District 11 is trading about 10% below the wider CCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 11 in July 2026, with 28 resale caveats compared to 33 in June. Month-on-month, the district median PSF softened 5.4% to $1,997 — giving buyers a softer entry point. The district sits below the CCR region median of $2,208 psf (-9.5%).
Verified as of 30 Aug 2026 · Latest URA data through Jul 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 | $1,997 | $2,208 | $1,710 |
| Caveats | 28 | 174 | 1,115 |
| vs D11 | — | +10.6% | -14.4% |
District 11 ranks #5 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 |
|---|---|---|---|
| May 2026 | 40 | $2,006 | -1.7% |
| Jun 2026 | 33 | $2,111 | +5.2% |
| Jul 2026 | 28 | $1,997 | -5.4% |
Over the 3 months to July 2026, District 11's median PSF has held steady (-0.4%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,997 median PSF represents a 5.4% dip against June's $2,111. Caveat count fell 15% from 33 to 28. 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.
This month in District 11: 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 D11 |
|---|---|---|---|---|
| Hillcrest Arcadia | 3 | 11% | $1,179 | -41.0% |
| Nineteen Shelford Road | 2 | 7% | $2,071 | +3.7% |
| 10 Evelyn | 1 | 4% | $1,701 | -14.8% |
| 8 Bassein | 1 | 4% | $1,847 | -7.5% |
| Lincoln Suites | 1 | 4% | $2,196 | +9.9% |
| All other projects | 20 | 71% | — | — |
Hillcrest Arcadia led with 3 caveats (11% of all district resale) at a median $1,179 psf — 41% below the district median. Nineteen Shelford Road and 10 Evelyn followed with 2 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 | 18% | $2,003 | +7.8% |
| 2-Bed | 8 | 29% | $1,984 | -7.2% |
| 3-Bed | 10 | 36% | $1,986 | -15.2% |
| 4-Bed+ (est.) | 5 | 18% | $2,294 | +12.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 5 | 18% | $2,003 | +7.8% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| 10 Shelford | 1 | 20.0% | $2,044 |
| 26 Newton | 1 | 20.0% | $2,003 |
| 8 Bassein | 1 | 20.0% | $1,847 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 8 | 29% | $1,984 | -7.2% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Nineteen Shelford Road | 2 | 25.0% | $2,071 |
| 10 Evelyn | 1 | 12.5% | $1,701 |
| D' Ixoras | 1 | 12.5% | $1,727 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 10 | 36% | $1,986 | -15.2% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Hillcrest Arcadia | 2 | 20.0% | $1,222 |
| Cube 8 | 1 | 10.0% | $2,173 |
| Goldhill Towers | 1 | 10.0% | $2,366 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 18% | $2,294 | +12.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Dunearn 386 | 1 | 20.0% | $2,470 |
| Hillcrest Arcadia | 1 | 20.0% | $1,129 |
| Soleil @ Sinaran | 1 | 20.0% | $2,294 |
3-Bed units led resale activity in July 2026, accounting for 10 of 28 caveats (36%) at a median $1,986 psf. That segment's PSF moved 15.2% 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 |
|---|---|---|---|---|
| Viva | 06-10 | 1,959 | $5,387,250 | $2,750 |
| The Arcadia | 01-05 | 3,821 | $5,256,000 | $1,375 |
| Soleil @ Sinaran | 16-20 | 1,722 | $3,950,000 | $2,294 |
| Goldhill Towers | 01-05 | 1,550 | $3,668,000 | $2,366 |
| Thomson 800 | 01-05 | 1,625 | $3,300,000 | $2,030 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Lincoln Suites | 06-10 | 474 | $1,040,000 | $2,196 |
| 26 Newton | 06-10 | 474 | $948,888 | $2,003 |
| 10 Shelford | 01-05 | 431 | $880,000 | $2,044 |
| 8 Bassein | 06-10 | 452 | $835,000 | $1,847 |
| Mandale Heights | 06-10 | 570 | $780,000 | $1,367 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Miro | 01-05 | 1,701 | $3,070,000 | $1,805 |
| Trilight | 11-15 | 1,087 | $2,780,000 | $2,557 |
| Rochelle At Newton | 06-10 | 1,012 | $2,025,000 | $2,001 |
| Novena Suites | 01-05 | 947 | $2,020,000 | $2,133 |
| Nineteen Shelford Road | 06-10 | 850 | $1,850,000 | $2,176 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Goldhill Towers | 01-05 | 1,550 | $3,668,000 | $2,366 |
| Thomson 800 | 01-05 | 1,625 | $3,300,000 | $2,030 |
| Cube 8 | 26-30 | 1,421 | $3,088,000 | $2,173 |
| M21 | 06-10 | 1,346 | $2,750,000 | $2,044 |
| Ten @ Suffolk | 06-10 | 1,184 | $2,360,000 | $1,993 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Viva | 06-10 | 1,959 | $5,387,250 | $2,750 |
| The Arcadia | 01-05 | 3,821 | $5,256,000 | $1,375 |
| Soleil @ Sinaran | 16-20 | 1,722 | $3,950,000 | $2,294 |
| Hillcrest Arcadia | 01-05 | 2,896 | $3,270,000 | $1,129 |
| Dunearn 386 | 01-05 | 915 | $2,260,000 | $2,470 |
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 holding steady (-0.0% 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Pullman Residences Newton | 6 | $4,050/mo |
| 26 Newton | 5 | $3,350/mo |
| 6 Derbyshire | 5 | $3,200/mo |
Rents firming (+6.7% MoM) on rising demand.
+8 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 | 10 | $5,200/mo |
| Gilstead Two | 9 | $4,900/mo |
| Non-Landed Housing Development | 5 | $4,100/mo |
Rents softening (-3.1% MoM) on rising demand.
+1 additional lease 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 |
|---|---|---|
| La Suisse | 8 | $7,200/mo |
| Pavilion 11 | 6 | $6,200/mo |
| Trevose Park | 6 | $7,250/mo |
Rents firming (+10.6% MoM) on rising 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Newton Gems | 6 | $8,450/mo |
| Sky@eleven | 5 | $12,000/mo |
| Viva | 4 | $11,040/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 . | 150 units | 340 units | 56% |
| 10 Evelyn | 11 units | 32 units | 66% |
New launch supply is narrowing — 161 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
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom | 9 units | 28 units | 68% | 495–785 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom Premium | 43 units | 77 units | 44% | 614–614 sqft |
| 2 Bedroom | 21 units | 40 units | 48% | 527–527 sqft |
| 2 Bedroom + Study | 8 units | 59 units | 86% | 657–678 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 12 units | 36 units | 67% | 1,001–1,001 sqft |
| 3 Bedroom + Study | 1 unit | 20 units | 95% | 969–969 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 | 4 units | 36 units | 89% | 1,184–1,184 sqft |
| Penthouse | 2 units | 4 units | 50% | 1,410–1,431 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 | 208 units | +20700.0% | $3,111 | -5.0% |
| Region | 231 units | +1676.9% | $3,119 | -0.9% |
| Singapore | 657 units | +253.2% | $2,683 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 11 sold 208 new launch units this month — #1 of 22 districts. D11 led with 208.
31.7% of the 657-unit Singapore total. Source: URA REALIS.
District 11 saw both prices and volume ease in July 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. 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 161 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 (+7.8% MoM) — expect less room to negotiate on this size.
Rental steady, -0.0% MoM (71 leases last month). Currently -9.3% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,068,000–$1,350,000 | $1,701–$2,090 psf |
| High (11+) | $1,234,000–$1,525,000 | $1,858–$2,194 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-7.2% MoM) — buyers may push back on this size.
Rental strong, +6.7% MoM — supports pricing (125 leases last month). Currently -10.1% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,800,000–$2,170,000 | $1,938–$2,133 psf |
| High (11+) | $1,888,888–$2,780,000 | $2,171–$2,520 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-15.2% MoM) — buyers may push back on this size.
Rental softening, -3.1% MoM — price with that in mind (106 leases last month). Currently -10.1% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,535,000–$3,400,000 | $2,006–$2,366 psf |
| High (11+) | $2,730,000–$3,130,000 | $2,107–$2,304 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+12.6% MoM) — expect less room to negotiate on this size.
Rental strong, +10.6% MoM — supports pricing (44 leases last month). Currently +3.9% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,100,000–$4,850,000 | $1,375–$1,955 psf |
| High (11+) | $3,950,000–$6,300,000 | $1,697–$2,323 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (-0.0% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Pullman Residences Newton | 6 | $4,050/mo |
| 26 Newton | 5 | $3,350/mo |
| 6 Derbyshire | 5 | $3,200/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 (+6.7% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Park Infinia At Wee Nam | 10 | $5,200/mo |
| Gilstead Two | 9 | $4,900/mo |
| Non-Landed Housing Development | 5 | $4,100/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.
Talk Rental StrategyRents softening (-3.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| La Suisse | 8 | $7,200/mo |
| Pavilion 11 | 6 | $6,200/mo |
| Trevose Park | 6 | $7,250/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 (+10.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Newton Gems | 6 | $8,450/mo |
| Sky@eleven | 5 | $12,000/mo |
| Viva | 4 | $11,040/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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