Eco captured 12% of all resale caveats in District 16 this month — unusually concentrated activity for one project.
Volume cooled noticeably in District 16 in September 2026, with 48 resale caveats compared to 59 in August. Month-on-month, the district median PSF softened 5.7% to $1,495 — giving buyers a softer entry point. The district sits below the OCR region median of $1,538 psf (-2.8%).
Verified as of 24 Oct 2026 · Latest URA data through Sep 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 | $1,495 | $1,538 | $1,707 |
| Caveats | 48 | 631 | 1,126 |
| vs D16 | — | +2.9% | +14.2% |
District 16 ranks #10 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 |
|---|---|---|---|
| Jul 2026 | 50 | $1,474 | -3.3% |
| Aug 2026 | 59 | $1,585 | +7.5% |
| Sep 2026 | 48 | $1,495 | -5.7% |
Over the 3 months to September 2026, District 16's median PSF has held steady (+1.4%), while caveat volume stayed roughly flat.
Condo & EC resale only. Source: URA REALIS.
The $1,495 median PSF represents a 5.7% dip against August's $1,585. Caveat count fell 19% from 59 to 48. 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 · 2 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 |
|---|---|---|---|---|
| Eco | 6 | 12% | $1,730 | +15.7% |
| The Bayshore | 5 | 10% | $1,370 | -8.3% |
| Urban Vista | 4 | 8% | $1,615 | +8.1% |
| The Glades | 4 | 8% | $1,780 | +19.1% |
| Stratford Court | 3 | 6% | $1,198 | -19.8% |
| All other projects | 26 | 54% | — | — |
Eco led with 6 caveats (12% of all district resale) at a median $1,730 psf — 16% above the district median. The Bayshore and Urban Vista 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 | 15% | $1,545 | -11.4% |
| 2-Bed | 15 | 31% | $1,460 | +7.0% |
| 3-Bed | 21 | 44% | $1,373 | -5.0% |
| 4-Bed+ (est.) | 5 | 10% | $1,631 | -11.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 7 | 15% | $1,545 | -11.4% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Archipelago | 2 | 28.6% | $1,424 |
| Eco | 2 | 28.6% | $1,459 |
| Bedok Residences | 1 | 14.3% | $1,911 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 15 | 31% | $1,460 | +7.0% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Bayshore | 4 | 26.7% | $1,376 |
| Eco | 3 | 20.0% | $1,735 |
| Bayshore Park | 2 | 13.3% | $1,226 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 21 | 44% | $1,373 | -5.0% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| East Meadows | 3 | 14.3% | $1,268 |
| The Glades | 3 | 14.3% | $1,807 |
| Aquarius By The Park | 2 | 9.5% | $1,284 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 5 | 10% | $1,631 | -11.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Stratford Court | 1 | 20.0% | $1,015 |
| Tanamera Crest | 1 | 20.0% | $1,205 |
| The Baycourt | 1 | 20.0% | $1,631 |
3-Bed units led resale activity in September 2026, accounting for 21 of 48 caveats (44%) at a median $1,373 psf. That segment's PSF moved 5.0% 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 |
|---|---|---|---|---|
| Aquarius By The Park | 16-20 | 2,185 | $3,000,000 | $1,373 |
| The Baycourt | 01-05 | 1,636 | $2,668,888 | $1,631 |
| Casafina | 01-05 | 2,131 | $2,660,000 | $1,248 |
| Costa Del Sol | 01-05 | 1,658 | $2,500,000 | $1,508 |
| Breeze By The East | 01-05 | 1,249 | $2,500,000 | $2,002 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Bedok Residences | 06-10 | 549 | $1,049,000 | $1,911 |
| Eco | 11-15 | 614 | $908,888 | $1,481 |
| Archipelago | 01-05 | 667 | $870,000 | $1,304 |
| Eco | 01-05 | 592 | $850,000 | $1,436 |
| The Glades | 01-05 | 484 | $820,000 | $1,693 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Breeze By The East | 01-05 | 1,249 | $2,500,000 | $2,002 |
| Eco | 06-10 | 1,141 | $2,150,000 | $1,884 |
| Eco | 06-10 | 893 | $1,550,000 | $1,735 |
| Baywater | 01-05 | 1,033 | $1,480,000 | $1,432 |
| Eco | 11-15 | 840 | $1,450,000 | $1,727 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Aquarius By The Park | 16-20 | 2,185 | $3,000,000 | $1,373 |
| Casafina | 01-05 | 2,131 | $2,660,000 | $1,248 |
| Costa Del Sol | 01-05 | 1,658 | $2,500,000 | $1,508 |
| Waterfront Waves | 11-15 | 1,324 | $2,220,000 | $1,677 |
| Stratford Court | 01-05 | 1,733 | $2,100,000 | $1,212 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Baycourt | 01-05 | 1,636 | $2,668,888 | $1,631 |
| Waterfront Key | 06-10 | 1,259 | $2,456,111 | $1,950 |
| Tanamera Crest | 11-15 | 1,991 | $2,400,000 | $1,205 |
| Venezio | 01-05 | 1,195 | $2,030,000 | $1,699 |
| Stratford Court | 01-05 | 1,625 | $1,650,000 | $1,015 |
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 firming (+3.3% MoM) on steady demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Eco | 10 | $3,125/mo |
| Bedok Residences | 7 | $3,500/mo |
| Sceneca Residence | 5 | $3,200/mo |
Rents softening (-3.3% MoM) on thin volume.
+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 | 14 | $3,825/mo |
| The Glades | 10 | $3,550/mo |
| Bayshore Park | 9 | $3,700/mo |
Rents firming (+2.6% MoM) on steady 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 |
|---|---|---|
| Costa Del Sol | 8 | $6,000/mo |
| Sceneca Residence | 7 | $5,300/mo |
| The Bayshore | 6 | $4,700/mo |
Rents softening (-7.9% 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 6 | $6,900/mo |
| Bayshore Park | 2 | $8,600/mo |
| Stratford Court | 2 | $5,650/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% |
| Bagnall Haus | 3 units | 21 units | 86% |
New launch supply is narrowing — 131 units across 2 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 |
| 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 |
| 4 Bedroom | 1 unit | 9 units | 89% | 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 | 10 units | +233.3% | $2,658 | -11.7% |
| Region | 116 units | +56.8% | $2,255 | +6.6% |
| Singapore | 284 units | +57.8% | $2,468 | -2.3% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 16 sold 10 new launch units this month — #11 of 20 districts. D05 led with 44.
3.5% of the 284-unit Singapore total. Source: URA REALIS.
District 16 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. With 131 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 (-11.4% MoM) — buyers may push back on this size.
Rental strong, +3.3% MoM — supports pricing (53 leases last month). Currently +0.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $870,000–$1,345,000 | $1,457–$2,019 psf |
| High (11+) | $908,888–$975,000 | $1,481–$1,635 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+7.0% MoM) — expect less room to negotiate on this size.
Rental softening, -3.3% MoM — price with that in mind (103 leases last month). Currently -5.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,280,000–$1,570,000 | $1,255–$1,701 psf |
| High (11+) | $1,350,000–$1,745,000 | $1,356–$1,748 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-5.0% MoM) — buyers may push back on this size.
Rental strong, +2.6% MoM — supports pricing (90 leases last month). Currently -10.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,838,000–$2,650,000 | $1,421–$1,946 psf |
| High (11+) | $1,735,000–$2,460,000 | $1,385–$1,785 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-11.6% MoM) — buyers may push back on this size.
Rental softening, -7.9% MoM — price with that in mind (23 leases last month). Currently +6.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,850,000–$2,500,000 | $1,061–$1,248 psf |
| High (11+) | $2,100,000–$2,400,000 | $1,026–$1,205 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents firming (+3.3% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Eco | 10 | $3,125/mo |
| Bedok Residences | 7 | $3,500/mo |
| Sceneca Residence | 5 | $3,200/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 (-3.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| The Bayshore | 14 | $3,825/mo |
| The Glades | 10 | $3,550/mo |
| Bayshore Park | 9 | $3,700/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 (+2.6% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 8 | $6,000/mo |
| Sceneca Residence | 7 | $5,300/mo |
| The Bayshore | 6 | $4,700/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 (-7.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Costa Del Sol | 6 | $6,900/mo |
| Bayshore Park | 2 | $8,600/mo |
| Stratford Court | 2 | $5,650/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.
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