District 18 is trading about 4% below the wider OCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 18 in May 2026, with 85 resale caveats compared to 96 in April. Month-on-month, the district median PSF softened 1.9% to $1,466 — giving buyers a softer entry point. The district sits below the OCR region median of $1,533 psf (-4.4%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,466 | $1,533 | $1,719 |
| Caveats | 85 | 646 | 1,173 |
| vs D18 | — | +4.6% | +17.3% |
District 18 ranks #13 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 | 76 | $1,466 | +4.3% |
| Apr 2026 | 96 | $1,494 | +1.9% |
| May 2026 | 85 | $1,466 | -1.9% |
Over the 3 months to May 2026, District 18's median PSF has held steady (+0.0%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,466 median PSF represents a 1.9% dip against April's $1,494. Caveat count fell 11% from 96 to 85. 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: 2 penthouse sales · 2 study units · 1 sky 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 |
|---|---|---|---|---|
| Treasure At Tampines | 10 | 12% | $1,841 | +25.6% |
| The Tampines Trilliant | 6 | 7% | $1,776 | +21.1% |
| Whitewater | 5 | 6% | $1,113 | -24.1% |
| Livia | 5 | 6% | $1,350 | -7.9% |
| Coco Palms | 4 | 5% | $1,717 | +17.1% |
| All other projects | 55 | 65% | — | — |
Treasure At Tampines led with 10 caveats (12% of all district resale) at a median $1,841 psf — 26% above the district median. The Tampines Trilliant and Whitewater followed with 6 and 5 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 | 6 | 7% | $1,494 | -5.3% |
| 2-Bed | 19 | 22% | $1,480 | -0.1% |
| 3-Bed (est.) | 44 | 52% | $1,385 | -8.0% |
| 4-Bed+ | 16 | 19% | $1,381 | -3.8% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 6 | 7% | $1,494 | -5.3% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Ripple Bay | 2 | 33.3% | $1,471 |
| Coco Palms | 1 | 16.7% | $1,761 |
| My Manhattan | 1 | 16.7% | $1,586 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 19 | 22% | $1,480 | -0.1% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Coco Palms | 2 | 10.5% | $1,717 |
| Eastpoint Green | 2 | 10.5% | $1,263 |
| Nv Residences | 2 | 10.5% | $1,398 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 44 | 52% | $1,385 | -8.0% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Tampines Trilliant | 5 | 11.4% | $1,778 |
| Whitewater | 5 | 11.4% | $1,113 |
| Treasure At Tampines | 4 | 9.1% | $1,841 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 16 | 19% | $1,381 | -3.8% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Treasure At Tampines | 4 | 25.0% | $1,913 |
| D'nest | 2 | 12.5% | $1,366 |
| Savannah Condopark | 2 | 12.5% | $1,189 |
3-Bed units (some caveats size-estimated, bedroom match pending) led resale activity in May 2026, accounting for 44 of 85 caveats (52%) at a median $1,385 psf. That segment's PSF moved 8.0% 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 |
|---|---|---|---|---|
| Savannah Condopark | 06-10 | 2,680 | $3,000,000 | $1,119 |
| Treasure At Tampines | 01-05 | 1,711 | $2,890,000 | $1,689 |
| Vue 8 Residence | 16-20 | 2,228 | $2,725,000 | $1,223 |
| Treasure At Tampines | 11-15 | 1,324 | $2,680,000 | $2,024 |
| Treasure At Tampines | 01-05 | 1,270 | $2,500,000 | $1,968 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| My Manhattan | 06-10 | 560 | $888,000 | $1,586 |
| Coco Palms | 06-10 | 463 | $815,000 | $1,761 |
| The Alps Residences | 01-05 | 506 | $765,000 | $1,512 |
| Ripple Bay | 01-05 | 484 | $715,000 | $1,476 |
| Ripple Bay | 06-10 | 484 | $710,000 | $1,466 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Palette | 06-10 | 893 | $1,370,000 | $1,533 |
| Waterview | 01-05 | 926 | $1,370,000 | $1,480 |
| Double Bay Residences | 11-15 | 936 | $1,360,000 | $1,452 |
| Coco Palms | 06-10 | 753 | $1,310,000 | $1,739 |
| Coco Palms | 01-05 | 743 | $1,260,000 | $1,696 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Citylife@tampines | 11-15 | 1,227 | $2,160,000 | $1,760 |
| The Tampines Trilliant | 06-10 | 1,130 | $2,010,000 | $1,778 |
| Citylife@tampines | 06-10 | 1,195 | $1,960,000 | $1,640 |
| The Tampines Trilliant | 11-15 | 1,130 | $1,938,000 | $1,715 |
| The Tampines Trilliant | 11-15 | 1,130 | $1,935,000 | $1,712 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Savannah Condopark | 06-10 | 2,680 | $3,000,000 | $1,119 |
| Treasure At Tampines | 01-05 | 1,711 | $2,890,000 | $1,689 |
| Vue 8 Residence | 16-20 | 2,228 | $2,725,000 | $1,223 |
| Treasure At Tampines | 11-15 | 1,324 | $2,680,000 | $2,024 |
| Treasure At Tampines | 01-05 | 1,270 | $2,500,000 | $1,968 |
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 (+0.0% MoM) on rising 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 |
|---|---|---|
| The Tapestry | 8 | $2,875/mo |
| Treasure At Tampines | 7 | $2,700/mo |
| The Alps Residences | 6 | $2,725/mo |
Rents holding steady (+0.0% MoM) on rising demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Melville Park | 10 | $3,510/mo |
| The Palette | 10 | $3,550/mo |
| Treasure At Tampines | 10 | $3,275/mo |
Rents holding steady (+1.7% 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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Melville Park | 11 | $4,300/mo |
| Treasure At Tampines | 10 | $4,650/mo |
| Changi Rise Condominium | 6 | $4,175/mo |
Rents softening (-3.5% 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 |
|---|---|---|
| Treasure At Tampines | 3 | $6,000/mo |
| Double Bay Residences | 2 | $5,950/mo |
| Coco Palms | 1 | $5,700/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 | 28 units | 184 units | 85% |
Thin new launch inventory (28 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 |
|---|---|---|---|
| 3-Bed 3 Bedroom Premium + Study | 2 units | 115 units | 98% |
| 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 | 17 units | -82.5% | $1,950 | +0.9% |
| 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 18 sold 17 new launch units this month — #9 of 22 districts. D05 led with 415.
1.9% of the 884-unit Singapore total. Source: URA REALIS.
District 18 held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. 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. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Softening (-5.3% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (51 leases last month). Currently -2.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $888,000–$1,148,000 | $1,431–$1,709 psf |
| High (11+) | $1,025,000–$1,205,000 | $1,502–$1,611 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (-0.1% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (104 leases last month). Currently -3.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,245,000–$1,688,888 | $1,199–$1,640 psf |
| High (11+) | $1,368,000–$1,835,000 | $1,434–$1,712 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-8.0% MoM) — buyers may push back on this size.
Rental steady, +1.7% MoM (106 leases last month). Currently -9.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,525,000–$2,050,000 | $1,159–$1,485 psf |
| High (11+) | $1,800,000–$2,468,000 | $1,433–$1,984 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-3.8% MoM) — buyers may push back on this size.
Rental softening, -3.5% MoM — price with that in mind (13 leases last month). Currently -9.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,390,000–$3,000,000 | $1,240–$1,689 psf |
| High (11+) | $2,325,000–$3,100,000 | $1,019–$1,223 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Tapestry | 8 | $2,875/mo |
| Treasure At Tampines | 7 | $2,700/mo |
| The Alps Residences | 6 | $2,725/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 rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Melville Park | 10 | $3,510/mo |
| The Palette | 10 | $3,550/mo |
| Treasure At Tampines | 10 | $3,275/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 steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Melville Park | 11 | $4,300/mo |
| Treasure At Tampines | 10 | $4,650/mo |
| Changi Rise Condominium | 6 | $4,175/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 (-3.5% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Treasure At Tampines | 3 | $6,000/mo |
| Double Bay Residences | 2 | $5,950/mo |
| Coco Palms | 1 | $5,700/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.
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