District 04 is trading about 11% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 04 in July 2026, with 12 resale caveats compared to 24 in June. Month-on-month, the district median PSF held near $1,770 — a balanced market with no strong directional pressure. The district sits below the RCR region median of $1,994 psf (-11.3%).
Verified as of 23 Aug 2026 · Latest URA data through Jul 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 | $1,770 | $1,994 | $1,710 |
| Caveats | 12 | 311 | 1,101 |
| vs D04 | — | +12.7% | -3.4% |
District 04 ranks #9 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 |
|---|---|---|---|
| May 2026 | 21 | $1,848 | +4.5% |
| Jun 2026 | 24 | $1,772 | -4.1% |
| Jul 2026 | 12 | $1,770 | -0.1% |
Over the 3 months to July 2026, District 04's median PSF has eased (-4.2%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,770 median PSF represents a 0.1% dip against June's $1,772. Caveat count fell 50% from 24 to 12. Figures cover condo and EC resale only — landed and strata-landed are excluded as their per-sqft dynamics differ materially from the strata market. Both sides should anchor to recent comparables.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D04 |
|---|---|---|---|---|
| Reflections At Keppel Bay | 3 | 25% | $1,654 | -6.5% |
| The Interlace | 3 | 25% | $1,758 | -0.6% |
| The Residences At W Singapore Sentosa Cove | 2 | 17% | $1,892 | +6.9% |
| Skyline Residences | 1 | 8% | $2,401 | +35.7% |
| The Berth By The Cove | 1 | 8% | $1,591 | -10.1% |
| All other projects | 2 | 17% | — | — |
Reflections At Keppel Bay led with 3 caveats (25% of all district resale) at a median $1,654 psf — 7% below the district median. The Interlace and The Residences At W Singapore Sentosa Cove followed with 3 and 2 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 (4 in the past year). | ||
| 2-Bed | 4 | — | $1,774 12-mo avg · 65 caveats | — |
| 3-Bed | 4 | — | $1,826 12-mo avg · 107 caveats | — |
| 4-Bed+ (est.) | 4 | — | $1,721 12-mo avg · 86 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 0 | Too few resale caveats over the past 12 months to report a reliable figure (4 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 | 4 | — | $1,774 12-mo avg · 65 caveats | — |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Interlace | 2 | 50.0% | $1,789 |
| Skyline Residences | 1 | 25.0% | $2,401 |
| The Berth By The Cove | 1 | 25.0% | $1,591 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 4 | — | $1,826 12-mo avg · 107 caveats | — |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 2 | 50.0% | $1,829 |
| The Azure | 1 | 25.0% | $1,666 |
| The Interlace | 1 | 25.0% | $1,758 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 4 | — | $1,721 12-mo avg · 86 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Residences At W Singapore Sentosa Cove | 2 | 50.0% | $1,892 |
| Reflections At Keppel Bay | 1 | 25.0% | $1,501 |
| The Oceanfront @ Sentosa Cove | 1 | 25.0% | $1,781 |
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 |
|---|---|---|---|---|
| The Residences At W Singapore Sentosa Cove | 06-10 | 2,573 | $5,105,700 | $1,985 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,131 | $3,836,400 | $1,800 |
| Reflections At Keppel Bay | 16-20 | 2,551 | $3,830,000 | $1,501 |
| The Oceanfront @ Sentosa Cove | 11-15 | 2,077 | $3,700,000 | $1,781 |
| Reflections At Keppel Bay | 01-05 | 1,862 | $3,080,888 | $1,654 |
| 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 |
|---|---|---|---|---|
| Skyline Residences | 21-25 | 829 | $1,990,000 | $2,401 |
| The Interlace | 06-10 | 1,001 | $1,710,000 | $1,708 |
| The Berth By The Cove | 01-05 | 1,012 | $1,610,000 | $1,591 |
| The Interlace | 11-15 | 807 | $1,510,000 | $1,870 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 01-05 | 1,862 | $3,080,888 | $1,654 |
| The Interlace | 11-15 | 1,604 | $2,820,000 | $1,758 |
| The Azure | 01-05 | 1,668 | $2,780,000 | $1,666 |
| Reflections At Keppel Bay | 31-35 | 1,098 | $2,200,000 | $2,004 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Residences At W Singapore Sentosa Cove | 06-10 | 2,573 | $5,105,700 | $1,985 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,131 | $3,836,400 | $1,800 |
| Reflections At Keppel Bay | 16-20 | 2,551 | $3,830,000 | $1,501 |
| The Oceanfront @ Sentosa Cove | 11-15 | 2,077 | $3,700,000 | $1,781 |
Showing all 4 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.
1-Bed rents — no prior-month comparison yet.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Foresta @ Mount Faber | 4 | $3,240/mo |
| The Reef At King's Dock | 4 | $4,250/mo |
| Corals At Keppel Bay | 3 | $4,327/mo |
2-Bed rents — no prior-month comparison yet.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 12 | $5,550/mo |
| The Interlace | 8 | $5,375/mo |
| Caribbean At Keppel Bay | 6 | $5,425/mo |
3-Bed rents — no prior-month comparison yet.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Interlace | 24 | $8,400/mo |
| Reflections At Keppel Bay | 17 | $8,500/mo |
| Cape Royale | 8 | $11,100/mo |
4-Bed+ rents — no prior-month comparison yet.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 6 | $16,150/mo |
| The Interlace | 6 | $11,125/mo |
| Caribbean At Keppel Bay | 5 | $12,500/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 | 66 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 — 236 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 | 41 units | 120 units | 66% |
| 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 | 160 units | +79.8% | $2,737 | +2.4% |
| Singapore | 656 units | +252.7% | $2,685 | +4.4% |
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 22 districts. D11 led with 208.
0.0% of the 656-unit Singapore total. Source: URA REALIS.
District 04 held its pricing in July 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 236 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 (4 in the past year).
Flat — no clear month-on-month PSF signal yet for this size.
56 leases in the district last month — insufficient rent history for a trend. Currently -11.0% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,710,000–$1,910,000 | $1,692–$1,936 psf |
| High (11+) | $1,710,000–$1,990,000 | $1,772–$2,004 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
101 leases in the district last month — insufficient rent history for a trend. Currently -8.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,220,000–$2,600,000 | $1,637–$1,972 psf |
| High (11+) | $2,390,000–$2,800,000 | $1,680–$1,971 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.
39 leases in the district last month — insufficient rent history for a trend. Currently -13.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,080,888–$3,836,400 | $1,666–$1,933 psf |
| High (11+) | $3,300,000–$4,050,000 | $1,655–$1,848 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free Valuation1-Bed rents — no prior-month comparison yet.
| Project | Leases | Median Rent |
|---|---|---|
| The Foresta @ Mount Faber | 4 | $3,240/mo |
| The Reef At King's Dock | 4 | $4,250/mo |
| Corals At Keppel Bay | 3 | $4,327/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 Strategy2-Bed rents — no prior-month comparison yet.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 12 | $5,550/mo |
| The Interlace | 8 | $5,375/mo |
| Caribbean At Keppel Bay | 6 | $5,425/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 Strategy3-Bed rents — no prior-month comparison yet.
| Project | Leases | Median Rent |
|---|---|---|
| The Interlace | 24 | $8,400/mo |
| Reflections At Keppel Bay | 17 | $8,500/mo |
| Cape Royale | 8 | $11,100/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 Strategy4-Bed+ rents — no prior-month comparison yet.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 6 | $16,150/mo |
| The Interlace | 6 | $11,125/mo |
| Caribbean At Keppel Bay | 5 | $12,500/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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