D'Nest captured 14% of all resale caveats in District 18 this month — unusually concentrated activity for one project.
Volume eased slightly in District 18 in August 2026, with 94 resale caveats compared to 103 in July. Month-on-month, the district median PSF edged up 1.6% to $1,478 — a constructive signal for sellers. The district sits below the OCR region median of $1,523 psf (-3.0%).
Verified as of 30 Sep 2026 · Latest URA data through Aug 2026
District 18 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 18 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,478 | $1,523 | $1,720 |
| Caveats | 94 | 591 | 1,081 |
| vs D18 | — | +3.0% | +16.4% |
District 18 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 |
|---|---|---|---|
| Jun 2026 | 87 | $1,483 | +2.1% |
| Jul 2026 | 103 | $1,454 | -2.0% |
| Aug 2026 | 94 | $1,478 | +1.6% |
Over the 3 months to August 2026, District 18's median PSF has held steady (-0.3%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,478 median PSF represents a 1.6% gain against July's $1,454. Caveat count fell 9% from 103 to 94. 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 18: 1 penthouse sale · 2 dual-key units · 2 study units · 1 sky unit · 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 D18 |
|---|---|---|---|---|
| D'nest | 13 | 14% | $1,499 | +1.4% |
| The Tapestry | 8 | 9% | $1,704 | +15.3% |
| Coco Palms | 7 | 7% | $1,703 | +15.2% |
| Treasure At Tampines | 7 | 7% | $1,836 | +24.2% |
| Melville Park | 5 | 5% | $964 | -34.8% |
| All other projects | 54 | 57% | — | — |
D'Nest led with 13 caveats (14% of all district resale) at a median $1,499 psf — near the district median. The Tapestry and Coco Palms followed with 8 and 7 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 | 11 | 12% | $1,512 | +5.7% |
| 2-Bed | 23 | 24% | $1,481 | +4.4% |
| 3-Bed | 41 | 44% | $1,394 | -6.1% |
| 4-Bed+ | 19 | 20% | $1,545 | +7.9% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 11 | 12% | $1,512 | +5.7% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Tapestry | 4 | 36.4% | $1,656 |
| D'nest | 2 | 18.2% | $1,424 |
| Coco Palms | 1 | 9.1% | $1,767 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 23 | 24% | $1,481 | +4.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| D'nest | 4 | 17.4% | $1,498 |
| Melville Park | 4 | 17.4% | $964 |
| Eastpoint Green | 2 | 8.7% | $1,047 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 41 | 44% | $1,394 | -6.1% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| D'nest | 5 | 12.2% | $1,499 |
| The Tampines Trilliant | 4 | 9.8% | $1,806 |
| Treasure At Tampines | 4 | 9.8% | $1,792 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 19 | 20% | $1,545 | +7.9% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Sea Horizon | 4 | 21.1% | $1,387 |
| Coco Palms | 3 | 15.8% | $1,600 |
| Livia | 3 | 15.8% | $1,416 |
3-Bed units led resale activity in August 2026, accounting for 41 of 94 caveats (44%) at a median $1,394 psf. That segment's PSF moved 6.1% 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 |
|---|---|---|---|---|
| The Tampines Trilliant | 11-15 | 2,121 | $3,000,000 | $1,415 |
| The Tapestry | 11-15 | 1,615 | $2,850,000 | $1,765 |
| Treasure At Tampines | 06-10 | 1,324 | $2,790,000 | $2,107 |
| Treasure At Tampines | 06-10 | 1,324 | $2,700,000 | $2,039 |
| Citylife@tampines | 11-15 | 1,378 | $2,420,000 | $1,756 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Coco Palms | 11-15 | 463 | $818,000 | $1,767 |
| The Tapestry | 11-15 | 474 | $800,000 | $1,689 |
| The Tapestry | 06-10 | 474 | $780,000 | $1,647 |
| Nv Residences | 01-05 | 506 | $765,000 | $1,512 |
| The Tapestry | 01-05 | 474 | $755,000 | $1,594 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| My Manhattan | 06-10 | 936 | $1,530,000 | $1,634 |
| Eastpoint Green | 01-05 | 1,302 | $1,420,000 | $1,090 |
| Citylife@tampines | 11-15 | 786 | $1,350,000 | $1,718 |
| Coco Palms | 06-10 | 743 | $1,265,000 | $1,703 |
| The Palette | 06-10 | 753 | $1,250,000 | $1,659 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Double Bay Residences | 01-05 | 1,970 | $2,150,000 | $1,091 |
| Citylife@tampines | 06-10 | 1,195 | $2,061,800 | $1,726 |
| The Tampines Trilliant | 06-10 | 1,130 | $1,980,000 | $1,752 |
| Treasure At Tampines | 06-10 | 1,012 | $1,980,000 | $1,957 |
| The Tampines Trilliant | 11-15 | 1,001 | $1,850,000 | $1,848 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Tampines Trilliant | 11-15 | 2,121 | $3,000,000 | $1,415 |
| The Tapestry | 11-15 | 1,615 | $2,850,000 | $1,765 |
| Treasure At Tampines | 06-10 | 1,324 | $2,790,000 | $2,107 |
| Treasure At Tampines | 06-10 | 1,324 | $2,700,000 | $2,039 |
| Citylife@tampines | 11-15 | 1,378 | $2,420,000 | $1,756 |
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 (+0.9% MoM) on steady demand.
+3 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Alps Residences | 10 | $2,800/mo |
| Treasure At Tampines | 8 | $2,675/mo |
| D'nest | 7 | $2,700/mo |
Rents holding steady (+0.0% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Treasure At Tampines | 11 | $3,450/mo |
| Coco Palms | 9 | $3,500/mo |
| Melville Park | 9 | $3,450/mo |
Rents holding steady (-1.7% MoM) on thin volume.
+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 |
|---|---|---|
| Coco Palms | 9 | $4,450/mo |
| Simei Green Condominium | 9 | $4,100/mo |
| Melville Park | 8 | $3,950/mo |
Rents holding steady (+1.8% 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Coco Palms | 5 | $5,800/mo |
| Oasis @ Elias | 2 | $5,700/mo |
| Savannah Condopark | 2 | $5,950/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 |
|---|---|---|---|
| Pinery Residences | 34 units | 108 units | 69% |
| Parktown Residence | 25 units | 69 units | 64% |
Thin new launch inventory (59 units across 2 projects) — late-stage availability tends to be niche (specific types, higher floors). For most buyers here, resale is the market.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Bedroom Type | Available | Total | % Sold |
|---|---|---|---|
| 4-Bed+ 4 Bedroom Premium + Study | 27 units | 84 units | 68% |
| 4-Bed+ 4 Bedroom Premium | 17 units | 47 units | 64% |
| 4-Bed+ 5 Bedroom Premium | 8 units | 22 units | 64% |
| 4-Bed+ 5 Bedroom Luxury | 4 units | 12 units | 67% |
| 4-Bed+ 4 Bedroom Luxury + Study | 3 units | 12 units | 75% |
All bedroom types shown, including fully sold-out ones (⚠). Source: EcoProp live balance, aggregated across all active District 18 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 6 units | -45.5% | $1,938 | +0.1% |
| Region | 73 units | -72.7% | $2,115 | -9.6% |
| Singapore | 178 units | -73.1% | $2,506 | -6.7% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 18 sold 6 new launch units this month — #10 of 21 districts. D15 led with 25.
3.4% of the 178-unit Singapore total. Source: URA REALIS.
District 18 held its pricing in August 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Rising (+5.7% MoM) — expect less room to negotiate on this size.
Rental steady, +0.9% MoM (52 leases last month). Currently -0.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $985,000–$1,160,000 | $1,449–$1,674 psf |
| High (11+) | $1,080,000–$1,150,000 | $1,454–$1,613 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+4.4% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (106 leases last month). Currently -2.8% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,200,000–$1,650,000 | $1,236–$1,660 psf |
| High (11+) | $1,460,000–$1,850,000 | $1,498–$1,807 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-6.1% MoM) — buyers may push back on this size.
Rental steady, -1.7% MoM (123 leases last month). Currently -8.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,520,000–$2,120,000 | $1,202–$1,503 psf |
| High (11+) | $1,860,000–$2,280,000 | $1,424–$1,652 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+7.9% MoM) — expect less room to negotiate on this size.
Rental steady, +1.8% MoM (17 leases last month). Currently +1.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,788,888–$2,340,000 | $1,032–$1,277 psf |
| High (11+) | $1,872,000–$3,000,000 | $1,152–$1,548 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Alps Residences | 10 | $2,800/mo |
| Treasure At Tampines | 8 | $2,675/mo |
| D'nest | 7 | $2,700/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 holding steady (+0.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Treasure At Tampines | 11 | $3,450/mo |
| Coco Palms | 9 | $3,500/mo |
| Melville Park | 9 | $3,450/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 (-1.7% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Coco Palms | 9 | $4,450/mo |
| Simei Green Condominium | 9 | $4,100/mo |
| Melville Park | 8 | $3,950/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 thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Coco Palms | 5 | $5,800/mo |
| Oasis @ Elias | 2 | $5,700/mo |
| Savannah Condopark | 2 | $5,950/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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