District 18 is trading about 5% below the wider OCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 18 in July 2026, with 98 resale caveats compared to 85 in June. Month-on-month, the district median PSF softened 1.1% to $1,461 — giving buyers a softer entry point. The district sits below the OCR region median of $1,532 psf (-4.6%).
Verified as of 23 Aug 2026 · Latest URA data through Jul 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 | $1,461 | $1,532 | $1,710 |
| Caveats | 98 | 618 | 1,101 |
| vs D18 | — | +4.8% | +17.0% |
District 18 ranks #12 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 |
|---|---|---|---|
| May 2026 | 88 | $1,452 | -2.8% |
| Jun 2026 | 85 | $1,478 | +1.8% |
| Jul 2026 | 98 | $1,461 | -1.1% |
Over the 3 months to July 2026, District 18's median PSF has held steady (+0.6%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,461 median PSF represents a 1.1% dip against June's $1,478. Caveat count rose 15% from 85 to 98. Figures cover condo and EC resale only — landed and strata-landed are excluded as their per-sqft dynamics differ materially from the strata market. Both sides should anchor to recent comparables.
This month in District 18: 3 penthouse sales · 2 dual-key units · 4 study units · 1 sky unit · 2 duplex 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 D18 |
|---|---|---|---|---|
| Treasure At Tampines | 11 | 11% | $1,760 | +20.5% |
| Coco Palms | 6 | 6% | $1,736 | +18.8% |
| D'nest | 6 | 6% | $1,453 | -0.6% |
| Livia | 6 | 6% | $1,374 | -5.9% |
| Q Bay Residences | 6 | 6% | $1,608 | +10.0% |
| All other projects | 63 | 64% | — | — |
Treasure At Tampines led with 11 caveats (11% of all district resale) at a median $1,760 psf — 20% above the district median. Coco Palms and D'Nest followed with 6 and 6 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 (est.) | 3 | — | $1,570 12-mo avg · 67 caveats | — |
| 2-Bed | 24 | 24% | $1,419 | -5.2% |
| 3-Bed | 48 | 49% | $1,518 | +6.2% |
| 4-Bed+ | 23 | 23% | $1,431 | -4.8% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed (est.) | 3 | — | $1,570 12-mo avg · 67 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| D'nest | 1 | 33.3% | $1,422 |
| Q Bay Residences | 1 | 33.3% | $1,500 |
| Ripple Bay | 1 | 33.3% | $1,431 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 24 | 24% | $1,419 | -5.2% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Alps Residences | 4 | 16.7% | $1,526 |
| D'nest | 2 | 8.3% | $1,439 |
| Melville Park | 2 | 8.3% | $964 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 48 | 49% | $1,518 | +6.2% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Treasure At Tampines | 9 | 18.8% | $1,760 |
| Coco Palms | 3 | 6.2% | $1,731 |
| Livia | 3 | 6.2% | $1,323 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 23 | 23% | $1,431 | -4.8% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Sea Horizon | 3 | 13.0% | $1,311 |
| The Tampines Trilliant | 3 | 13.0% | $1,548 |
| Coco Palms | 2 | 8.7% | $1,776 |
3-Bed units led resale activity in July 2026, accounting for 48 of 98 caveats (49%) at a median $1,518 psf. That segment's PSF moved 6.2% up 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 |
|---|---|---|---|---|
| D'nest | 06-10 | 2,723 | $3,400,000 | $1,248 |
| The Tampines Trilliant | 11-15 | 1,970 | $3,050,000 | $1,548 |
| The Tampines Trilliant | 11-15 | 2,121 | $3,000,000 | $1,415 |
| Treasure At Tampines | 01-05 | 1,324 | $2,580,000 | $1,949 |
| Coco Palms | 06-10 | 1,378 | $2,400,000 | $1,742 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Q Bay Residences | 06-10 | 517 | $775,000 | $1,500 |
| Ripple Bay | 06-10 | 538 | $770,000 | $1,431 |
| D'nest | 01-05 | 484 | $688,888 | $1,422 |
Showing all 3 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| My Manhattan | 06-10 | 936 | $1,480,000 | $1,580 |
| Seastrand | 01-05 | 990 | $1,312,000 | $1,325 |
| Coco Palms | 06-10 | 753 | $1,281,800 | $1,701 |
| Seastrand | 01-05 | 990 | $1,270,000 | $1,282 |
| Livia | 01-05 | 915 | $1,250,000 | $1,366 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Stratum | 01-05 | 1,636 | $2,080,000 | $1,271 |
| The Tapestry | 01-05 | 1,130 | $2,000,000 | $1,770 |
| Treasure At Tampines | 01-05 | 1,033 | $1,960,000 | $1,897 |
| Citylife@tampines | 01-05 | 1,163 | $1,930,000 | $1,660 |
| Coco Palms | 16-20 | 1,152 | $1,930,000 | $1,676 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| D'nest | 06-10 | 2,723 | $3,400,000 | $1,248 |
| The Tampines Trilliant | 11-15 | 1,970 | $3,050,000 | $1,548 |
| The Tampines Trilliant | 11-15 | 2,121 | $3,000,000 | $1,415 |
| Treasure At Tampines | 01-05 | 1,324 | $2,580,000 | $1,949 |
| Coco Palms | 06-10 | 1,378 | $2,400,000 | $1,742 |
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.
1-Bed rents — no prior-month comparison yet.
+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 |
2-Bed rents — no prior-month comparison yet.
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 |
3-Bed rents — no prior-month comparison yet.
+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 |
4-Bed+ rents — no prior-month comparison yet.
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 | 26 units | 69 units | 62% |
Thin new launch inventory (26 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 | 18 units | 47 units | 62% |
| 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 | 11 units | +10.0% | $1,936 | +0.1% |
| Region | 265 units | +215.5% | $2,340 | +7.1% |
| Singapore | 656 units | +252.7% | $2,685 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 18 sold 11 new launch units this month — #10 of 22 districts. D11 led with 208.
1.7% of the 656-unit Singapore total. Source: URA REALIS.
District 18 held its pricing in July 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. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Flat — no clear month-on-month PSF signal yet for this size.
50 leases in the district last month — insufficient rent history for a trend. Currently +2.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $985,000–$1,175,000 | $1,444–$1,701 psf |
| High (11+) | $1,080,000–$1,160,000 | $1,503–$1,740 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-5.2% MoM) — buyers may push back on this size.
116 leases in the district last month — insufficient rent history for a trend. Currently -7.4% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,200,000–$1,668,000 | $1,244–$1,648 psf |
| High (11+) | $1,343,333–$1,868,888 | $1,483–$1,719 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+6.2% MoM) — expect less room to negotiate on this size.
137 leases in the district last month — insufficient rent history for a trend. Currently -0.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,520,000–$2,050,000 | $1,191–$1,449 psf |
| High (11+) | $1,860,000–$2,280,000 | $1,424–$1,672 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-4.8% MoM) — buyers may push back on this size.
30 leases in the district last month — insufficient rent history for a trend. Currently -6.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,200,000–$2,890,000 | $1,248–$1,334 psf |
| High (11+) | $1,872,000–$3,000,000 | $1,152–$1,415 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free Valuation1-Bed rents — no prior-month comparison yet.
| 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 Strategy2-Bed rents — no prior-month comparison yet.
| 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 Strategy3-Bed rents — no prior-month comparison yet.
| 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 Strategy4-Bed+ rents — no prior-month comparison yet.
| 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.
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