District 12 is trading about 11% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume eased slightly in District 12 in August 2026, with 35 resale caveats compared to 37 in July. Month-on-month, the district median PSF held near $1,730 — a balanced market with no strong directional pressure. The district sits below the RCR region median of $1,953 psf (-11.4%).
Verified as of 22 Sep 2026 · Latest URA data through Aug 2026
District 12 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 12 | RCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,730 | $1,953 | $1,726 |
| Caveats | 35 | 317 | 1,076 |
| vs D12 | — | +12.9% | -0.2% |
District 12 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 |
|---|---|---|---|
| Jun 2026 | 33 | $1,894 | +7.3% |
| Jul 2026 | 37 | $1,722 | -9.1% |
| Aug 2026 | 35 | $1,730 | +0.5% |
Over the 3 months to August 2026, District 12's median PSF has eased (-8.7%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,730 median PSF represents a 0.5% gain against July's $1,722. Caveat count fell 5% from 37 to 35. 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.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D12 |
|---|---|---|---|---|
| Eight Riversuites | 4 | 11% | $1,919 | +10.9% |
| Gem Residences | 4 | 11% | $1,955 | +13.0% |
| Trevista | 2 | 6% | $1,973 | +14.1% |
| D'lotus | 2 | 6% | $1,495 | -13.6% |
| One St Michael's | 2 | 6% | $1,916 | +10.8% |
| All other projects | 21 | 60% | — | — |
Eight Riversuites led with 4 caveats (11% of all district resale) at a median $1,919 psf — 11% above the district median. Gem Residences and Trevista followed with 4 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 | 11 | 31% | $1,610 | +8.3% |
| 2-Bed (est.) | 10 | 29% | $1,791 | +3.0% |
| 3-Bed | 12 | 34% | $1,868 | -3.9% |
| 4-Bed+ (est.) | 2 | — | $1,725 12-mo avg · 25 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 11 | 31% | $1,610 | +8.3% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Interweave | 2 | 18.2% | $1,732 |
| Ascent @ 456 | 1 | 9.1% | $1,433 |
| Bliss Loft | 1 | 9.1% | $1,610 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed (est.) | 10 | 29% | $1,791 | +3.0% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Gem Residences | 3 | 30.0% | $1,895 |
| Beacon Heights | 1 | 10.0% | $1,545 |
| Okio | 1 | 10.0% | $1,693 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 12 | 34% | $1,868 | -3.9% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eight Riversuites | 4 | 33.3% | $1,919 |
| One St Michael's | 2 | 16.7% | $1,916 |
| Birchwood Mansions | 1 | 8.3% | $1,302 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 2 | — | $1,725 12-mo avg · 25 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Nova 88 | 1 | 50.0% | $1,730 |
| Trevista | 1 | 50.0% | $2,058 |
3-Bed units led resale activity in August 2026, accounting for 12 of 35 caveats (34%) at a median $1,868 psf. That segment's PSF moved 3.9% 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 |
|---|---|---|---|---|
| Trevista | 16-20 | 1,701 | $3,500,000 | $2,058 |
| The Arte | 01-05 | 1,625 | $3,000,000 | $1,846 |
| One St Michael's | 06-10 | 1,249 | $2,360,000 | $1,890 |
| One St Michael's | 16-20 | 1,184 | $2,300,000 | $1,942 |
| Nova 88 | 11-15 | 1,249 | $2,160,000 | $1,730 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Ascent @ 456 | 01-05 | 753 | $1,080,000 | $1,433 |
| Parc Haven | 06-10 | 689 | $1,070,000 | $1,553 |
| Riverbay | 11-15 | 517 | $830,000 | $1,606 |
| Neem Tree | 11-15 | 420 | $810,000 | $1,929 |
| City Regency | 11-15 | 484 | $785,000 | $1,621 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Trevista | 36-40 | 947 | $1,788,888 | $1,889 |
| Verticus | 21-25 | 700 | $1,680,000 | $2,401 |
| Residential Apartments | 01-05 | 1,195 | $1,500,000 | $1,255 |
| Beacon Heights | 06-10 | 893 | $1,380,000 | $1,545 |
| Gem Residences | 01-05 | 678 | $1,285,000 | $1,895 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Arte | 01-05 | 1,625 | $3,000,000 | $1,846 |
| One St Michael's | 06-10 | 1,249 | $2,360,000 | $1,890 |
| One St Michael's | 16-20 | 1,184 | $2,300,000 | $1,942 |
| The Centrio | 01-05 | 1,206 | $2,088,000 | $1,732 |
| Gem Residences | 11-15 | 947 | $2,068,000 | $2,183 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Trevista | 16-20 | 1,701 | $3,500,000 | $2,058 |
| Nova 88 | 11-15 | 1,249 | $2,160,000 | $1,730 |
Showing all 2 transactions this month for this size.
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 holding steady (+0.0% MoM) on steady demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Eight Riversuites | 5 | $3,200/mo |
| Gem Residences | 5 | $3,050/mo |
| Neem Tree | 5 | $2,800/mo |
Rents holding steady (+0.0% 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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Eight Riversuites | 8 | $4,150/mo |
| One Dusun Residences | 7 | $3,500/mo |
| Gem Residences | 6 | $3,650/mo |
Rents holding steady (+1.3% 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 |
|---|---|---|
| Trellis Towers | 6 | $5,175/mo |
| Vista Residences | 6 | $5,350/mo |
| Eight Riversuites | 4 | $5,175/mo |
Rents softening (-3.1% MoM) on rising 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Non-Landed Housing Development | 2 | $5,800/mo |
| St Francis Court | 2 | $3,325/mo |
| The Riverine By The Park | 2 | $8,000/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 Arcady At Boon Keng | 60 units | 141 units | 57% |
| The Orie | 34 units | 117 units | 71% |
| Jui Residences | 1 unit | 1 unit | 0% |
Thin new launch inventory (95 units across 3 projects) — late-stage availability tends to be niche (specific types, higher floors). For most buyers here, resale is the market.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom + Study | 29 units | 89 units | 67% | 517–527 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 23 units | 38 units | 39% | 764–764 sqft |
| 2 Bedroom | 2 units | 38 units | 95% | 678–678 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 19 units | 31 units | 39% | 1,087–1,195 sqft |
| 3 Bedroom Premium + Study | 13 units | 21 units | 38% | 1,281–1,281 sqft |
| 3 Bedroom Dual Key | 6 units | 39 units | 85% | 1,130–1,130 sqft |
| 3 Storey Strata Shophouse | 1 unit | 1 unit | 0% | 6,553–6,553 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| Penthouse | 2 units | 2 units | 0% | 2,433–2,583 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 12 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 2 units | -75.0% | $2,631 | +0.0% |
| Region | 75 units | -53.4% | $2,688 | -1.8% |
| Singapore | 174 units | -73.6% | $2,469 | -8.0% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 12 sold 2 new launch units this month — #17 of 21 districts. D15 led with 22.
1.1% of the 174-unit Singapore total. Source: URA REALIS.
District 12 held its pricing in August 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. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Rising (+8.3% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (68 leases last month). Currently -17.5% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $825,700–$1,080,000 | $1,433–$1,711 psf |
| High (11+) | $1,050,000–$1,460,000 | $1,606–$2,153 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+3.0% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (88 leases last month). Currently -8.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,360,000–$1,735,000 | $1,357–$1,739 psf |
| High (11+) | $1,650,000–$2,100,000 | $1,722–$2,135 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-3.9% MoM) — buyers may push back on this size.
Rental steady, +1.3% MoM (64 leases last month). Currently -4.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,710,000–$2,360,000 | $1,406–$1,890 psf |
| High (11+) | $2,500,000–$3,050,000 | $1,976–$2,192 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 softening, -3.1% MoM — price with that in mind (12 leases last month). Currently -11.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,065,000–$3,000,000 | $1,177–$1,846 psf |
| High (11+) | $3,158,888–$3,500,000 | $1,463–$2,021 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Eight Riversuites | 5 | $3,200/mo |
| Gem Residences | 5 | $3,050/mo |
| Neem Tree | 5 | $2,800/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.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Eight Riversuites | 8 | $4,150/mo |
| One Dusun Residences | 7 | $3,500/mo |
| Gem Residences | 6 | $3,650/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 (+1.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Trellis Towers | 6 | $5,175/mo |
| Vista Residences | 6 | $5,350/mo |
| Eight Riversuites | 4 | $5,175/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 softening (-3.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Non-Landed Housing Development | 2 | $5,800/mo |
| St Francis Court | 2 | $3,325/mo |
| The Riverine By The Park | 2 | $8,000/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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