District 20 is trading about 5% below the wider RCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 20 in July 2026, with 44 resale caveats compared to 28 in June. Month-on-month, the district median PSF softened 4.8% to $1,908 — giving buyers a softer entry point. The district sits below the RCR region median of $2,000 psf (-4.6%).
Verified as of 30 Aug 2026 · Latest URA data through Jul 2026
District 20 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 20 | RCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,908 | $2,000 | $1,710 |
| Caveats | 44 | 315 | 1,115 |
| vs D20 | — | +4.8% | -10.4% |
District 20 ranks #5 of 28 RCR 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 | 38 | $1,934 | +3.8% |
| Jun 2026 | 28 | $2,004 | +3.6% |
| Jul 2026 | 44 | $1,908 | -4.8% |
Over the 3 months to July 2026, District 20's median PSF has held steady (-1.4%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,908 median PSF represents a 4.8% dip against June's $2,004. Caveat count rose 57% from 28 to 44. 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 20: 2 penthouse sales.
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 D20 |
|---|---|---|---|---|
| Jadescape | 5 | 11% | $2,296 | +20.4% |
| Grandeur 8 | 4 | 9% | $1,489 | -22.0% |
| Sky Vue | 4 | 9% | $2,339 | +22.6% |
| Floraview | 3 | 7% | $1,281 | -32.9% |
| The Panorama | 3 | 7% | $2,093 | +9.7% |
| All other projects | 25 | 57% | — | — |
Jadescape led with 5 caveats (11% of all district resale) at a median $2,296 psf — 20% above the district median. Grandeur 8 and Sky Vue followed with 4 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 | 4 | — | $1,964 12-mo avg · 32 caveats | — |
| 2-Bed | 12 | 27% | $2,126 | +0.5% |
| 3-Bed (est.) | 24 | 55% | $1,967 | -4.2% |
| 4-Bed+ (est.) | 4 | — | $1,505 12-mo avg · 81 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 4 | — | $1,964 12-mo avg · 32 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Jadescape | 2 | 50.0% | $1,977 |
| Thomson Impressions | 1 | 25.0% | $1,782 |
| Thomson Three | 1 | 25.0% | $1,858 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 12 | 27% | $2,126 | +0.5% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Jadescape | 2 | 16.7% | $2,374 |
| Sky Vue | 2 | 16.7% | $2,234 |
| Thomson Three | 2 | 16.7% | $2,164 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 24 | 55% | $1,967 | -4.2% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Bishan Park Condominium | 2 | 8.3% | $1,458 |
| Floraview | 2 | 8.3% | $1,331 |
| Goldenhill Park Condominium | 2 | 8.3% | $2,476 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 4 | — | $1,505 12-mo avg · 81 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Lakeview Estate | 2 | 50.0% | $1,041 |
| Braddell View | 1 | 25.0% | $1,034 |
| Grandeur 8 | 1 | 25.0% | $1,548 |
3-Bed units (some caveats size-estimated, bedroom match pending) led resale activity in July 2026, accounting for 24 of 44 caveats (55%) at a median $1,967 psf. That segment's PSF moved 4.2% 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 |
|---|---|---|---|---|
| Flame Tree Park | 26-30 | 1,927 | $3,938,000 | $2,044 |
| Faber Garden Condominium | 11-15 | 1,873 | $3,666,000 | $1,957 |
| Goldenhill Park Condominium | 11-15 | 1,335 | $3,400,000 | $2,547 |
| Goldenhill Park Condominium | 11-15 | 1,335 | $3,210,000 | $2,405 |
| Country Grandeur | 06-10 | 1,442 | $3,200,000 | $2,219 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Jadescape | 16-20 | 527 | $1,050,000 | $1,991 |
| Jadescape | 01-05 | 527 | $1,035,000 | $1,962 |
| Thomson Three | 11-15 | 495 | $920,000 | $1,858 |
| Thomson Impressions | 01-05 | 463 | $825,000 | $1,782 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Jadescape | 21-25 | 775 | $1,900,000 | $2,452 |
| Jadescape | 01-05 | 764 | $1,755,000 | $2,296 |
| The Panorama | 11-15 | 786 | $1,645,000 | $2,093 |
| Marymount View | 01-05 | 872 | $1,600,000 | $1,835 |
| Thomson Three | 16-20 | 732 | $1,588,000 | $2,170 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Flame Tree Park | 26-30 | 1,927 | $3,938,000 | $2,044 |
| Faber Garden Condominium | 11-15 | 1,873 | $3,666,000 | $1,957 |
| Goldenhill Park Condominium | 11-15 | 1,335 | $3,400,000 | $2,547 |
| Goldenhill Park Condominium | 11-15 | 1,335 | $3,210,000 | $2,405 |
| Country Grandeur | 06-10 | 1,442 | $3,200,000 | $2,219 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grandeur 8 | 01-05 | 1,453 | $2,250,000 | $1,548 |
| Lakeview Estate | 16-20 | 1,615 | $1,700,000 | $1,053 |
| Braddell View | 11-15 | 1,615 | $1,670,000 | $1,034 |
| Lakeview Estate | 01-05 | 1,615 | $1,660,000 | $1,028 |
Showing all 4 transactions this month for this size.
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.
RCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 6.3% and rising 0.3pp QoQ, RCR vacancy is elevated — tenants have more negotiating room than usual — a useful signal for anyone weighing a rental play here.
Rents firming (+8.2% 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 |
|---|---|---|
| Jadescape | 5 | $3,600/mo |
| Sky Vue | 5 | $3,350/mo |
| Sky Habitat | 4 | $3,950/mo |
Rents holding steady (+0.0% MoM) on rising demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Sky Vue | 10 | $4,350/mo |
| Amo Residence | 9 | $3,600/mo |
| Jadescape | 6 | $4,250/mo |
Rents firming (+2.5% MoM) on thin volume.
+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 |
|---|---|---|
| Amo Residence | 4 | $5,375/mo |
| Clover By The Park | 4 | $5,500/mo |
| Braddell View | 3 | $4,300/mo |
Rents softening (-2.1% 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Braddell View | 3 | $4,350/mo |
| Clover By The Park | 3 | $7,600/mo |
| Goldenhill Park Condominium | 3 | $7,100/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 |
|---|---|---|---|
| Artisan 8 | 16 units | 36 units | 56% |
New launch supply in District 20 is effectively exhausted (16 units). Resale is the only game in town — that structural scarcity generally supports price floors. 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 |
|---|---|---|---|
| 1-Bed 1 Bedroom | 4 units | 6 units | 33% |
| 2-Bed 2 Bedroom | 2 units | 13 units | 85% |
| 3-Bed 3 Bedroom | 1 unit | 5 units | 80% |
| 4-Bed+ 4 Bedroom | 2 units | 4 units | 50% |
| 4-Bed+ 4 Bedroom + 1 Study | 2 units | 2 units | 0% |
| 4-Bed+ 4 Bedroom + 2 Study | 1 unit | 1 unit | 0% |
| 4-Bed+ 5 Bedroom | 1 unit | 1 unit | 0% |
All bedroom types shown, including fully sold-out ones (⚠). Source: EcoProp live balance, aggregated across all active District 20 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 1 unit | — | $2,361 | — |
| Region | 161 units | +80.9% | $2,732 | +2.2% |
| Singapore | 657 units | +253.2% | $2,683 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 20 sold 1 new launch unit this month — #21 of 22 districts. D11 led with 208.
0.2% of the 657-unit Singapore total. Source: URA REALIS.
PSF softened 4.8% in July 2026 while caveats held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress — a healthier dynamic than the reverse. 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.
Flat — no clear month-on-month PSF signal yet for this size.
Rental strong, +8.2% MoM — supports pricing (27 leases last month). Currently -1.8% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,035,000–$1,748,000 | $1,934–$2,287 psf |
| High (11+) | $1,420,000–$1,645,000 | $1,999–$2,227 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (+0.5% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (64 leases last month). Currently +6.3% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,526,000–$2,250,000 | $1,512–$2,192 psf |
| High (11+) | $1,845,000–$2,600,000 | $1,955–$2,349 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-4.2% MoM) — buyers may push back on this size.
Rental strong, +2.5% MoM — supports pricing (52 leases last month). Currently -1.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,680,000–$2,588,000 | $1,369–$1,922 psf |
| High (11+) | $1,950,000–$3,210,000 | $1,564–$2,244 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental softening, -2.1% MoM — price with that in mind (16 leases last month). Currently -24.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,788,888–$3,140,000 | $1,052–$1,423 psf |
| High (11+) | $1,700,000–$3,666,000 | $1,053–$1,957 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents firming (+8.2% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Jadescape | 5 | $3,600/mo |
| Sky Vue | 5 | $3,350/mo |
| Sky Habitat | 4 | $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 (+0.0% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Sky Vue | 10 | $4,350/mo |
| Amo Residence | 9 | $3,600/mo |
| Jadescape | 6 | $4,250/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 (+2.5% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Amo Residence | 4 | $5,375/mo |
| Clover By The Park | 4 | $5,500/mo |
| Braddell View | 3 | $4,300/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 (-2.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Braddell View | 3 | $4,350/mo |
| Clover By The Park | 3 | $7,600/mo |
| Goldenhill Park Condominium | 3 | $7,100/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.
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