PSF moved 3.6% in a single month — downward pressure in District 16 is real, not statistical noise.
Volume cooled noticeably in District 16 in May 2026, with 44 resale caveats compared to 58 in April. Month-on-month, the district median PSF softened 3.6% to $1,516 — giving buyers a softer entry point. The district sits below the OCR region median of $1,533 psf (-1.1%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,516 | $1,533 | $1,719 |
| Caveats | 44 | 646 | 1,173 |
| vs D16 | — | +1.1% | +13.4% |
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 |
|---|---|---|---|
| Mar 2026 | 53 | $1,517 | +0.9% |
| Apr 2026 | 58 | $1,572 | +3.6% |
| May 2026 | 44 | $1,516 | -3.6% |
Over the 3 months to May 2026, District 16's median PSF has held steady (-0.1%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,516 median PSF represents a 3.6% dip against April's $1,572. Caveat count fell 24% from 58 to 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 buyer, this is a reasonable window to negotiate.
This month in District 16: 1 penthouse sale · 4 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 |
|---|---|---|---|---|
| The Bayshore | 3 | 7% | $1,390 | -8.3% |
| Costa Del Sol | 3 | 7% | $2,058 | +35.8% |
| Archipelago | 3 | 7% | $1,679 | +10.8% |
| Bayshore Park | 2 | 5% | $1,310 | -13.6% |
| Laguna Green | 2 | 5% | $1,452 | -4.2% |
| All other projects | 31 | 70% | — | — |
The Bayshore led with 3 caveats (7% of all district resale) at a median $1,390 psf — 8% below the district median. Costa Del Sol and Archipelago 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 | 3 | — | $1,575 12-mo avg · 81 caveats | — |
| 2-Bed | 17 | 39% | $1,482 | -3.1% |
| 3-Bed | 19 | 43% | $1,533 | -3.0% |
| 4-Bed+ (est.) | 5 | 11% | $1,386 | -16.9% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 3 | — | $1,575 12-mo avg · 81 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Eastwood Regency | 1 | 33.3% | $1,692 |
| Eco | 1 | 33.3% | $1,219 |
| Urban Vista | 1 | 33.3% | $1,643 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 17 | 39% | $1,482 | -3.1% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Bayshore | 2 | 11.8% | $1,420 |
| Waterfront Isle | 2 | 11.8% | $1,802 |
| Aquarius By The Park | 1 | 5.9% | $1,343 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 19 | 43% | $1,533 | -3.0% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Costa Del Sol | 3 | 15.8% | $2,058 |
| Archipelago | 2 | 10.5% | $1,697 |
| The Clearwater | 2 | 10.5% | $1,429 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 11% | $1,386 | -16.9% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Archipelago | 1 | 20.0% | $1,270 |
| Baywater | 1 | 20.0% | $1,167 |
| Laguna Green | 1 | 20.0% | $1,386 |
3-Bed units led resale activity in May 2026, accounting for 19 of 44 caveats (43%) at a median $1,533 psf. That segment's PSF moved 3.0% down 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 |
|---|---|---|---|---|
| Parbury Hill Condominium | 06-10 | 2,196 | $3,900,000 | $1,776 |
| Archipelago | 01-05 | 2,637 | $3,350,000 | $1,270 |
| Baywater | 16-20 | 2,400 | $2,800,888 | $1,167 |
| Costa Del Sol | 21-25 | 1,346 | $2,798,000 | $2,080 |
| Costa Del Sol | 16-20 | 1,346 | $2,750,000 | $2,044 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Eco | 01-05 | 700 | $853,000 | $1,219 |
| Eastwood Regency | 01-05 | 495 | $838,000 | $1,692 |
| Urban Vista | 01-05 | 441 | $725,000 | $1,643 |
Showing all 3 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Waterfront Isle | 06-10 | 1,259 | $2,320,000 | $1,842 |
| Waterfront Isle | 01-05 | 1,163 | $2,050,000 | $1,763 |
| Bedok Court | 01-05 | 1,733 | $1,700,000 | $981 |
| Uber 388 | 01-05 | 926 | $1,700,000 | $1,836 |
| The Summit | 01-05 | 840 | $1,663,000 | $1,981 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Costa Del Sol | 21-25 | 1,346 | $2,798,000 | $2,080 |
| Costa Del Sol | 16-20 | 1,346 | $2,750,000 | $2,044 |
| Costa Del Sol | 21-25 | 1,313 | $2,702,888 | $2,058 |
| Archipelago | 01-05 | 1,399 | $2,400,000 | $1,715 |
| Archipelago | 01-05 | 1,399 | $2,350,000 | $1,679 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parbury Hill Condominium | 06-10 | 2,196 | $3,900,000 | $1,776 |
| Archipelago | 01-05 | 2,637 | $3,350,000 | $1,270 |
| Baywater | 16-20 | 2,400 | $2,800,888 | $1,167 |
| The Bayshore | 16-20 | 1,432 | $1,990,000 | $1,390 |
| Laguna Green | 01-05 | 1,313 | $1,820,000 | $1,386 |
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 | 134 units | 514 units | 74% |
| Pinery Residences | 33 units | 108 units | 69% |
| Bagnall Haus | 9 units | 39 units | 77% |
New launch supply is narrowing — 176 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 | 9 units | 113 units | 92% | 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 | 8 units | -98.9% | $2,552 | -10.6% |
| Region | 245 units | -89.9% | $2,116 | -3.5% |
| 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 16 sold 8 new launch units this month — #17 of 22 districts. D05 led with 415.
0.9% of the 884-unit Singapore total. Source: URA REALIS.
District 16 saw both prices and volume ease in May 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. With 176 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Flat — no clear month-on-month PSF signal yet for this size.
Rental softening, -4.8% MoM — price with that in mind (51 leases last month). Currently +2.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $928,888–$1,220,000 | $1,517–$1,768 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 ValuationSoftening (-3.1% MoM) — buyers may push back on this size.
Rental strong, +2.7% MoM — supports pricing (101 leases last month). Currently -3.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,262,000–$1,638,000 | $1,298–$1,706 psf |
| High (11+) | $1,325,000–$1,488,000 | $1,310–$1,634 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-3.0% MoM) — buyers may push back on this size.
Rental steady, +1.1% MoM (84 leases last month). Currently +0.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,640,000–$2,165,000 | $1,288–$1,614 psf |
| High (11+) | $1,890,000–$2,750,000 | $1,404–$1,999 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-16.9% MoM) — buyers may push back on this size.
Rental softening, -6.8% MoM — price with that in mind (18 leases last month). Currently -9.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,399,998–$3,350,000 | $1,079–$1,636 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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