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 September 2026, with 31 resale caveats compared to 27 in August. Month-on-month, the district median PSF edged up 1.1% to $1,820 — a constructive signal for sellers. The district sits below the RCR region median of $1,993 psf (-8.7%).
Verified as of 24 Oct 2026 · Latest URA data through Sep 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 | $1,820 | $1,993 | $1,707 |
| Caveats | 31 | 319 | 1,126 |
| vs D04 | — | +9.5% | -6.2% |
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 |
|---|---|---|---|
| Jul 2026 | 14 | $1,758 | -1.3% |
| Aug 2026 | 27 | $1,800 | +2.4% |
| Sep 2026 | 31 | $1,820 | +1.1% |
Over the 3 months to September 2026, District 04's median PSF has climbed (+3.5%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,820 median PSF represents a 1.1% gain against August's $1,800. Caveat count rose 15% from 27 to 31. 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 | 19% | $1,747 | -4.0% |
| The Reef At King's Dock | 6 | 19% | $2,442 | +34.2% |
| The Interlace | 3 | 10% | $1,713 | -5.8% |
| The Oceanfront @ Sentosa Cove | 2 | 6% | $1,544 | -15.1% |
| Corals At Keppel Bay | 2 | 6% | $2,149 | +18.1% |
| All other projects | 12 | 39% | — | — |
Reflections At Keppel Bay led with 6 caveats (19% of all district resale) at a median $1,747 psf — near the district median. The Reef At King'S Dock and The Interlace followed with 6 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 | 5 | 16% | $2,415 ⚠ | — |
| 2-Bed | 6 | 19% | $1,789 | -7.7% |
| 3-Bed | 13 | 42% | $1,741 | +3.5% |
| 4-Bed+ (est.) | 7 | 23% | $1,549 | -14.0% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 5 | 16% | $2,415 ⚠ | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Reef At King's Dock | 5 | 100.0% | $2,415 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 6 | 19% | $1,789 | -7.7% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 3 | 50.0% | $1,752 |
| Harbourlights | 1 | 16.7% | $1,834 |
| The Interlace | 1 | 16.7% | $1,713 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 13 | 42% | $1,741 | +3.5% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Reflections At Keppel Bay | 3 | 23.1% | $1,741 |
| Corals At Keppel Bay | 2 | 15.4% | $2,149 |
| The Oceanfront @ Sentosa Cove | 2 | 15.4% | $1,544 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 7 | 23% | $1,549 | -14.0% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Marina Collection | 1 | 14.3% | $1,439 |
| Seascape | 1 | 14.3% | $1,549 |
| Seven Palms Sentosa Cove | 1 | 14.3% | $2,701 |
3-Bed units led resale activity in September 2026, accounting for 13 of 31 caveats (42%) at a median $1,741 psf. That segment's PSF moved 3.5% up 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. ⚠ = median PSF more than $350 from the district median — small sample, treat with caution. 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 |
|---|---|---|---|---|
| Seven Palms Sentosa Cove | 01-05 | 5,942 | $16,048,000 | $2,701 |
| Marina Collection | 01-05 | 4,725 | $6,800,000 | $1,439 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,131 | $3,878,100 | $1,820 |
| The Coast At Sentosa Cove | 01-05 | 2,562 | $3,550,000 | $1,386 |
| Seascape | 01-05 | 2,174 | $3,368,000 | $1,549 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Reef At King's Dock | 06-10 | 538 | $1,500,000 | $2,787 |
| The Reef At King's Dock | 01-05 | 538 | $1,345,000 | $2,499 |
| The Reef At King's Dock | 06-10 | 538 | $1,280,000 | $2,378 |
| The Reef At King's Dock | 06-10 | 484 | $1,170,000 | $2,415 |
| The Reef At King's Dock | 01-05 | 484 | $1,000,000 | $2,064 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Interlace | 16-20 | 1,313 | $2,250,000 | $1,713 |
| Reflections At Keppel Bay | 11-15 | 1,227 | $2,150,000 | $1,752 |
| Reflections At Keppel Bay | 01-05 | 1,109 | $2,025,000 | $1,826 |
| The Reef At King's Dock | 01-05 | 753 | $1,860,000 | $2,469 |
| Reflections At Keppel Bay | 01-05 | 1,119 | $1,820,000 | $1,626 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Corals At Keppel Bay | 06-10 | 1,475 | $3,180,000 | $2,156 |
| Skyline Residences | 11-15 | 1,475 | $3,180,000 | $2,156 |
| The Interlace | 06-10 | 1,798 | $3,080,000 | $1,713 |
| Reflections At Keppel Bay | 06-10 | 1,625 | $3,040,000 | $1,870 |
| The Oceanfront @ Sentosa Cove | 06-10 | 1,884 | $2,880,000 | $1,529 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Seven Palms Sentosa Cove | 01-05 | 5,942 | $16,048,000 | $2,701 |
| Marina Collection | 01-05 | 4,725 | $6,800,000 | $1,439 |
| The Residences At W Singapore Sentosa Cove | 01-05 | 2,131 | $3,878,100 | $1,820 |
| The Coast At Sentosa Cove | 01-05 | 2,562 | $3,550,000 | $1,386 |
| Seascape | 01-05 | 2,174 | $3,368,000 | $1,549 |
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 firming (+15.1% MoM) on rising demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Reef At King's Dock | 7 | $4,300/mo |
| Skyline Residences | 3 | $3,600/mo |
| The Foresta @ Mount Faber | 1 | $3,400/mo |
Rents holding steady (-0.7% MoM) on thin volume.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 10 | $5,500/mo |
| The Reef At King's Dock | 10 | $5,700/mo |
| Caribbean At Keppel Bay | 5 | $5,200/mo |
Rents softening (-3.6% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Caribbean At Keppel Bay | 9 | $7,500/mo |
| Cape Royale | 8 | $10,650/mo |
| Reflections At Keppel Bay | 8 | $6,900/mo |
Rents softening (-7.5% MoM) on thin volume.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Marina Collection | 6 | $11,400/mo |
| Cape Royale | 5 | $14,800/mo |
| The Coast At Sentosa Cove | 5 | $11,800/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 | 63 units | 186 units | 66% |
| 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 — 233 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 | 47 units | 163 units | 71% |
| 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 | 128 units | +62.0% | $2,567 | -3.3% |
| Singapore | 284 units | +57.8% | $2,468 | -2.3% |
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 20 districts. D05 led with 44.
0.0% of the 284-unit Singapore total. Source: URA REALIS.
District 04 held its pricing in September 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 233 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 strong, +15.1% MoM — supports pricing (11 leases last month). Currently +21.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,345,000–$1,860,000 | $2,469–$2,506 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-7.7% MoM) — buyers may push back on this size.
Rental steady, -0.7% MoM (46 leases last month). Currently -10.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,710,000–$1,920,000 | $1,703–$1,918 psf |
| High (11+) | $1,510,000–$2,200,000 | $1,870–$2,401 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+3.5% MoM) — expect less room to negotiate on this size.
Rental softening, -3.6% MoM — price with that in mind (71 leases last month). Currently -12.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,298,000–$2,660,000 | $1,652–$2,104 psf |
| High (11+) | $2,250,000–$2,450,000 | $1,713–$1,874 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-14.0% MoM) — buyers may push back on this size.
Rental softening, -7.5% MoM — price with that in mind (34 leases last month). Currently -22.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,850,000–$3,733,000 | $1,554–$1,804 psf |
| High (11+) | $2,820,000–$3,700,000 | $1,555–$1,781 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents firming (+15.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Reef At King's Dock | 7 | $4,300/mo |
| Skyline Residences | 3 | $3,600/mo |
| The Foresta @ Mount Faber | 1 | $3,400/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 (-0.7% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Reflections At Keppel Bay | 10 | $5,500/mo |
| The Reef At King's Dock | 10 | $5,700/mo |
| Caribbean At Keppel Bay | 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 softening (-3.6% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Caribbean At Keppel Bay | 9 | $7,500/mo |
| Cape Royale | 8 | $10,650/mo |
| Reflections At Keppel Bay | 8 | $6,900/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 (-7.5% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Marina Collection | 6 | $11,400/mo |
| Cape Royale | 5 | $14,800/mo |
| The Coast At Sentosa Cove | 5 | $11,800/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.
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