District 12 is trading about 15% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 12 in September 2026, with 19 resale caveats compared to 35 in August. Month-on-month, the district median PSF softened 2.5% to $1,687 — giving buyers a softer entry point. The district sits below the RCR region median of $1,993 psf (-15.4%).
Verified as of 21 Oct 2026 · Latest URA data through Sep 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 | $1,687 | $1,993 | $1,711 |
| Caveats | 19 | 204 | 702 |
| vs D12 | — | +18.1% | +1.4% |
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 |
|---|---|---|---|
| Jul 2026 | 38 | $1,672 | -11.7% |
| Aug 2026 | 35 | $1,730 | +3.5% |
| Sep 2026 | 19 | $1,687 | -2.5% |
Over the 3 months to September 2026, District 12's median PSF has held steady (+0.9%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,687 median PSF represents a 2.5% dip against August's $1,730. Caveat count fell 46% from 35 to 19. 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 12: 3 study units · 1 sky 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 D12 |
|---|---|---|---|---|
| Eight Riversuites | 5 | 26% | $2,001 | +18.6% |
| Trevista | 2 | 11% | $2,083 | +23.5% |
| Beacon Heights | 2 | 11% | $1,352 | -19.8% |
| The Viridian | 2 | 11% | $1,375 | -18.5% |
| Riviera 38 | 1 | 5% | $1,609 | -4.6% |
| All other projects | 7 | 37% | — | — |
Eight Riversuites led with 5 caveats (26% of all district resale) at a median $2,001 psf — 19% above the district median. Trevista and Beacon Heights 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. Concentrated activity at one project means better price discovery there than anywhere else in the district right now.
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 | 3 | — | $1,735 12-mo avg · 82 caveats | — |
| 2-Bed | 11 | 58% | $1,884 | +5.2% |
| 3-Bed (est.) | 4 | — | $1,734 12-mo avg · 120 caveats | — |
| 4-Bed+ (est.) | 1 | — | $1,682 12-mo avg · 20 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 3 | — | $1,735 12-mo avg · 82 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Beacon Heights | 1 | 33.3% | $1,468 |
| Pinnacle 16 | 1 | 33.3% | $1,909 |
| Suites @ Topaz | 1 | 33.3% | $1,725 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 11 | 58% | $1,884 | +5.2% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eight Riversuites | 5 | 45.5% | $2,001 |
| Chelsea Grove | 1 | 9.1% | $1,545 |
| M66 | 1 | 9.1% | $1,398 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 4 | — | $1,734 12-mo avg · 120 caveats | — |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Beacon Heights | 1 | 25.0% | $1,236 |
| Rajah Towers | 1 | 25.0% | $1,290 |
| The Viridian | 1 | 25.0% | $1,106 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 1 | — | $1,682 12-mo avg · 20 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Riverside Melodies | 1 | 100.0% | $1,405 |
2-Bed units led resale activity in September 2026, accounting for 11 of 19 caveats (58%) at a median $1,884 psf. That segment's PSF moved 5.2% 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 |
|---|---|---|---|---|
| The Viridian | 21-25 | 3,326 | $3,680,000 | $1,106 |
| Trevista | 26-30 | 1,281 | $2,900,000 | $2,264 |
| Rajah Towers | 01-05 | 2,045 | $2,638,888 | $1,290 |
| Riverside Melodies | 11-15 | 1,744 | $2,450,000 | $1,405 |
| Beacon Heights | 01-05 | 1,970 | $2,435,000 | $1,236 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Pinnacle 16 | 11-15 | 592 | $1,130,000 | $1,909 |
| Beacon Heights | 11-15 | 667 | $980,000 | $1,468 |
| Suites @ Topaz | 01-05 | 377 | $650,000 | $1,725 |
Showing all 3 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Trevista | 01-05 | 926 | $1,760,000 | $1,901 |
| M66 | 01-05 | 1,130 | $1,580,000 | $1,398 |
| Eight Riversuites | 21-25 | 807 | $1,550,000 | $1,920 |
| Chelsea Grove | 01-05 | 958 | $1,480,000 | $1,545 |
| The Viridian | 16-20 | 883 | $1,450,000 | $1,643 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Viridian | 21-25 | 3,326 | $3,680,000 | $1,106 |
| Trevista | 26-30 | 1,281 | $2,900,000 | $2,264 |
| Rajah Towers | 01-05 | 2,045 | $2,638,888 | $1,290 |
| Beacon Heights | 01-05 | 1,970 | $2,435,000 | $1,236 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Riverside Melodies | 11-15 | 1,744 | $2,450,000 | $1,405 |
Showing all 1 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 | 4 units | +100.0% | $2,620 | -0.4% |
| Region | 85 units | +9.0% | $2,567 | -3.3% |
| Singapore | 180 units | +1.1% | $2,435 | -2.8% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 12 sold 4 new launch units this month — #13 of 19 districts. D05 led with 33.
2.2% of the 180-unit Singapore total. Source: URA REALIS.
District 12 saw both prices and volume ease in September 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. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Flat — no clear month-on-month PSF signal yet for this size.
Rental steady, +0.0% MoM (68 leases last month). Currently -12.9% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $825,700–$1,130,000 | $1,433–$1,884 psf |
| High (11+) | $1,050,000–$1,438,000 | $1,606–$2,116 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+5.2% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (88 leases last month). Currently -5.5% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,380,000–$1,735,000 | $1,357–$1,687 psf |
| High (11+) | $1,538,888–$1,940,000 | $1,722–$1,942 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental steady, +1.3% MoM (64 leases last month). Currently -13.0% 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+) | $2,160,000–$2,880,000 | $1,730–$2,264 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 -15.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,435,000–$2,990,000 | $1,236–$1,478 psf |
| High (11+) | $3,158,888–$3,501,888 | $1,405–$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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