District 12 is trading about 10% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume eased slightly in District 12 in May 2026, with 32 resale caveats compared to 33 in April. Month-on-month, the district median PSF edged up 0.6% to $1,764 — a balanced market with no strong directional pressure. The district sits below the RCR region median of $1,963 psf (-10.1%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,764 | $1,963 | $1,719 |
| Caveats | 32 | 318 | 1,173 |
| vs D12 | — | +11.3% | -2.6% |
District 12 ranks #9 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 |
|---|---|---|---|
| Mar 2026 | 28 | $1,644 | -1.6% |
| Apr 2026 | 33 | $1,754 | +6.7% |
| May 2026 | 32 | $1,764 | +0.6% |
Over the 3 months to May 2026, District 12's median PSF has climbed (+7.3%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,764 median PSF represents a 0.6% gain against April's $1,754. Caveat count fell 3% from 33 to 32. 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 | 3 | 9% | $1,903 | +7.9% |
| Gem Residences | 2 | 6% | $1,977 | +12.1% |
| Iresidences | 2 | 6% | $1,872 | +6.1% |
| Kallang Riverside | 2 | 6% | $2,508 | +42.1% |
| Parc Haven | 2 | 6% | $1,104 | -37.4% |
| All other projects | 21 | 66% | — | — |
Eight Riversuites led with 3 caveats (9% of all district resale) at a median $1,903 psf — 8% above the district median. Gem Residences and Iresidences 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 | 11 | 34% | $1,892 | +5.0% |
| 2-Bed | 10 | 31% | $1,754 | +0.4% |
| 3-Bed (est.) | 9 | 28% | $1,604 | -11.6% |
| 4-Bed+ (est.) | 2 | — | $1,722 12-mo avg · 22 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 11 | 34% | $1,892 | +5.0% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eight Riversuites | 2 | 18.2% | $1,898 |
| Gem Residences | 2 | 18.2% | $1,977 |
| Jui Residences | 1 | 9.1% | $1,964 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 10 | 31% | $1,754 | +0.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Kallang Riverside | 2 | 20.0% | $2,508 |
| Beacon Heights | 1 | 10.0% | $1,545 |
| Bliss Loft | 1 | 10.0% | $999 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 9 | 28% | $1,604 | -11.6% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Iresidences | 1 | 11.1% | $1,961 |
| Moonstone Residences | 1 | 11.1% | $1,566 |
| Oleander Towers | 1 | 11.1% | $1,604 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 2 | — | $1,722 12-mo avg · 22 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Giffard Mansions | 1 | 50.0% | $1,129 |
| The Centrio | 1 | 50.0% | $1,333 |
1-Bed units led resale activity in May 2026, accounting for 11 of 32 caveats (34%) at a median $1,892 psf. That segment's PSF moved 5.0% 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 |
|---|---|---|---|---|
| The Centrio | 11-15 | 2,971 | $3,960,000 | $1,333 |
| Kallang Riverside | 26-30 | 1,432 | $3,455,000 | $2,413 |
| The Arte | 21-25 | 1,625 | $3,205,000 | $1,972 |
| Kallang Riverside | 16-20 | 1,001 | $2,605,000 | $2,602 |
| Iresidences | 21-25 | 1,313 | $2,575,000 | $1,961 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Vista Residences | 06-10 | 1,195 | $2,500,000 | $2,092 |
| Pinnacle 16 | 06-10 | 581 | $1,025,000 | $1,763 |
| Parc Haven | 01-05 | 764 | $970,000 | $1,269 |
| Jui Residences | 06-10 | 463 | $908,888 | $1,964 |
| Gem Residences | 36-40 | 452 | $908,000 | $2,008 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Kallang Riverside | 26-30 | 1,432 | $3,455,000 | $2,413 |
| Kallang Riverside | 16-20 | 1,001 | $2,605,000 | $2,602 |
| Iresidences | 21-25 | 1,066 | $1,900,000 | $1,783 |
| Verticus | 11-15 | 700 | $1,620,000 | $2,315 |
| Bliss Loft | 11-15 | 1,399 | $1,398,000 | $999 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Arte | 21-25 | 1,625 | $3,205,000 | $1,972 |
| Iresidences | 21-25 | 1,313 | $2,575,000 | $1,961 |
| Shaw Plaza - Twin Heights | 11-15 | 1,421 | $2,520,000 | $1,774 |
| Parc Haven | 06-10 | 2,519 | $2,368,888 | $940 |
| One St Michael's | 11-15 | 1,184 | $2,280,000 | $1,926 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Centrio | 11-15 | 2,971 | $3,960,000 | $1,333 |
| Giffard Mansions | 01-05 | 1,755 | $1,980,000 | $1,129 |
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 softening (-3.3% MoM) on thin volume.
+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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Cradels | 8 | $2,875/mo |
| Riverbay | 5 | $2,550/mo |
| City Suites | 4 | $2,850/mo |
Rents firming (+2.7% 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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Kallang Riverside | 6 | $5,700/mo |
| Eight Riversuites | 4 | $3,975/mo |
| Gem Residences | 4 | $3,300/mo |
Rents softening (-5.0% MoM) on rising demand.
+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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Vista Residences | 5 | $5,500/mo |
| Calarasi | 4 | $4,450/mo |
| Gem Residences | 4 | $4,875/mo |
Rents softening (-11.0% 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 |
|---|---|---|
| Non-Landed Housing Development | 2 | $8,950/mo |
| Oleander Towers | 2 | $4,900/mo |
| D'mira | 1 | $5,500/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 | 66 units | 150 units | 56% |
| The Orie | 36 units | 117 units | 69% |
| Jui Residences | 1 unit | 1 unit | 0% |
New launch supply is narrowing — 103 units across 3 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 + Study | 29 units | 89 units | 67% | 517–527 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 26 units | 38 units | 32% | 764–764 sqft |
| 2 Bedroom | 2 units | 38 units | 95% | 678–678 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 21 units | 31 units | 32% | 1,087–1,195 sqft |
| 3 Bedroom Premium + Study | 13 units | 21 units | 38% | 1,281–1,281 sqft |
| 3 Bedroom Dual Key | 8 units | 39 units | 79% | 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 |
| 4 Bedroom + Study | 1 unit | 9 units | 89% | 1,410–1,410 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 | 10 units | +66.7% | $2,674 | -1.1% |
| Region | 591 units | +93.8% | $2,513 | -9.9% |
| Singapore | 884 units | -68.3% | $2,481 | +10.9% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 12 sold 10 new launch units this month — #15 of 22 districts. D05 led with 415.
1.1% of the 884-unit Singapore total. Source: URA REALIS.
District 12 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 103 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 (+5.0% MoM) — expect less room to negotiate on this size.
Rental softening, -3.3% MoM — price with that in mind (56 leases last month). Currently -3.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $980,000–$1,108,000 | $1,461–$1,915 psf |
| High (11+) | $900,000–$1,388,888 | $1,581–$1,997 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (+0.4% MoM) — anchor to recent comparables.
Rental strong, +2.7% MoM — supports pricing (64 leases last month). Currently -10.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,448,000–$1,830,000 | $1,545–$1,702 psf |
| High (11+) | $1,470,000–$2,120,000 | $1,687–$2,074 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-11.6% MoM) — buyers may push back on this size.
Rental softening, -5.0% MoM — price with that in mind (73 leases last month). Currently -18.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,880,000–$2,280,000 | $1,468–$1,605 psf |
| High (11+) | $1,950,000–$2,990,000 | $1,603–$2,258 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, -11.0% MoM — price with that in mind (6 leases last month). Currently -12.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | Insufficient data (< 3 txns) | |
| High (11+) | $2,350,000–$3,205,000 | $1,227–$1,629 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-3.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Cradels | 8 | $2,875/mo |
| Riverbay | 5 | $2,550/mo |
| City Suites | 4 | $2,850/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 (+2.7% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Kallang Riverside | 6 | $5,700/mo |
| Eight Riversuites | 4 | $3,975/mo |
| Gem Residences | 4 | $3,300/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 (-5.0% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Vista Residences | 5 | $5,500/mo |
| Calarasi | 4 | $4,450/mo |
| Gem Residences | 4 | $4,875/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 (-11.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Non-Landed Housing Development | 2 | $8,950/mo |
| Oleander Towers | 2 | $4,900/mo |
| D'mira | 1 | $5,500/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.
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