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 93 resale caveats compared to 102 in July. Month-on-month, the district median PSF edged up 1.8% to $1,480 — a constructive signal for sellers. The district sits below the OCR region median of $1,518 psf (-2.5%).
Verified as of 21 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 | $1,480 | $1,518 | $1,717 |
| Caveats | 93 | 581 | 1,062 |
| vs D18 | — | +2.6% | +16.0% |
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 | 102 | $1,454 | -2.0% |
| Aug 2026 | 93 | $1,480 | +1.8% |
Over the 3 months to August 2026, District 18's median PSF has held steady (-0.2%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,480 median PSF represents a 1.8% gain against July's $1,454. Caveat count fell 9% from 102 to 93. 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 · 1 dual-key unit · 2 study units · 2 sky 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 D18 |
|---|---|---|---|---|
| D'nest | 13 | 14% | $1,499 | +1.3% |
| The Tapestry | 8 | 9% | $1,704 | +15.1% |
| Coco Palms | 7 | 8% | $1,703 | +15.1% |
| Treasure At Tampines | 7 | 8% | $1,836 | +24.1% |
| Melville Park | 5 | 5% | $964 | -34.8% |
| All other projects | 53 | 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 | 25% | $1,481 | +4.4% |
| 3-Bed | 40 | 43% | $1,435 | -3.8% |
| 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 | 25% | $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 | 40 | 43% | $1,435 | -3.8% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| D'nest | 5 | 12.5% | $1,499 |
| The Tampines Trilliant | 4 | 10.0% | $1,806 |
| Treasure At Tampines | 4 | 10.0% | $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 40 of 93 caveats (43%) at a median $1,435 psf. That segment's PSF moved 3.8% 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.
+5 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 |
|---|---|---|
| Coco Palms | 8 | $2,750/mo |
| D'nest | 8 | $2,700/mo |
| The Tapestry | 7 | $2,750/mo |
Rents holding steady (+0.0% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Melville Park | 12 | $3,525/mo |
| The Palette | 11 | $3,450/mo |
| The Tapestry | 10 | $3,575/mo |
Rents firming (+2.4% MoM) on rising demand.
+4 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 |
|---|---|---|
| The Tampines Trilliant | 10 | $4,250/mo |
| Melville Park | 8 | $4,100/mo |
| The Tapestry | 7 | $5,100/mo |
Rents firming (+2.7% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Treasure At Tampines | 5 | $6,100/mo |
| Coco Palms | 4 | $5,750/mo |
| Ripple Bay | 4 | $6,575/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 |
|---|---|---|---|
| Parktown Residence | 25 units | 69 units | 64% |
Thin new launch inventory (25 units across 1 project) — late-stage availability tends to be niche (specific types, higher floors). For most buyers here, resale is the market. With almost no new launch left, resale is effectively the only market. Don't expect developers to set the price ceiling here.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Bedroom Type | Available | Total | % Sold |
|---|---|---|---|
| 4-Bed+ 4 Bedroom Premium | 17 units | 47 units | 64% |
| 4-Bed+ 5 Bedroom Premium | 8 units | 22 units | 64% |
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 | 174 units | -73.6% | $2,469 | -8.4% |
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 22.
3.4% of the 174-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 (50 leases last month). Currently -0.4% 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 (116 leases last month). Currently -2.4% 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 (-3.8% MoM) — buyers may push back on this size.
Rental strong, +2.4% MoM — supports pricing (137 leases last month). Currently -5.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,540,888–$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 strong, +2.7% MoM — supports pricing (30 leases last month). Currently +1.8% 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 |
|---|---|---|
| Coco Palms | 8 | $2,750/mo |
| D'nest | 8 | $2,700/mo |
| The Tapestry | 7 | $2,750/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 |
|---|---|---|
| Melville Park | 12 | $3,525/mo |
| The Palette | 11 | $3,450/mo |
| The Tapestry | 10 | $3,575/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 (+2.4% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Tampines Trilliant | 10 | $4,250/mo |
| Melville Park | 8 | $4,100/mo |
| The Tapestry | 7 | $5,100/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 rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Treasure At Tampines | 5 | $6,100/mo |
| Coco Palms | 4 | $5,750/mo |
| Ripple Bay | 4 | $6,575/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 StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
