 06-10 | 1,765 | $2,980,000 | $1,688 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 01-05 | 2,939 | $5,300,000 | $1,804 |
| Caribbean At Keppel Bay | 06-10 | 3,208 | $3,800,000 | $1,185 |
| The Oceanfront @ Sentosa Cove | 01-05 | 2,045 | $3,733,000 | $1,825 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,720,000 | $1,800 |
| Skyline Residences | 06-10 | 1,722 | $3,510,000 | $2,038 |
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 softening (-5.3% MoM) on thin volume.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Foresta @ Mount Faber | 3 | $3,100/mo |
| The Reef At King's Dock | 2 | $4,550/mo |
| Corals At Keppel Bay | 1 | $4,250/mo |
Rents holding steady (+1.0% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Interlace | 13 | $5,350/mo |
| Reflections At Keppel Bay | 11 | $5,400/mo |
| Caribbean At Keppel Bay | 9 | $5,200/mo |
Rents holding steady (+1.2% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 24 | $8,350/mo |
| The Interlace | 16 | $8,375/mo |
| Caribbean At Keppel Bay | 13 | $7,800/mo |
Rents holding steady (-1.9% MoM) on steady demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 9 | $13,500/mo |
| The Interlace | 7 | $10,500/mo |
| Cape Royale | 6 | $18,250/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 |
|---|---|---|---|
| Cape Royale | 100 units | 250 units | 60% |
| The Residences At W Singapore Sentosa Cove | 65 units | 186 units | 65% |
| Seascape | 49 units | 149 units | 67% |
| The Green Collection | 20 units | 20 units | 0% |
| Turquoise | 1 unit | 10 units | 90% |
New launch supply is narrowing — 235 units across 5 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
| Bedroom Type | Available | Total | % Sold |
|---|---|---|---|
| 3-Bed 3 Bedroom | 77 units | 156 units | 51% |
| 3-Bed 3 Bedroom | 49 units | 163 units | 70% |
| 4-Bed+ 4 Bedroom | 40 units | 120 units | 67% |
| 4-Bed+ Penthouse | 27 units | 93 units | 71% |
| 4-Bed+ 4 Bedroom | 18 units | 83 units | 78% |
| 4-Bed+ Penthouse (3 Bedroom + Study) | 3 units | 7 units | 57% |
| 4-Bed+ Penthouse (3 Bedroom) | 2 units | 4 units | 50% |
All bedroom types shown, including fully sold-out ones (⚠). Source: EcoProp live balance, aggregated across all active District 04 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 0 units | — | — | — |
| 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 04 sold 0 new launch units this month — #None of 21 districts. D15 led with 22.
0.0% of the 174-unit Singapore total. Source: URA REALIS.
District 04 held its pricing in August 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. With 235 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Too few resale caveats over the past 12 months to report a reliable figure (3 in the past year).
Rising (+14.7% MoM) — expect less room to negotiate on this size.
Rental steady, +1.0% MoM (56 leases last month). Currently +0.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,710,000–$1,840,000 | $1,692–$1,959 psf |
| High (11+) | $1,510,000–$1,990,000 | $1,772–$2,004 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-4.3% MoM) — buyers may push back on this size.
Rental steady, +1.2% MoM (92 leases last month). Currently -13.8% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,160,000–$2,600,000 | $1,630–$1,913 psf |
| High (11+) | $2,390,000–$3,120,000 | $1,874–$2,255 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationFlat (+0.6% MoM) — anchor to recent comparables.
Rental steady, -1.9% MoM (44 leases last month). Currently -7.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,880,000–$3,720,000 | $1,645–$1,825 psf |
| High (11+) | $3,000,000–$3,830,000 | $1,655–$1,781 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-5.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| The Foresta @ Mount Faber | 3 | $3,100/mo |
| The Reef At King's Dock | 2 | $4,550/mo |
| Corals At Keppel Bay | 1 | $4,250/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 holding steady (+1.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Interlace | 13 | $5,350/mo |
| Reflections At Keppel Bay | 11 | $5,400/mo |
| Caribbean At Keppel Bay | 9 | $5,200/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 holding steady (+1.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 24 | $8,350/mo |
| The Interlace | 16 | $8,375/mo |
| Caribbean At Keppel Bay | 13 | $7,800/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 holding steady (-1.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 9 | $13,500/mo |
| The Interlace | 7 | $10,500/mo |
| Cape Royale | 6 | $18,250/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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