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 June 2026, with 24 resale caveats compared to 21 in May. Month-on-month, the district median PSF softened 3.9% to $1,776 — giving buyers a softer entry point. The district sits below the RCR region median of $1,947 psf (-8.8%).
Verified as of 3 Aug 2026 · Latest URA data through Jun 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 | $1,776 | $1,947 | $1,731 |
| Caveats | 24 | 310 | 1,119 |
| vs D04 | — | +9.6% | -2.5% |
District 04 ranks #11 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 |
|---|---|---|---|
| Apr 2026 | 21 | $1,768 | -3.0% |
| May 2026 | 21 | $1,848 | +4.5% |
| Jun 2026 | 24 | $1,776 | -3.9% |
Over the 3 months to June 2026, District 04's median PSF has held steady (+0.5%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,776 median PSF represents a 3.9% dip against May's $1,848. Caveat count rose 14% from 21 to 24. 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.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D04 |
|---|---|---|---|---|
| Reflections At Keppel Bay | 7 | 29% | $1,692 | -4.7% |
| The Residences At W Singapore Sentosa Cove | 5 | 21% | $1,823 | +2.7% |
| The Interlace | 3 | 12% | $1,772 | -0.2% |
| Caribbean At Keppel Bay | 3 | 12% | $2,047 | +15.2% |
| Marina Collection | 1 | 4% | $1,484 | -16.4% |
| All other projects | 5 | 21% | — | — |
Reflections At Keppel Bay led with 7 caveats (29% of all district resale) at a median $1,692 psf — near the district median. The Residences At W Singapore Sentosa Cove and The Interlace 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 | — | $1,873 12-mo avg · 6 caveats | — |
| 2-Bed | 6 | 25% | $1,739 | -2.0% |
| 3-Bed | 11 | 46% | $1,823 | -2.2% |
| 4-Bed+ | 7 | 29% | $1,745 | -5.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 0 | — | $1,873 12-mo avg · 6 caveats | — |
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 | 6 | 25% | $1,739 | -2.0% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Interlace | 3 | 50.0% | $1,772 |
| Reflections At Keppel Bay | 1 | 16.7% | $1,585 |
| The Oceanfront @ Sentosa Cove | 1 | 16.7% | $1,637 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 11 | 46% | $1,823 | -2.2% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 4 | 36.4% | $1,737 |
| Caribbean At Keppel Bay | 2 | 18.2% | $1,980 |
| The Residences At W Singapore Sentosa Cove | 2 | 18.2% | $1,883 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 7 | 29% | $1,745 | -5.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Residences At W Singapore Sentosa Cove | 3 | 42.9% | $1,781 |
| Reflections At Keppel Bay | 2 | 28.6% | $1,694 |
| Caribbean At Keppel Bay | 1 | 14.3% | $2,170 |
3-Bed units led resale activity in June 2026, accounting for 11 of 24 caveats (46%) at a median $1,823 psf. That segment's PSF moved 2.2% 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 | 21-25 | 2,508 | $4,150,000 | $1,655 |
| Reflections At Keppel Bay | 26-30 | 2,336 | $4,050,000 | $1,734 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,937,600 | $1,905 |
| Cape Royale | 11-15 | 1,722 | $3,700,000 | $2,148 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,680,000 | $1,781 |
| 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 | $2,390,000 | $1,898 |
| The Oceanfront @ Sentosa Cove | 06-10 | 1,356 | $2,220,000 | $1,637 |
| The Reef At King's Dock | 06-10 | 883 | $2,168,000 | $2,456 |
| The Interlace | 11-15 | 1,044 | $1,850,000 | $1,772 |
| The Interlace | 06-10 | 1,055 | $1,800,000 | $1,706 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Cape Royale | 11-15 | 1,722 | $3,700,000 | $2,148 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 1,658 | $3,220,000 | $1,942 |
| Reflections At Keppel Bay | 16-20 | 1,410 | $3,180,000 | $2,255 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 1,658 | $3,022,500 | $1,823 |
| Reflections At Keppel Bay | 01-05 | 1,561 | $2,780,000 | $1,781 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 21-25 | 2,508 | $4,150,000 | $1,655 |
| Reflections At Keppel Bay | 26-30 | 2,336 | $4,050,000 | $1,734 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,937,600 | $1,905 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,680,000 | $1,781 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,067 | $3,606,400 | $1,745 |
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 (-1.8% MoM) on rising demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Corals At Keppel Bay | 6 | $4,200/mo |
| The Reef At King's Dock | 5 | $4,200/mo |
| Harbour Suites | 3 | $3,000/mo |
Rents softening (-2.7% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 10 | $5,850/mo |
| Caribbean At Keppel Bay | 6 | $5,300/mo |
| The Interlace | 5 | $5,200/mo |
Rents firming (+4.1% MoM) on steady demand.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Caribbean At Keppel Bay | 10 | $8,250/mo |
| Reflections At Keppel Bay | 10 | $8,890/mo |
| The Interlace | 8 | $8,550/mo |
Rents softening (-2.7% MoM) on thin volume.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Marina Collection | 5 | $11,000/mo |
| The Interlace | 4 | $12,750/mo |
| The Oceanfront @ Sentosa Cove | 4 | $13,100/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 | 102 units | 250 units | 59% |
| 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 — 238 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 | 79 units | 156 units | 49% |
| 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 | 83 units | -72.1% | $2,691 | +6.7% |
| Singapore | 179 units | -61.6% | $2,581 | +4.2% |
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. D05 led with 34.
0.0% of the 179-unit Singapore total. Source: URA REALIS.
PSF softened 3.9% in June 2026 while caveats held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress — a healthier dynamic than the reverse. 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 238 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Flat — no clear month-on-month PSF signal yet for this size.
Rental steady, -1.8% MoM (21 leases last month). Currently -3.8% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | Insufficient data (< 3 txns) | |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (-2.0% MoM) — anchor to recent comparables.
Rental softening, -2.7% MoM — price with that in mind (38 leases last month). Currently -10.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,730,000–$1,910,000 | $1,692–$1,936 psf |
| High (11+) | $1,710,000–$1,968,888 | $1,708–$2,376 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-2.2% MoM) — buyers may push back on this size.
Rental strong, +4.1% MoM — supports pricing (65 leases last month). Currently -6.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,220,000–$2,750,000 | $1,637–$2,077 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 ValuationSoftening (-5.6% MoM) — buyers may push back on this size.
Rental softening, -2.7% MoM — price with that in mind (22 leases last month). Currently -10.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,100,000–$3,937,600 | $1,688–$1,933 psf |
| High (11+) | $3,300,000–$4,050,000 | $1,648–$1,848 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (-1.8% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Corals At Keppel Bay | 6 | $4,200/mo |
| The Reef At King's Dock | 5 | $4,200/mo |
| Harbour Suites | 3 | $3,000/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 softening (-2.7% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 10 | $5,850/mo |
| Caribbean At Keppel Bay | 6 | $5,300/mo |
| The Interlace | 5 | $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 firming (+4.1% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Caribbean At Keppel Bay | 10 | $8,250/mo |
| Reflections At Keppel Bay | 10 | $8,890/mo |
| The Interlace | 8 | $8,550/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 (-2.7% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Marina Collection | 5 | $11,000/mo |
| The Interlace | 4 | $12,750/mo |
| The Oceanfront @ Sentosa Cove | 4 | $13,100/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.
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