District 16 is trading about 5% above the wider OCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 16 in August 2026, with 55 resale caveats compared to 50 in July. Month-on-month, the district median PSF edged up 8.5% to $1,599 — a constructive signal for sellers. The district sits above the OCR region median of $1,518 psf (+5.3%).
Verified as of 21 Sep 2026 · Latest URA data through Aug 2026
District 16 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 16 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,599 | $1,518 | $1,717 |
| Caveats | 55 | 581 | 1,062 |
| vs D16 | — | -5.0% | +7.4% |
District 16 ranks #5 of 28 OCR 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 | 46 | $1,524 | +0.6% |
| Jul 2026 | 50 | $1,474 | -3.3% |
| Aug 2026 | 55 | $1,599 | +8.5% |
Over the 3 months to August 2026, District 16's median PSF has climbed (+4.9%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,599 median PSF represents a 8.5% gain against July's $1,474. Caveat count rose 10% from 50 to 55. 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.
This month in District 16: 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 D16 |
|---|---|---|---|---|
| Grandeur Park Residences | 6 | 11% | $2,065 | +29.2% |
| The Bayshore | 5 | 9% | $1,414 | -11.6% |
| Aquarius By The Park | 4 | 7% | $1,333 | -16.6% |
| Costa Del Sol | 3 | 5% | $1,986 | +24.3% |
| Waterfront Gold | 3 | 5% | $1,697 | +6.1% |
| All other projects | 34 | 62% | — | — |
Grandeur Park Residences led with 6 caveats (11% of all district resale) at a median $2,065 psf — 29% above the district median. The Bayshore and Aquarius By The Park followed with 5 and 4 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 | 7 | 13% | $1,758 | +10.4% |
| 2-Bed | 16 | 29% | $1,429 | -2.8% |
| 3-Bed | 21 | 38% | $1,445 | +4.3% |
| 4-Bed+ (est.) | 11 | 20% | $1,845 | +2.8% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 7 | 13% | $1,758 | +10.4% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Bedok Residences | 2 | 28.6% | $1,824 |
| The Glades | 2 | 28.6% | $1,745 |
| Eastwood Regency | 1 | 14.3% | $1,878 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 16 | 29% | $1,429 | -2.8% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Aquarius By The Park | 2 | 12.5% | $1,304 |
| Eco | 2 | 12.5% | $1,770 |
| Waterfront Gold | 2 | 12.5% | $1,621 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 21 | 38% | $1,445 | +4.3% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Bayshore | 3 | 14.3% | $1,414 |
| Aquarius By The Park | 2 | 9.5% | $1,373 |
| Baywater | 2 | 9.5% | $1,462 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 11 | 20% | $1,845 | +2.8% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Grandeur Park Residences | 3 | 27.3% | $2,071 |
| Kew Green | 2 | 18.2% | $979 |
| Waterfront Key | 2 | 18.2% | $1,814 |
3-Bed units led resale activity in August 2026, accounting for 21 of 55 caveats (38%) at a median $1,445 psf. That segment's PSF moved 4.3% 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 |
|---|---|---|---|---|
| Kew Green | — | 3,078 | $3,050,000 | $991 |
| Grandeur Park Residences | 11-15 | 1,453 | $3,008,888 | $2,071 |
| Grandeur Park Residences | 11-15 | 1,453 | $2,988,000 | $2,056 |
| Costa Del Sol | 06-10 | 1,561 | $2,880,000 | $1,845 |
| Kew Green | — | 2,949 | $2,850,000 | $966 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Bedok Residences | 06-10 | 592 | $1,080,000 | $1,824 |
| Bedok Residences | 11-15 | 581 | $1,060,000 | $1,824 |
| Eco | 06-10 | 635 | $925,000 | $1,457 |
| The Glades | 11-15 | 474 | $820,000 | $1,731 |
| The Glades | 11-15 | 452 | $795,000 | $1,758 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Eco | 11-15 | 1,152 | $2,100,000 | $1,823 |
| Bedok Court | 06-10 | 1,830 | $2,050,000 | $1,120 |
| Optima @ Tanah Merah | 11-15 | 1,055 | $1,828,888 | $1,734 |
| Bedok Residences | 06-10 | 743 | $1,580,000 | $2,127 |
| Eco | 06-10 | 915 | $1,570,000 | $1,716 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Costa Del Sol | 11-15 | 1,313 | $2,710,000 | $2,064 |
| Parbury Hill Condominium | 01-05 | 1,453 | $2,688,000 | $1,850 |
| Costa Del Sol | 21-25 | 1,324 | $2,630,000 | $1,986 |
| Riviera Residences | 01-05 | 1,281 | $2,610,000 | $2,038 |
| Country Park Condominium | 01-05 | 1,346 | $2,575,000 | $1,914 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Kew Green | — | 3,078 | $3,050,000 | $991 |
| Grandeur Park Residences | 11-15 | 1,453 | $3,008,888 | $2,071 |
| Grandeur Park Residences | 11-15 | 1,453 | $2,988,000 | $2,056 |
| Costa Del Sol | 06-10 | 1,561 | $2,880,000 | $1,845 |
| Kew Green | — | 2,949 | $2,850,000 | $966 |
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.
OCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 5.2% and rising 0.3pp QoQ, OCR vacancy is balanced, in line with the long-run norm — a useful signal for anyone weighing a rental play here.
Rents holding steady (-1.6% 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Eco | 12 | $3,100/mo |
| Sceneca Residence | 7 | $3,300/mo |
| Bedok Residences | 6 | $3,525/mo |
Rents firming (+2.7% 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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Bayshore | 11 | $4,000/mo |
| Bayshore Park | 10 | $3,675/mo |
| The Glades | 10 | $3,625/mo |
Rents firming (+2.1% 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 |
|---|---|---|
| Bayshore Park | 11 | $4,600/mo |
| Archipelago | 7 | $5,700/mo |
| Casa Merah | 7 | $5,000/mo |
Rents holding steady (-1.8% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Casa Merah | 4 | $6,450/mo |
| The Bayshore | 4 | $5,550/mo |
| Bayshore Park | 3 | $7,800/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 |
|---|---|---|---|
| Vela Bay | 128 units | 514 units | 75% |
| Pinery Residences | 34 units | 108 units | 69% |
| Bagnall Haus | 6 units | 31 units | 81% |
New launch supply is narrowing — 168 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 | 6 units | 27 units | 78% | 484–484 sqft |
| 1 Bedroom + Flexi | 2 units | 12 units | 83% | 495–495 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom Premium | 7 units | 113 units | 94% | 689–689 sqft |
| 2 Bedroom | 4 units | 84 units | 95% | 592–592 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 34 units | 88 units | 61% | 1,033–1,033 sqft |
| 3 Bedroom | 8 units | 87 units | 91% | 883–893 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom | 33 units | 62 units | 47% | 1,173–1,173 sqft |
| 4 Bedroom Premium + Study | 27 units | 84 units | 68% | 1,195–1,238 sqft |
| 5 Bedroom (Private Lift) | 19 units | 26 units | 27% | 1,582–1,582 sqft |
| 4 Bedroom (Private Lift) | 16 units | 26 units | 38% | 1,378–1,378 sqft |
| 5 Bedroom Luxury | 4 units | 12 units | 67% | 1,475–1,475 sqft |
| 4 Bedroom Luxury + Study | 3 units | 12 units | 75% | 1,389–1,389 sqft |
| 4 Bedroom | 2 units | 9 units | 78% | 1,249–1,249 sqft |
| 5 Bedroom | 2 units | 10 units | 80% | 1,528–1,528 sqft |
| Penthouse 2 | 1 unit | 1 unit | 0% | 1,765–1,765 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 16 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 3 units | -66.7% | $3,011 | +6.4% |
| Region | 73 units | -72.7% | $2,115 | -9.6% |
| Singapore | 174 units | -73.6% | $2,469 | -8.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 16 sold 3 new launch units this month — #14 of 21 districts. D15 led with 22.
1.7% of the 174-unit Singapore total. Source: URA REALIS.
August 2026 was an active month for District 16 — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. With 168 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 (+10.4% MoM) — expect less room to negotiate on this size.
Rental steady, -1.6% MoM (57 leases last month). Currently +15.8% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $908,000–$1,130,000 | $1,431–$1,824 psf |
| High (11+) | $915,000–$1,060,000 | $1,592–$1,782 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-2.8% MoM) — buyers may push back on this size.
Rental strong, +2.7% MoM — supports pricing (109 leases last month). Currently -5.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,270,000–$1,605,000 | $1,249–$1,644 psf |
| High (11+) | $1,308,000–$1,750,000 | $1,330–$1,748 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+4.3% MoM) — expect less room to negotiate on this size.
Rental strong, +2.1% MoM — supports pricing (115 leases last month). Currently -4.8% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,800,000–$2,605,000 | $1,413–$1,845 psf |
| High (11+) | $1,855,000–$2,580,000 | $1,401–$1,956 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+2.8% MoM) — expect less room to negotiate on this size.
Rental steady, -1.8% MoM (30 leases last month). Currently +21.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,920,000–$2,410,000 | $1,061–$1,467 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (-1.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Eco | 12 | $3,100/mo |
| Sceneca Residence | 7 | $3,300/mo |
| Bedok Residences | 6 | $3,525/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 rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Bayshore | 11 | $4,000/mo |
| Bayshore Park | 10 | $3,675/mo |
| The Glades | 10 | $3,625/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 (+2.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Bayshore Park | 11 | $4,600/mo |
| Archipelago | 7 | $5,700/mo |
| Casa Merah | 7 | $5,000/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.
Talk Rental StrategyRents holding steady (-1.8% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Casa Merah | 4 | $6,450/mo |
| The Bayshore | 4 | $5,550/mo |
| Bayshore Park | 3 | $7,800/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.
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