District 11 is trading about 9% below the wider CCR median — that gap is worth understanding before you make a move here.
Volume held broadly steady in District 11 in May 2026, with 40 resale caveats compared to 39 in April. Month-on-month, the district median PSF softened 1.3% to $2,014 — giving buyers a softer entry point. The district sits below the CCR region median of $2,205 psf (-8.7%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $2,014 | $2,205 | $1,719 |
| Caveats | 40 | 197 | 1,173 |
| vs D11 | — | +9.5% | -14.6% |
District 11 ranks #6 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 | 27 | $2,049 | -1.1% |
| Apr 2026 | 39 | $2,041 | -0.4% |
| May 2026 | 40 | $2,014 | -1.3% |
Over the 3 months to May 2026, District 11's median PSF has held steady (-1.7%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $2,014 median PSF represents a 1.3% dip against April's $2,041. Caveat count rose 3% from 39 to 40. 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 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 |
|---|---|---|---|---|
| 10 Evelyn | 3 | 8% | $2,484 | +23.4% |
| Hillcrest Arcadia | 2 | 5% | $1,358 | -32.6% |
| Soleil @ Sinaran | 2 | 5% | $2,024 | +0.5% |
| Rochelle At Newton | 2 | 5% | $2,000 | -0.7% |
| L'viv | 2 | 5% | $2,260 | +12.2% |
| All other projects | 29 | 72% | — | — |
10 Evelyn led with 3 caveats (8% of all district resale) at a median $2,484 psf — 23% above the district median. Hillcrest Arcadia and Soleil @ Sinaran followed with 2 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.
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 (est.) | 6 | 15% | $2,334 | +23.1% |
| 2-Bed (est.) | 19 | 48% | $1,994 | -4.4% |
| 3-Bed (est.) | 10 | 25% | $2,015 | -1.4% |
| 4-Bed+ (est.) | 5 | 12% | $1,882 | -6.7% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed (est.) | 6 | 15% | $2,334 | +23.1% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| 10 Evelyn | 3 | 50.0% | $2,484 |
| Novena Hill | 1 | 16.7% | $1,733 |
| Park Infinia At Wee Nam | 1 | 16.7% | $2,205 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed (est.) | 19 | 48% | $1,994 | -4.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| L'viv | 2 | 10.5% | $2,260 |
| The Axis | 2 | 10.5% | $1,798 |
| Watten Hill | 2 | 10.5% | $1,761 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 10 | 25% | $2,015 | -1.4% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Trevose Park | 2 | 20.0% | $2,036 |
| 1 Moulmein Rise | 1 | 10.0% | $2,236 |
| Amaryllis Ville | 1 | 10.0% | $2,205 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 12% | $1,882 | -6.7% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Shelford View | 1 | 20.0% | $1,884 |
| Soleil @ Sinaran | 1 | 20.0% | $1,697 |
| The Glyndebourne | 1 | 20.0% | $2,210 |
2-Bed units (some caveats size-estimated, bedroom match pending) led resale activity in May 2026, accounting for 19 of 40 caveats (48%) at a median $1,994 psf. That segment's PSF moved 4.4% 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 |
|---|---|---|---|---|
| Soleil @ Sinaran | 31-35 | 4,715 | $8,000,000 | $1,697 |
| The Glyndebourne | 01-05 | 2,669 | $5,900,000 | $2,210 |
| Shelford View | 01-05 | 3,122 | $5,880,000 | $1,884 |
| Watten Hill | — | 2,669 | $4,700,000 | $1,761 |
| Watten Hill | - | 2,669 | $4,700,000 | $1,761 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Armadale | 01-05 | 872 | $1,800,000 | $2,064 |
| 10 Evelyn | 01-05 | 527 | $1,325,000 | $2,512 |
| Park Infinia At Wee Nam | 16-20 | 560 | $1,234,000 | $2,205 |
| 10 Evelyn | 01-05 | 495 | $1,230,000 | $2,484 |
| 10 Evelyn | 01-05 | 495 | $1,220,000 | $2,464 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Watten Hill | — | 2,669 | $4,700,000 | $1,761 |
| Watten Hill | - | 2,669 | $4,700,000 | $1,761 |
| Trilight | 11-15 | 1,163 | $2,930,000 | $2,520 |
| Residences @ Evelyn | 21-25 | 1,109 | $2,800,000 | $2,525 |
| Soleil @ Sinaran | 06-10 | 1,098 | $2,580,000 | $2,350 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Chancery Esquire | 01-05 | 1,851 | $3,620,000 | $1,955 |
| Trevose Park | 01-05 | 1,679 | $3,400,000 | $2,025 |
| Pavilion 11 | 06-10 | 1,485 | $3,100,000 | $2,087 |
| 1 Moulmein Rise | 21-25 | 1,238 | $2,768,000 | $2,236 |
| Amaryllis Ville | 21-25 | 1,238 | $2,730,000 | $2,205 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Soleil @ Sinaran | 31-35 | 4,715 | $8,000,000 | $1,697 |
| The Glyndebourne | 01-05 | 2,669 | $5,900,000 | $2,210 |
| Shelford View | 01-05 | 3,122 | $5,880,000 | $1,884 |
| Villa Des Flores | 01-05 | 2,034 | $3,550,000 | $1,745 |
| Villa Chancerita | 01-05 | 1,647 | $3,100,000 | $1,882 |
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 thin volume.
+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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Soleil @ Sinaran | 5 | $3,700/mo |
| 6 Derbyshire | 4 | $3,350/mo |
| Pullman Residences Newton | 4 | $3,975/mo |
Rents holding steady (+1.7% MoM) on rising demand.
+6 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 |
|---|---|---|
| Soleil @ Sinaran | 10 | $6,725/mo |
| Park Infinia At Wee Nam | 6 | $6,100/mo |
| Amaryllis Ville | 4 | $5,350/mo |
Rents firming (+3.8% 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 |
|---|---|---|
| Park Infinia At Wee Nam | 5 | $8,500/mo |
| The Glyndebourne | 4 | $8,500/mo |
| Thomson 800 | 4 | $5,100/mo |
Rents firming (+16.3% MoM) on thin volume.
+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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Sky@eleven | 6 | $11,700/mo |
| Viva | 3 | $10,700/mo |
| Chancery Court | 2 | $7,700/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 . | 380 units | 380 units | 0% |
| 10 Evelyn | 11 units | 32 units | 66% |
391 new launch units remain unsold across 2 active projects in District 11. 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 |
|---|---|---|---|---|
| 1 Bedroom | 9 units | 28 units | 68% | 495–785 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom Premium | 77 units | 77 units | 0% | 614–614 sqft |
| 2 Bedroom + Study | 59 units | 59 units | 0% | 657–678 sqft |
| 2 Bedroom | 40 units | 40 units | 0% | 527–527 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 36 units | 36 units | 0% | 1,001–1,001 sqft |
| 3 Bedroom | 20 units | 20 units | 0% | 872–872 sqft |
| 3 Bedroom + Flexi | 20 units | 20 units | 0% | 936–936 sqft |
| 3 Bedroom + Study | 20 units | 20 units | 0% | 947–969 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom | 36 units | 36 units | 0% | 1,184–1,184 sqft |
| 4 Bedroom Premium | 36 units | 36 units | 0% | 1,302–1,313 sqft |
| 4 Bedroom Premium + Study | 36 units | 36 units | 0% | 1,378–1,378 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 | 2 units | — | $3,434 | — |
| 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 11 sold 2 new launch units this month — #21 of 22 districts. D05 led with 415.
0.2% of the 884-unit Singapore total. Source: URA REALIS.
District 11 held its pricing in May 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 391 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 (+23.1% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (39 leases last month). Currently +5.9% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,278,000–$1,366,000 | $1,738–$2,310 psf |
| High (11+) | $980,000–$1,270,000 | $1,844–$2,205 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-4.4% MoM) — buyers may push back on this size.
Rental steady, +1.7% MoM (90 leases last month). Currently -9.6% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,750,000–$2,200,000 | $1,791–$2,259 psf |
| High (11+) | $1,930,000–$2,480,000 | $1,982–$2,365 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat (-1.4% MoM) — anchor to recent comparables.
Rental strong, +3.8% MoM — supports pricing (67 leases last month). Currently -8.6% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,450,000–$2,900,000 | $1,906–$2,048 psf |
| High (11+) | $2,730,000–$3,080,000 | $1,871–$2,260 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-6.7% MoM) — buyers may push back on this size.
Rental strong, +16.3% MoM — supports pricing (19 leases last month). Currently -14.6% vs the CCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,280,000–$5,250,000 | $1,745–$2,049 psf |
| High (11+) | $4,200,000–$6,550,000 | $1,697–$2,382 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Soleil @ Sinaran | 5 | $3,700/mo |
| 6 Derbyshire | 4 | $3,350/mo |
| Pullman Residences Newton | 4 | $3,975/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 (+1.7% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Soleil @ Sinaran | 10 | $6,725/mo |
| Park Infinia At Wee Nam | 6 | $6,100/mo |
| Amaryllis Ville | 4 | $5,350/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.
Talk Rental StrategyRents firming (+3.8% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Park Infinia At Wee Nam | 5 | $8,500/mo |
| The Glyndebourne | 4 | $8,500/mo |
| Thomson 800 | 4 | $5,100/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 firming (+16.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Sky@eleven | 6 | $11,700/mo |
| Viva | 3 | $10,700/mo |
| Chancery Court | 2 | $7,700/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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