District 09 is trading about 6% above the wider CCR median — that gap is worth understanding before you make a move here.
Volume eased slightly in District 09 in May 2026, with 55 resale caveats compared to 57 in April. Month-on-month, the district median PSF softened 1.6% to $2,331 — giving buyers a softer entry point. The district sits above the CCR region median of $2,205 psf (+5.7%).
Verified as of 19 Jul 2026 · Latest URA data through May 2026
District 09 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 09 | CCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $2,331 | $2,205 | $1,719 |
| Caveats | 55 | 197 | 1,173 |
| vs D09 | — | -5.4% | -26.3% |
District 09 ranks #2 of 28 CCR 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 | 58 | $2,437 | +1.4% |
| Apr 2026 | 57 | $2,370 | -2.7% |
| May 2026 | 55 | $2,331 | -1.6% |
Over the 3 months to May 2026, District 09's median PSF has eased (-4.3%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $2,331 median PSF represents a 1.6% dip against April's $2,370. Caveat count fell 4% from 57 to 55. 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.
This month in District 09: 1 dual-key unit · 2 study units.
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 D09 |
|---|---|---|---|---|
| Oue Twin Peaks | 5 | 9% | $2,222 | -4.7% |
| Irwell Hill Residences | 4 | 7% | $3,066 | +31.5% |
| Belle Vue Residences | 4 | 7% | $2,251 | -3.4% |
| The Scotts Tower | 2 | 4% | $2,022 | -13.3% |
| The Quayside | 2 | 4% | $1,733 | -25.7% |
| All other projects | 38 | 69% | — | — |
Oue Twin Peaks led with 5 caveats (9% of all district resale) at a median $2,222 psf — near the district median. Irwell Hill Residences and Belle Vue Residences followed with 4 and 4 caveats respectively. Concentration in a few projects usually signals strong secondary-market liquidity — these PSF figures are your most current real-world price anchors.
Top 5 projects by caveat count. Source: URA REALIS.
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| Studio | 0 | Too few resale caveats over the past 12 months to report a reliable figure (2 in the past year). | ||
| 1-Bed | 13 | 24% | $1,931 ⚠ | -10.0% |
| 2-Bed | 12 | 22% | $2,114 | -10.5% |
| 3-Bed | 22 | 40% | $2,556 | +3.5% |
| 4-Bed+ (est.) | 8 | 15% | $2,400 | -4.1% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 13 | 24% | $1,931 ⚠ | -10.0% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Oue Twin Peaks | 3 | 23.1% | $1,931 |
| Espada | 1 | 7.7% | $2,490 |
| Kopar At Newton | 1 | 7.7% | $2,261 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 12 | 22% | $2,114 | -10.5% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Irwell Hill Residences | 2 | 16.7% | $2,888 |
| Sophia Hills | 2 | 16.7% | $2,031 |
| Leonie Suites | 1 | 8.3% | $1,970 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 22 | 40% | $2,556 | +3.5% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Aspen Heights | 2 | 9.1% | $2,526 |
| Belle Vue Residences | 2 | 9.1% | $2,251 |
| Irwell Hill Residences | 2 | 9.1% | $3,138 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 8 | 15% | $2,400 | -4.1% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Belle Vue Residences | 2 | 25.0% | $2,128 |
| Cairnhill Crest | 1 | 12.5% | $2,394 |
| Cityvista Residences | 1 | 12.5% | $2,039 |
3-Bed units led resale activity in May 2026, accounting for 22 of 55 caveats (40%) at a median $2,556 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 |
|---|---|---|---|---|
| The Marq On Paterson Hill | 11-15 | 3,057 | $14,250,000 | $4,661 |
| New Futura | 26-30 | 1,830 | $7,500,000 | $4,099 |
| The Light @ Cairnhill | 06-10 | 2,443 | $5,880,000 | $2,406 |
| Helios Residences | 11-15 | 2,002 | $5,300,000 | $2,647 |
| Belle Vue Residences | 01-05 | 2,185 | $5,150,000 | $2,357 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Martin No 38 | 01-05 | 969 | $2,438,000 | $2,517 |
| Starlight Suites | 16-20 | 850 | $1,720,000 | $2,023 |
| Mirage Tower | 21-25 | 570 | $1,330,000 | $2,331 |
| The Scotts Tower | 01-05 | 667 | $1,260,000 | $1,888 |
| Oue Twin Peaks | 21-25 | 549 | $1,220,000 | $2,222 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Mirage Tower | 11-15 | 958 | $2,300,000 | $2,401 |
| Up@robertson Quay | 06-10 | 1,119 | $2,280,000 | $2,037 |
| Orchard Court | 11-15 | 1,442 | $2,150,000 | $1,491 |
| Irwell Hill Residences | 06-10 | 667 | $2,000,000 | $2,997 |
| The Quayside | 06-10 | 1,130 | $1,950,000 | $1,725 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| New Futura | 26-30 | 1,830 | $7,500,000 | $4,099 |
| Rivergate | 31-35 | 1,550 | $4,950,000 | $3,194 |
| Paterson Suites | 01-05 | 1,744 | $4,500,000 | $2,581 |
| Martin Modern | 21-25 | 1,399 | $4,330,000 | $3,094 |
| Belle Vue Residences | 01-05 | 1,938 | $4,280,000 | $2,209 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Marq On Paterson Hill | 11-15 | 3,057 | $14,250,000 | $4,661 |
| The Light @ Cairnhill | 06-10 | 2,443 | $5,880,000 | $2,406 |
| Helios Residences | 11-15 | 2,002 | $5,300,000 | $2,647 |
| Belle Vue Residences | 01-05 | 2,185 | $5,150,000 | $2,357 |
| Belle Vue Residences | 01-05 | 2,605 | $4,950,000 | $1,900 |
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.
CCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 8.2% and falling 0.6pp QoQ, CCR vacancy is elevated — tenants have more negotiating room than usual — a useful signal for anyone weighing a rental play here.
Rents firming (+2.6% MoM) on steady demand.
+4 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Espada | 12 | $3,375/mo |
| Cairnhill Nine | 11 | $6,000/mo |
| Oue Twin Peaks | 9 | $4,400/mo |
Rents firming (+5.6% MoM) on rising demand.
+5 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| 8 Saint Thomas | 7 | $7,000/mo |
| Cairnhill Nine | 7 | $8,100/mo |
| Irwell Hill Residences | 7 | $5,600/mo |
Rents firming (+2.5% MoM) on steady demand.
+3 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Aspen Heights | 7 | $6,500/mo |
| Rivergate | 6 | $10,300/mo |
| Sophia Residence | 6 | $6,175/mo |
Rents holding steady (+2.0% MoM) on thin volume.
+3 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Aspen Heights | 5 | $7,700/mo |
| Horizon Towers | 4 | $8,200/mo |
| Orchard Scotts | 4 | $11,950/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 |
|---|---|---|---|
| The Collective At One Sophia | 268 units | 367 units | 27% |
| The Robertson Opus | 140 units | 235 units | 40% |
| Lloyd Sixtyfive | 47 units | 75 units | 37% |
| Sophia Meadow | 41 units | 41 units | 0% |
| River Green | 30 units | 384 units | 92% |
526 new launch units remain unsold across 5 active projects in District 09. That supply keeps resale sellers competitive — buyers comparing both markets have real choice.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| Studio | 10 units | 68 units | 85% | 452–452 sqft |
| 1 Bedroom | 72 units | 416 units | 83% | 420–861 sqft |
| 1 Bed Suite | 56 units | 66 units | 15% | 484–506 sqft |
| 1 Bed + Study | 31 units | 34 units | 9% | 549–549 sqft |
| 1 Bed Premium | 7 units | 7 units | 0% | 538–538 sqft |
| 1 Bedroom+Study | 6 units | 10 units | 40% | 570–592 sqft |
| 1 Bedroom + 1 | 4 units | 8 units | 50% | 710–990 sqft |
| 1 Bedroom Executive | 3 units | 4 units | 25% | 409–409 sqft |
| 1 Bedroom (Double Volume) | 2 units | 2 units | 0% | 872–904 sqft |
| 1 Bedroom + Study | 2 units | 35 units | 94% | 452–452 sqft |
| 1 Bedroom Deluxe | 1 unit | 1 unit | 0% | 463–463 sqft |
| 1 Bedroom Garden | 1 unit | 1 unit | 0% | 506–506 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom | 92 units | 314 units | 71% | 538–721 sqft |
| 2 Bed Premium | 61 units | 74 units | 18% | 764–764 sqft |
| 2 Bed Deluxe + Study | 34 units | 34 units | 0% | 700–700 sqft |
| 2 Bed Deluxe | 20 units | 33 units | 39% | 646–667 sqft |
| 2 Bedrooms (Loft) + Study | 20 units | 24 units | 17% | 1,808–1,841 sqft |
| 2 Bed Premium + Study | 17 units | 17 units | 0% | 764–764 sqft |
| 2 Bedroom (Premium) | 8 units | 140 units | 94% | 603–603 sqft |
| 2 Bedrooms (Loft) | 6 units | 6 units | 0% | 1,604–1,765 sqft |
| 2 Bedroom Deluxe | 5 units | 5 units | 0% | 667–678 sqft |
| 2 Bedroom Executive | 4 units | 4 units | 0% | 549–549 sqft |
| 2 Bedroom + Study | 3 units | 35 units | 91% | 657–657 sqft |
| 2 Bedroom Premium+Study | 3 units | 5 units | 40% | 947–947 sqft |
| 2 Bedroom+Study | 3 units | 5 units | 40% | 753–753 sqft |
| 2 Bedroom + Study Penthouse | 2 units | 2 units | 0% | 1,862–1,884 sqft |
| 2 Bedroom Dual-Key | 2 units | 4 units | 50% | 861–861 sqft |
| 2 Bedroom Loft | 2 units | 2 units | 0% | 936–1,335 sqft |
| 2 Bedroom Premium | 2 units | 2 units | 0% | 667–850 sqft |
| 2 Bedrooms (Attic) + Study | 2 units | 2 units | 0% | 2,045–2,045 sqft |
| 2 Bedrooms (Attic) | 1 unit | 1 unit | 0% | 1,981–1,981 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Duoflex | 28 units | 37 units | 24% | 990–1,023 sqft |
| 3 Bedroom | 19 units | 376 units | 95% | 797–2,756 sqft |
| 3 Bed Luxury | 17 units | 17 units | 0% | 1,227–1,249 sqft |
| 3 Bed Premium | 15 units | 17 units | 12% | 1,023–1,023 sqft |
| 3 Bedrooms (Loft) | 5 units | 8 units | 38% | 2,422–2,422 sqft |
| 3 Bedrooms | 1 unit | 8 units | 88% | 1,733–1,733 sqft |
| 3 Bedrooms (Attic) + Study | 1 unit | 1 unit | 0% | 3,638–3,638 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom | 7 units | 70 units | 90% | 1,830–1,830 sqft |
| 4 Bedrooms | 1 unit | 1 unit | 0% | 6,620–6,620 sqft |
| 4-Bedroom | 1 unit | 8 units | 88% | 2,831–2,831 sqft |
All unit types shown, including fully sold-out ones (⚠). Size = min–max sqft across matching Roncasa unit-mix records; blank where no match exists. Source: EcoProp live balance + Roncasa unit mix, aggregated across all active District 09 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 14 units | -63.2% | $3,454 | +2.0% |
| Region | 48 units | -23.8% | $3,395 | +1.0% |
| Singapore | 884 units | -68.3% | $2,485 | +11.1% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 09 sold 14 new launch units this month — #11 of 22 districts. D05 led with 415.
1.6% of the 884-unit Singapore total. Source: URA REALIS.
District 09 held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. 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 526 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Softening (-10.0% MoM) — buyers may push back on this size.
Rental strong, +2.6% MoM — supports pricing (159 leases last month). Currently -12.4% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,181,888–$1,700,000 | $1,934–$2,395 psf |
| High (11+) | $1,220,000–$2,000,000 | $2,259–$2,779 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-10.5% MoM) — buyers may push back on this size.
Rental strong, +5.6% MoM — supports pricing (231 leases last month). Currently -4.1% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,950,000–$2,650,000 | $2,135–$2,470 psf |
| High (11+) | $2,300,000–$2,650,000 | $2,259–$2,889 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 strong, +2.5% MoM — supports pricing (203 leases last month). Currently +15.9% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,865,500–$3,628,888 | $2,082–$2,538 psf |
| High (11+) | $3,500,000–$4,028,000 | $2,495–$2,991 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-4.1% MoM) — buyers may push back on this size.
Rental steady, +2.0% MoM (65 leases last month). Currently +8.8% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,320,000–$5,150,000 | $1,900–$2,510 psf |
| High (11+) | $4,600,000–$7,680,000 | $2,169–$2,868 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents firming (+2.6% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Espada | 12 | $3,375/mo |
| Cairnhill Nine | 11 | $6,000/mo |
| Oue Twin Peaks | 9 | $4,400/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 firming (+5.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| 8 Saint Thomas | 7 | $7,000/mo |
| Cairnhill Nine | 7 | $8,100/mo |
| Irwell Hill Residences | 7 | $5,600/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 (+2.5% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Aspen Heights | 7 | $6,500/mo |
| Rivergate | 6 | $10,300/mo |
| Sophia Residence | 6 | $6,175/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 (+2.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Aspen Heights | 5 | $7,700/mo |
| Horizon Towers | 4 | $8,200/mo |
| Orchard Scotts | 4 | $11,950/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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