District 16's median PSF climbed 0.6% this month — a steady, unremarkable month.
Volume held broadly steady in District 16 in June 2026, with 44 resale caveats compared to 44 in May. Month-on-month, the district median PSF edged up 0.6% to $1,525 — a balanced market with no strong directional pressure. The district sits below the OCR region median of $1,540 psf (-1.0%).
Verified as of 3 Aug 2026 · Latest URA data through Jun 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 | $1,525 | $1,540 | $1,731 |
| Caveats | 44 | 616 | 1,119 |
| vs D16 | — | +1.0% | +13.5% |
District 16 ranks #8 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 |
|---|---|---|---|
| Apr 2026 | 58 | $1,572 | +3.6% |
| May 2026 | 44 | $1,515 | -3.6% |
| Jun 2026 | 44 | $1,525 | +0.6% |
Over the 3 months to June 2026, District 16's median PSF has eased (-3.0%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,525 median PSF represents a 0.6% gain against May's $1,515. Caveat count was broadly unchanged at 44. 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: 4 study units · 1 duplex 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 |
|---|---|---|---|---|
| Casa Merah | 5 | 11% | $1,588 | +4.2% |
| Archipelago | 3 | 7% | $1,538 | +0.9% |
| Eco | 3 | 7% | $1,506 | -1.2% |
| The Bayshore | 3 | 7% | $1,362 | -10.7% |
| Waterfront Isle | 3 | 7% | $1,793 | +17.6% |
| All other projects | 27 | 61% | — | — |
Casa Merah led with 5 caveats (11% of all district resale) at a median $1,588 psf — near the district median. Archipelago and Eco followed with 3 and 3 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 | 6 | 14% | $1,446 | -12.0% |
| 2-Bed | 14 | 32% | $1,474 | -0.5% |
| 3-Bed | 19 | 43% | $1,524 | -0.6% |
| 4-Bed+ (est.) | 5 | 11% | $1,809 | +30.5% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 6 | 14% | $1,446 | -12.0% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eco | 3 | 50.0% | $1,506 |
| Archipelago | 1 | 16.7% | $1,304 |
| Eastern Lagoon | 1 | 16.7% | $1,387 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 14 | 32% | $1,474 | -0.5% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Waterfront Isle | 3 | 21.4% | $1,793 |
| Casa Merah | 2 | 14.3% | $1,611 |
| The Glades | 2 | 14.3% | $1,532 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 19 | 43% | $1,524 | -0.6% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Casa Merah | 3 | 15.8% | $1,524 |
| Archipelago | 2 | 10.5% | $1,629 |
| Changi Green | 1 | 5.3% | $1,373 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 11% | $1,809 | +30.5% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Waterfront Key | 2 | 40.0% | $1,829 |
| Costa Del Sol | 1 | 20.0% | $1,909 |
| Parbury Hill Condominium | 1 | 20.0% | $1,638 |
3-Bed units led resale activity in June 2026, accounting for 19 of 44 caveats (43%) at a median $1,524 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 |
|---|---|---|---|---|
| Parbury Hill Condominium | 06-10 | 2,185 | $3,580,000 | $1,638 |
| Costa Del Sol | 06-10 | 1,755 | $3,350,000 | $1,909 |
| Waterfront Isle | 11-15 | 1,378 | $2,695,000 | $1,956 |
| Parbury Hill Condominium | 01-05 | 1,453 | $2,605,000 | $1,793 |
| Costa Del Sol | 21-25 | 1,227 | $2,580,000 | $2,103 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Eastern Lagoon | 01-05 | 721 | $1,000,000 | $1,387 |
| Eco | 01-05 | 700 | $920,000 | $1,315 |
| Eco | 06-10 | 581 | $910,000 | $1,566 |
| Eco | 06-10 | 603 | $908,000 | $1,506 |
| Archipelago | 01-05 | 667 | $870,000 | $1,304 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Waterfront Isle | 11-15 | 1,378 | $2,695,000 | $1,956 |
| Waterfront Isle | 06-10 | 1,227 | $2,200,000 | $1,793 |
| Waterfront Isle | 01-05 | 1,173 | $1,820,000 | $1,551 |
| Eastwood Regency | 01-05 | 1,195 | $1,700,000 | $1,423 |
| Casa Merah | 06-10 | 958 | $1,550,000 | $1,618 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parbury Hill Condominium | 01-05 | 1,453 | $2,605,000 | $1,793 |
| Costa Del Sol | 21-25 | 1,227 | $2,580,000 | $2,103 |
| Villas Laguna | 01-05 | 1,496 | $2,510,000 | $1,678 |
| Archipelago | 01-05 | 1,561 | $2,400,000 | $1,538 |
| Tropicana Condominium | 01-05 | 1,636 | $2,400,000 | $1,467 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parbury Hill Condominium | 06-10 | 2,185 | $3,580,000 | $1,638 |
| Costa Del Sol | 06-10 | 1,755 | $3,350,000 | $1,909 |
| Waterfront Key | 11-15 | 1,216 | $2,200,000 | $1,809 |
| Waterfront Key | 11-15 | 1,173 | $2,168,888 | $1,849 |
| The Bayshore | 11-15 | 1,432 | $1,950,000 | $1,362 |
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 softening (-4.8% MoM) on rising demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Bedok Residences | 10 | $3,625/mo |
| Eco | 6 | $3,000/mo |
| Grandeur Park Residences | 6 | $3,250/mo |
Rents firming (+2.7% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Grandeur Park Residences | 14 | $3,700/mo |
| Bedok Residences | 8 | $4,275/mo |
| The Bayshore | 8 | $3,800/mo |
Rents holding steady (+1.1% MoM) on steady 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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 6 | $5,650/mo |
| Aquarius By The Park | 4 | $4,550/mo |
| Changi Court | 4 | $3,900/mo |
Rents softening (-6.8% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 8 | $6,750/mo |
| Changi Court | 2 | $4,750/mo |
| Archipelago | 1 | $6,400/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 | 133 units | 514 units | 74% |
| Pinery Residences | 33 units | 108 units | 69% |
| Bagnall Haus | 9 units | 39 units | 77% |
New launch supply is narrowing — 175 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 | 7 units | 27 units | 74% | 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 | 34 units | 62 units | 45% | 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 |
| 4 Bedroom Luxury + Study | 3 units | 12 units | 75% | 1,389–1,389 sqft |
| 5 Bedroom Luxury | 3 units | 12 units | 75% | 1,475–1,475 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 | 5 units | -28.6% | $2,614 | -0.4% |
| Region | 83 units | -42.4% | $2,185 | +5.2% |
| Singapore | 179 units | -61.6% | $2,581 | +4.2% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 16 sold 5 new launch units this month — #12 of 22 districts. D05 led with 34.
2.8% of the 179-unit Singapore total. Source: URA REALIS.
District 16 held its pricing in June 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 175 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Softening (-12.0% MoM) — buyers may push back on this size.
Rental softening, -4.8% MoM — price with that in mind (51 leases last month). Currently -6.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $903,000–$1,140,000 | $1,315–$1,640 psf |
| High (11+) | $920,000–$1,385,000 | $1,554–$2,116 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (-0.5% MoM) — anchor to recent comparables.
Rental strong, +2.7% MoM — supports pricing (101 leases last month). Currently -4.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,293,000–$1,700,000 | $1,298–$1,712 psf |
| High (11+) | $1,260,000–$1,810,000 | $1,350–$1,770 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat (-0.6% MoM) — anchor to recent comparables.
Rental steady, +1.1% MoM (84 leases last month). Currently -1.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,780,000–$2,200,000 | $1,315–$1,679 psf |
| High (11+) | $1,860,000–$2,625,000 | $1,362–$1,999 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+30.5% MoM) — expect less room to negotiate on this size.
Rental softening, -6.8% MoM — price with that in mind (18 leases last month). Currently +17.4% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,399,998–$3,580,000 | $1,079–$1,652 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-4.8% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Bedok Residences | 10 | $3,625/mo |
| Eco | 6 | $3,000/mo |
| Grandeur Park Residences | 6 | $3,250/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 steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Grandeur Park Residences | 14 | $3,700/mo |
| Bedok Residences | 8 | $4,275/mo |
| The Bayshore | 8 | $3,800/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 (+1.1% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 6 | $5,650/mo |
| Aquarius By The Park | 4 | $4,550/mo |
| Changi Court | 4 | $3,900/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 (-6.8% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 8 | $6,750/mo |
| Changi Court | 2 | $4,750/mo |
| Archipelago | 1 | $6,400/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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