District 04 is trading about 8% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume eased slightly in District 04 in May 2026, with 20 resale caveats compared to 21 in April. Month-on-month, the district median PSF edged up 2.6% to $1,814 — a constructive signal for sellers. The district sits below the RCR region median of $1,963 psf (-7.6%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,814 | $1,963 | $1,719 |
| Caveats | 20 | 318 | 1,173 |
| vs D04 | — | +8.2% | -5.2% |
District 04 ranks #8 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 |
|---|---|---|---|
| Mar 2026 | 25 | $1,823 | +2.9% |
| Apr 2026 | 21 | $1,768 | -3.0% |
| May 2026 | 20 | $1,814 | +2.6% |
Over the 3 months to May 2026, District 04's median PSF has held steady (-0.5%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,814 median PSF represents a 2.6% gain against April's $1,768. Caveat count fell 5% from 21 to 20. 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 study 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 | 11 | 55% | $1,848 | +1.9% |
| Caribbean At Keppel Bay | 3 | 15% | $1,936 | +6.8% |
| The Interlace | 2 | 10% | $1,741 | -4.0% |
| Harbour View Towers | 1 | 5% | $1,549 | -14.6% |
| The Coast At Sentosa Cove | 1 | 5% | $1,532 | -15.5% |
| All other projects | 2 | 10% | — | — |
Reflections At Keppel Bay led with 11 caveats (55% of all district resale) at a median $1,848 psf — near the district median. Caribbean At Keppel Bay and The Interlace 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 | — | $1,873 12-mo avg · 6 caveats | — |
| 2-Bed | 5 | 25% | $1,774 | +4.4% |
| 3-Bed | 8 | 40% | $1,822 | -4.9% |
| 4-Bed+ (est.) | 7 | 35% | $1,848 | +6.9% |
| 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 | 5 | 25% | $1,774 | +4.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Interlace | 2 | 40.0% | $1,741 |
| Caribbean At Keppel Bay | 1 | 20.0% | $1,936 |
| Corals At Keppel Bay | 1 | 20.0% | $2,015 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 8 | 40% | $1,822 | -4.9% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 5 | 62.5% | $1,865 |
| Caribbean At Keppel Bay | 2 | 25.0% | $1,920 |
| Harbour View Towers | 1 | 12.5% | $1,549 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 7 | 35% | $1,848 | +6.9% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 5 | 71.4% | $1,848 |
| Seven Palms Sentosa Cove | 1 | 14.3% | $3,131 |
| The Coast At Sentosa Cove | 1 | 14.3% | $1,532 |
3-Bed units led resale activity in May 2026, accounting for 8 of 20 caveats (40%) at a median $1,822 psf. That segment's PSF moved 4.9% 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 | 8,278 | $19,280,000 | $2,329 |
| Seven Palms Sentosa Cove | 01-05 | 4,273 | $13,380,000 | $3,131 |
| Reflections At Keppel Bay | 01-05 | 2,949 | $5,700,000 | $1,933 |
| Reflections At Keppel Bay | 36-40 | 2,056 | $3,800,000 | $1,848 |
| Reflections At Keppel Bay | 31-35 | 2,131 | $3,750,000 | $1,760 |
| 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 |
|---|---|---|---|---|
| Reflections At Keppel Bay | 01-05 | 1,119 | $1,960,000 | $1,751 |
| The Interlace | 01-05 | 1,076 | $1,910,000 | $1,774 |
| Corals At Keppel Bay | 06-10 | 893 | $1,800,000 | $2,015 |
| Caribbean At Keppel Bay | 01-05 | 893 | $1,730,000 | $1,936 |
| The Interlace | 11-15 | 1,001 | $1,710,000 | $1,708 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 06-10 | 1,905 | $3,390,000 | $1,779 |
| Reflections At Keppel Bay | 06-10 | 1,690 | $3,200,000 | $1,894 |
| Reflections At Keppel Bay | 16-20 | 1,808 | $3,055,000 | $1,689 |
| Reflections At Keppel Bay | 21-25 | 1,421 | $2,800,000 | $1,971 |
| Caribbean At Keppel Bay | 01-05 | 1,324 | $2,750,000 | $2,077 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Reflections At Keppel Bay | 21-25 | 8,278 | $19,280,000 | $2,329 |
| Seven Palms Sentosa Cove | 01-05 | 4,273 | $13,380,000 | $3,131 |
| Reflections At Keppel Bay | 01-05 | 2,949 | $5,700,000 | $1,933 |
| Reflections At Keppel Bay | 36-40 | 2,056 | $3,800,000 | $1,848 |
| Reflections At Keppel Bay | 31-35 | 2,131 | $3,750,000 | $1,760 |
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 | 103 units | 250 units | 59% |
| The Residences At W Singapore Sentosa Cove | 70 units | 186 units | 62% |
| Seascape | 50 units | 149 units | 66% |
| The Green Collection | 20 units | 20 units | 0% |
| Marina Collection | 1 unit | 31 units | 97% |
New launch supply is narrowing — 244 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 | 51 units | 163 units | 69% |
| 4-Bed+ 4 Bedroom | 44 units | 120 units | 63% |
| 4-Bed+ Penthouse | 27 units | 93 units | 71% |
| 4-Bed+ 4 Bedroom | 19 units | 83 units | 77% |
| 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 | 591 units | +93.8% | $2,513 | -9.9% |
| Singapore | 884 units | -68.3% | $2,481 | +10.9% |
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 415.
0.0% of the 884-unit Singapore total. Source: URA REALIS.
A 2.6% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power; buyers should come with recent comparables. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. With 244 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 -4.6% 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 ValuationRising (+4.4% MoM) — expect less room to negotiate on this size.
Rental softening, -2.7% MoM — price with that in mind (38 leases last month). Currently -9.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,730,000–$1,910,000 | $1,751–$2,015 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-4.9% MoM) — buyers may push back on this size.
Rental strong, +4.1% MoM — supports pricing (65 leases last month). Currently -7.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,180,000–$2,750,000 | $1,626–$2,077 psf |
| High (11+) | $2,550,000–$2,850,000 | $1,680–$1,952 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+6.9% MoM) — expect less room to negotiate on this size.
Rental softening, -2.7% MoM — price with that in mind (22 leases last month). Currently -5.9% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,022,500–$3,800,000 | $1,526–$1,894 psf |
| High (11+) | $3,150,000–$3,800,000 | $1,582–$1,760 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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