PSF moved 5.5% in a single month — upward pressure in District 11 is real, not statistical noise.
Volume cooled noticeably in District 11 in August 2026, with 21 resale caveats compared to 28 in July. Month-on-month, the district median PSF edged up 5.5% to $2,103 — a constructive signal for sellers. The district sits below the CCR region median of $2,151 psf (-2.2%).
Verified as of 30 Sep 2026 · Latest URA data through Aug 2026
District 11 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 11 | CCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $2,103 | $2,151 | $1,720 |
| Caveats | 21 | 172 | 1,081 |
| vs D11 | — | +2.3% | -18.2% |
District 11 ranks #3 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 |
|---|---|---|---|
| Jun 2026 | 33 | $2,111 | +5.2% |
| Jul 2026 | 28 | $1,993 | -5.6% |
| Aug 2026 | 21 | $2,103 | +5.5% |
Over the 3 months to August 2026, District 11's median PSF has held steady (-0.4%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $2,103 median PSF represents a 5.5% gain against July's $1,993. Caveat count fell 25% from 28 to 21. 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 11: 1 dual-key unit · 3 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 D11 |
|---|---|---|---|---|
| Hillcrest Arcadia | 1 | 5% | $1,363 | -35.2% |
| La Suisse | 1 | 5% | $1,354 | -35.6% |
| 10 Evelyn | 1 | 5% | $2,269 | +7.9% |
| 6 Derbyshire | 1 | 5% | $2,224 | +5.7% |
| Alegria | 1 | 5% | $1,825 | -13.2% |
| All other projects | 16 | 76% | — | — |
Hillcrest Arcadia led with 1 caveats (5% of all district resale) at a median $1,363 psf — 35% below the district median. La Suisse and 10 Evelyn followed with 1 and 1 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 | No resale caveats lodged in the past 12 months for this size. | ||
| 1-Bed | 5 | 24% | $2,151 | +7.4% |
| 2-Bed | 7 | 33% | $2,345 | +18.2% |
| 3-Bed | 9 | 43% | $2,069 | +4.2% |
| 4-Bed+ (est.) | 0 | — | $2,026 12-mo avg · 62 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 5 | 24% | $2,151 | +7.4% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| 10 Evelyn | 1 | 20.0% | $2,269 |
| Lincoln Suites | 1 | 20.0% | $2,168 |
| Newton 18 | 1 | 20.0% | $2,151 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 7 | 33% | $2,345 | +18.2% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Fyve Derbyshire | 1 | 14.3% | $2,345 |
| Gilstead Two | 1 | 14.3% | $2,577 |
| Miro | 1 | 14.3% | $1,762 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 9 | 43% | $2,069 | +4.2% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| 6 Derbyshire | 1 | 11.1% | $2,224 |
| Alegria | 1 | 11.1% | $1,825 |
| Hillcrest Arcadia | 1 | 11.1% | $1,363 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 0 | — | $2,026 12-mo avg · 62 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| No caveats for 4-Bed+ this month. | |||
3-Bed units led resale activity in August 2026, accounting for 9 of 21 caveats (43%) at a median $2,069 psf. That segment's PSF moved 4.2% 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. 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 |
|---|---|---|---|---|
| Newton Imperial | 16-20 | 1,711 | $3,600,000 | $2,103 |
| Shelford 23 | 01-05 | 1,528 | $2,960,000 | $1,937 |
| La Suisse | 01-05 | 2,045 | $2,770,000 | $1,354 |
| Shelford Suites | 01-05 | 1,270 | $2,660,000 | $2,094 |
| Thomson 800 | 01-05 | 1,281 | $2,650,000 | $2,069 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Glyndebourne | 01-05 | 689 | $1,480,000 | $2,148 |
| Newton 18 | 21-25 | 614 | $1,320,000 | $2,151 |
| 10 Evelyn | 01-05 | 581 | $1,318,888 | $2,269 |
| Lincoln Suites | 26-30 | 484 | $1,050,000 | $2,168 |
| Novelis | 06-10 | 527 | $992,000 | $1,881 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Park Infinia At Wee Nam | 06-10 | 1,001 | $2,512,510 | $2,510 |
| Gilstead Two | 31-35 | 904 | $2,330,000 | $2,577 |
| Novena Suites | 06-10 | 947 | $2,238,888 | $2,364 |
| Miro | 21-25 | 1,249 | $2,200,000 | $1,762 |
| Strata | 11-15 | 1,066 | $2,100,000 | $1,971 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Newton Imperial | 16-20 | 1,711 | $3,600,000 | $2,103 |
| Shelford 23 | 01-05 | 1,528 | $2,960,000 | $1,937 |
| La Suisse | 01-05 | 2,045 | $2,770,000 | $1,354 |
| Shelford Suites | 01-05 | 1,270 | $2,660,000 | $2,094 |
| Thomson 800 | 01-05 | 1,281 | $2,650,000 | $2,069 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| No transactions this size band in the top 5 by price this month. | ||||
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 softening (-3.2% MoM) on thin volume.
+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 |
|---|---|---|
| 10 Shelford | 7 | $2,950/mo |
| 8 Bassein | 6 | $2,925/mo |
| 6 Derbyshire | 4 | $3,400/mo |
Rents softening (-4.2% MoM) on thin volume.
+7 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 |
|---|---|---|
| Park Infinia At Wee Nam | 9 | $5,300/mo |
| L'viv | 5 | $5,500/mo |
| Nineteen Shelford Road | 5 | $4,200/mo |
Rents firming (+4.0% 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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Park Infinia At Wee Nam | 6 | $8,100/mo |
| Thomson Euro-Asia | 5 | $6,200/mo |
| Trilight | 5 | $10,500/mo |
Rents holding steady (+0.2% MoM) on thin volume.
+2 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 |
|---|---|---|
| Newton Gems | 3 | $8,500/mo |
| Sky@eleven | 3 | $12,800/mo |
| Chancery Court | 2 | $7,350/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 |
|---|---|---|---|
| Dunearn House . | 143 units | 320 units | 55% |
| The Serra Residences | 133 units | 133 units | 0% |
New launch supply is narrowing — 276 units across 2 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
No 1-Bed new launch units in District 11 this month.
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 47 units | 98 units | 52% | 657–721 sqft |
| 2 Bedroom Premium | 41 units | 77 units | 47% | 614–614 sqft |
| 2 Bedroom | 18 units | 40 units | 55% | 527–527 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom | 39 units | 39 units | 0% | 764–904 sqft |
| 3 Bedroom Premium | 11 units | 36 units | 69% | 1,001–1,001 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom Premium | 31 units | 36 units | 14% | 1,302–1,313 sqft |
| 4 Bedroom Premium + Study | 30 units | 36 units | 17% | 1,378–1,378 sqft |
| 4 Bedroom | 27 units | 59 units | 54% | 958–1,216 sqft |
| 4 Bedroom + Study | 10 units | 10 units | 0% | 1,335–1,335 sqft |
| 4 Bedroom Premium With Private Lift | 10 units | 10 units | 0% | 1,528–1,528 sqft |
| 5 Bedroom Premium With Private Lift | 10 units | 10 units | 0% | 1,755–1,755 sqft |
| Penthouse | 2 units | 2 units | 0% | 2,648–2,669 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 11 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 20 units | -90.4% | $3,023 | -2.8% |
| Region | 27 units | -88.3% | $3,078 | -1.3% |
| Singapore | 178 units | -73.1% | $2,506 | -6.7% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 11 sold 20 new launch units this month — #2 of 21 districts. D15 led with 25.
11.2% of the 178-unit Singapore total. Source: URA REALIS.
A 5.5% 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 276 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Rising (+7.4% MoM) — expect less room to negotiate on this size.
Rental softening, -3.2% MoM — price with that in mind (62 leases last month). Currently +0.0% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,068,000–$1,350,000 | $1,766–$2,111 psf |
| High (11+) | $1,280,000–$1,525,000 | $1,858–$2,151 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+18.2% MoM) — expect less room to negotiate on this size.
Rental softening, -4.2% MoM — price with that in mind (113 leases last month). Currently +9.0% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,880,000–$2,250,000 | $1,979–$2,224 psf |
| High (11+) | $2,080,000–$2,650,000 | $2,005–$2,577 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+4.2% MoM) — expect less room to negotiate on this size.
Rental strong, +4.0% MoM — supports pricing (96 leases last month). Currently -3.8% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,660,000–$3,400,000 | $2,044–$2,366 psf |
| High (11+) | $3,050,000–$3,398,000 | $2,107–$2,340 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.
Rental steady, +0.2% MoM (30 leases last month). Currently -5.8% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,900,000–$4,800,000 | $1,354–$1,925 psf |
| High (11+) | $3,600,000–$6,300,000 | $2,103–$2,349 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-3.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| 10 Shelford | 7 | $2,950/mo |
| 8 Bassein | 6 | $2,925/mo |
| 6 Derbyshire | 4 | $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 softening (-4.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Park Infinia At Wee Nam | 9 | $5,300/mo |
| L'viv | 5 | $5,500/mo |
| Nineteen Shelford Road | 5 | $4,200/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 (+4.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Park Infinia At Wee Nam | 6 | $8,100/mo |
| Thomson Euro-Asia | 5 | $6,200/mo |
| Trilight | 5 | $10,500/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.
Talk Rental StrategyRents holding steady (+0.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Newton Gems | 3 | $8,500/mo |
| Sky@eleven | 3 | $12,800/mo |
| Chancery Court | 2 | $7,350/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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