Urban Vista captured 15% of all resale caveats in District 16 this month — unusually concentrated activity for one project.
Volume held broadly steady in District 16 in July 2026, with 47 resale caveats compared to 45 in June. Month-on-month, the district median PSF softened 3.3% to $1,474 — giving buyers a softer entry point. The district sits below the OCR region median of $1,532 psf (-3.8%).
Verified as of 23 Aug 2026 · Latest URA data through Jul 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 | $1,474 | $1,532 | $1,710 |
| Caveats | 47 | 618 | 1,101 |
| vs D16 | — | +4.0% | +16.0% |
District 16 ranks #11 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 |
|---|---|---|---|
| May 2026 | 44 | $1,515 | -3.6% |
| Jun 2026 | 45 | $1,524 | +0.6% |
| Jul 2026 | 47 | $1,474 | -3.3% |
Over the 3 months to July 2026, District 16's median PSF has eased (-2.7%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,474 median PSF represents a 3.3% dip against June's $1,524. Caveat count rose 4% from 45 to 47. 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 16: 1 penthouse sale · 3 study units.
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 |
|---|---|---|---|---|
| Urban Vista | 7 | 15% | $1,635 | +10.9% |
| The Bayshore | 7 | 15% | $1,330 | -9.7% |
| Eco | 5 | 11% | $1,592 | +8.1% |
| East Meadows | 3 | 6% | $1,197 | -18.8% |
| Aquarius By The Park | 2 | 4% | $1,285 | -12.8% |
| All other projects | 23 | 49% | — | — |
Urban Vista led with 7 caveats (15% of all district resale) at a median $1,635 psf — 11% above the district median. The Bayshore and Eco followed with 7 and 5 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 | 15% | $1,592 | +10.1% |
| 2-Bed | 20 | 43% | $1,470 | -0.3% |
| 3-Bed | 15 | 32% | $1,385 | -9.1% |
| 4-Bed+ (est.) | 5 | 11% | $1,785 | +3.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 7 | 15% | $1,592 | +10.1% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eco | 3 | 42.9% | $1,431 |
| Urban Vista | 2 | 28.6% | $1,665 |
| Bedok Court | 1 | 14.3% | $1,082 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 20 | 43% | $1,470 | -0.3% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Bayshore | 6 | 30.0% | $1,314 |
| Urban Vista | 3 | 15.0% | $1,618 |
| Waterfront Isle | 2 | 10.0% | $1,533 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 15 | 32% | $1,385 | -9.1% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| East Meadows | 3 | 20.0% | $1,197 |
| Urban Vista | 2 | 13.3% | $1,509 |
| Aquarius By The Park | 1 | 6.7% | $1,385 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 11% | $1,785 | +3.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Costa Del Sol | 1 | 20.0% | $1,946 |
| Kew Green | 1 | 20.0% | $1,099 |
| Tanamera Crest | 1 | 20.0% | $1,066 |
2-Bed units led resale activity in July 2026, accounting for 20 of 47 caveats (43%) at a median $1,470 psf.
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 | — | 3,003 | $3,300,000 | $1,099 |
| Costa Del Sol | 06-10 | 1,475 | $2,870,000 | $1,946 |
| Country Park Condominium | 01-05 | 1,313 | $2,650,000 | $2,018 |
| Costa Del Sol | 16-20 | 1,324 | $2,480,000 | $1,873 |
| Waterfront Gold | 11-15 | 1,378 | $2,460,000 | $1,785 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Bedok Court | 06-10 | 1,173 | $1,270,000 | $1,082 |
| Uber 388 | 01-05 | 592 | $1,108,000 | $1,872 |
| Eco | 11-15 | 603 | $959,888 | $1,592 |
| Eco | 01-05 | 614 | $878,000 | $1,431 |
| Eco | 11-15 | 635 | $858,000 | $1,351 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Optima @ Tanah Merah | 11-15 | 1,001 | $1,750,000 | $1,748 |
| Bedok Residences | 01-05 | 1,055 | $1,650,000 | $1,564 |
| Waterfront Waves | 01-05 | 990 | $1,488,000 | $1,503 |
| Waterfront Isle | 06-10 | 904 | $1,450,000 | $1,604 |
| The Bayshore | 26-30 | 980 | $1,430,000 | $1,460 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Country Park Condominium | 01-05 | 1,313 | $2,650,000 | $2,018 |
| Costa Del Sol | 16-20 | 1,324 | $2,480,000 | $1,873 |
| Bedok Court | 11-15 | 2,271 | $2,330,000 | $1,026 |
| The Clearwater | 11-15 | 1,389 | $2,050,000 | $1,476 |
| Fairmount Condominium | 01-05 | 1,959 | $1,918,000 | $979 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Kew Green | — | 3,003 | $3,300,000 | $1,099 |
| Costa Del Sol | 06-10 | 1,475 | $2,870,000 | $1,946 |
| Waterfront Gold | 11-15 | 1,378 | $2,460,000 | $1,785 |
| Waterfront Key | 01-05 | 1,313 | $2,368,000 | $1,803 |
| Tanamera Crest | 11-15 | 1,970 | $2,100,000 | $1,066 |
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.
1-Bed rents — no prior-month comparison yet.
+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 |
2-Bed rents — no prior-month comparison yet.
+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 |
3-Bed rents — no prior-month comparison yet.
+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 |
4-Bed+ rents — no prior-month comparison yet.
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 | 131 units | 514 units | 75% |
| Pinery Residences | 34 units | 108 units | 69% |
| Bagnall Haus | 9 units | 39 units | 77% |
New launch supply is narrowing — 174 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 | 8 units | 113 units | 93% | 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) | 20 units | 26 units | 23% | 1,582–1,582 sqft |
| 4 Bedroom (Private Lift) | 17 units | 26 units | 35% | 1,378–1,378 sqft |
| 4 Bedroom | 4 units | 9 units | 56% | 1,249–1,249 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 |
| 5 Bedroom | 2 units | 10 units | 80% | 1,528–1,528 sqft |
| 4 Bedroom + Flexi | 1 unit | 8 units | 88% | 1,249–1,249 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 | 9 units | +80.0% | $2,829 | +8.2% |
| Region | 265 units | +215.5% | $2,340 | +7.1% |
| Singapore | 656 units | +252.7% | $2,685 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 16 sold 9 new launch units this month — #11 of 22 districts. D11 led with 208.
1.4% of the 656-unit Singapore total. Source: URA REALIS.
PSF softened 3.3% in July 2026 while caveats held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress — a healthier dynamic than the reverse. 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. With 174 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 (+10.1% MoM) — expect less room to negotiate on this size.
57 leases in the district last month — insufficient rent history for a trend. Currently +3.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $878,000–$1,108,000 | $1,315–$1,629 psf |
| High (11+) | $915,000–$975,000 | $1,592–$1,635 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (-0.3% MoM) — anchor to recent comparables.
109 leases in the district last month — insufficient rent history for a trend. Currently -4.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,296,000–$1,638,000 | $1,276–$1,618 psf |
| High (11+) | $1,260,000–$1,745,000 | $1,343–$1,748 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-9.1% MoM) — buyers may push back on this size.
115 leases in the district last month — insufficient rent history for a trend. Currently -9.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,800,000–$2,368,000 | $1,342–$1,714 psf |
| High (11+) | $1,860,000–$2,580,000 | $1,371–$1,956 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+3.6% MoM) — expect less room to negotiate on this size.
30 leases in the district last month — insufficient rent history for a trend. Currently +16.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,918,000–$3,350,000 | $981–$1,638 psf |
| High (11+) | $2,100,000–$2,800,888 | $1,026–$1,167 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free Valuation1-Bed rents — no prior-month comparison yet.
| 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 Strategy2-Bed rents — no prior-month comparison yet.
| 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 Strategy3-Bed rents — no prior-month comparison yet.
| 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 Strategy4-Bed+ rents — no prior-month comparison yet.
| 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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