Jadescape captured 26% of all resale caveats in District 20 this month — unusually concentrated activity for one project.
Transaction volume picked up in District 20 in September 2026, with 38 resale caveats compared to 32 in August. Month-on-month, the district median PSF softened 2.9% to $1,924 — giving buyers a softer entry point. The district sits below the RCR region median of $1,993 psf (-3.5%).
Verified as of 21 Oct 2026 · Latest URA data through Sep 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 | $1,924 | $1,993 | $1,706 |
| Caveats | 38 | 318 | 1,112 |
| vs D20 | — | +3.6% | -11.3% |
District 20 ranks #9 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 |
|---|---|---|---|
| Jul 2026 | 47 | $1,858 | -7.3% |
| Aug 2026 | 32 | $1,982 | +6.7% |
| Sep 2026 | 38 | $1,924 | -2.9% |
Over the 3 months to September 2026, District 20's median PSF has climbed (+3.6%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,924 median PSF represents a 2.9% dip against August's $1,982. Caveat count rose 19% from 32 to 38. 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.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D20 |
|---|---|---|---|---|
| Jadescape | 10 | 26% | $2,619 | +36.1% |
| Thomson Impressions | 4 | 11% | $1,923 | -0.1% |
| Braddell View | 3 | 8% | $1,088 | -43.5% |
| The Gardens At Bishan | 3 | 8% | $1,840 | -4.4% |
| Sky Habitat | 3 | 8% | $2,037 | +5.9% |
| All other projects | 15 | 39% | — | — |
Jadescape led with 10 caveats (26% of all district resale) at a median $2,619 psf — 36% above the district median. Thomson Impressions and Braddell View followed with 4 and 3 caveats respectively. Concentration in a few projects usually signals strong secondary-market liquidity — these PSF figures are your most current real-world price anchors. Concentrated activity at one project means better price discovery there than anywhere else in the district right now.
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 | 7 | 18% | $1,901 | +3.4% |
| 2-Bed | 10 | 26% | $1,893 | -12.8% |
| 3-Bed | 13 | 34% | $2,041 | +4.6% |
| 4-Bed+ (est.) | 8 | 21% | $1,536 ⚠ | -30.8% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 7 | 18% | $1,901 | +3.4% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Thomson Impressions | 3 | 42.9% | $1,901 |
| Jadescape | 2 | 28.6% | $1,930 |
| Thomson Three | 2 | 28.6% | $1,893 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 10 | 26% | $1,893 | -12.8% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Jadescape | 2 | 20.0% | $2,251 |
| Centro Residences | 1 | 10.0% | $1,864 |
| Grandeur 8 | 1 | 10.0% | $1,554 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 13 | 34% | $2,041 | +4.6% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Jadescape | 5 | 38.5% | $2,643 |
| Adana @ Thomson | 1 | 7.7% | $1,927 |
| Bishan Point | 1 | 7.7% | $1,913 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 8 | 21% | $1,536 ⚠ | -30.8% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Braddell View | 3 | 37.5% | $1,088 |
| Sky Habitat | 2 | 25.0% | $2,044 |
| Jadescape | 1 | 12.5% | $2,650 |
3-Bed units led resale activity in September 2026, accounting for 13 of 38 caveats (34%) at a median $2,041 psf. That segment's PSF moved 4.6% 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. ⚠ = median PSF more than $350 from the district median — small sample, treat with caution. 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 | 1,862 | $3,800,000 | $2,041 |
| Sky Habitat | 21-25 | 1,798 | $3,688,000 | $2,052 |
| Sky Habitat | 26-30 | 1,733 | $3,530,000 | $2,037 |
| Jadescape | 16-20 | 1,259 | $3,338,000 | $2,650 |
| The Gardens At Bishan | 16-20 | 1,701 | $3,138,000 | $1,845 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Jadescape | 16-20 | 527 | $1,060,000 | $2,010 |
| Jadescape | 01-05 | 527 | $975,888 | $1,850 |
| Thomson Three | 16-20 | 495 | $960,000 | $1,939 |
| Thomson Three | 11-15 | 495 | $915,000 | $1,848 |
| Thomson Impressions | 16-20 | 463 | $900,000 | $1,944 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Sky Habitat | 01-05 | 1,023 | $1,965,000 | $1,922 |
| Grandeur 8 | 11-15 | 1,195 | $1,856,888 | $1,554 |
| Sky Vue | 31-35 | 807 | $1,820,000 | $2,254 |
| The Gardens At Bishan | 01-05 | 1,367 | $1,742,000 | $1,274 |
| Jadescape | 06-10 | 764 | $1,690,000 | $2,211 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Flame Tree Park | 26-30 | 1,862 | $3,800,000 | $2,041 |
| Jadescape | 16-20 | 1,055 | $2,790,000 | $2,645 |
| Jadescape | 11-15 | 1,055 | $2,770,000 | $2,626 |
| Jadescape | 21-25 | 1,055 | $2,755,000 | $2,612 |
| Clover By The Park | 26-30 | 1,216 | $2,620,000 | $2,154 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Sky Habitat | 21-25 | 1,798 | $3,688,000 | $2,052 |
| Sky Habitat | 26-30 | 1,733 | $3,530,000 | $2,037 |
| Jadescape | 16-20 | 1,259 | $3,338,000 | $2,650 |
| The Gardens At Bishan | 16-20 | 1,701 | $3,138,000 | $1,845 |
| Braddell View | 21-25 | 1,701 | $2,000,000 | $1,176 |
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 softening (-6.1% MoM) on steady demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Thomson V Two | 6 | $2,875/mo |
| Tresalveo | 4 | $3,150/mo |
| Jadescape | 3 | $3,750/mo |
Rents firming (+2.5% MoM) on steady demand.
+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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Sky Vue | 11 | $4,300/mo |
| Amo Residence | 10 | $3,850/mo |
| Sky Habitat | 6 | $5,300/mo |
Rents holding steady (+1.5% 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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Goldenhill Park Condominium | 7 | $6,100/mo |
| Braddell View | 4 | $4,500/mo |
| Amo Residence | 3 | $4,900/mo |
Rents firming (+35.0% MoM) on thin volume.
+7 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 | 7 | $4,800/mo |
| Jadescape | 2 | $11,600/mo |
| Clover By The Park | 1 | $7,200/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 |
|---|---|---|---|
| Thomson Reserve | 1268 units | 1268 units | 0% |
| Artisan 8 | 16 units | 36 units | 56% |
1284 new launch units remain unsold across 2 active projects in District 20. That supply keeps resale sellers competitive — buyers comparing both markets have real choice.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom | 4 units | 6 units | 33% | 495–506 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom Premium | 416 units | 416 units | 0% | 678–678 sqft |
| 2 Bedroom Premium + Study | 200 units | 200 units | 0% | 732–775 sqft |
| 2 Bedroom | 102 units | 113 units | 10% | 592–786 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 170 units | 170 units | 0% | 1,055–1,055 sqft |
| 3 Bedroom | 121 units | 125 units | 3% | 947–1,023 sqft |
| 3 Bedroom Premium + Study | 60 units | 60 units | 0% | 1,152–1,152 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom | 92 units | 94 units | 2% | 1,238–1,755 sqft |
| 4 Bedroom Premium (Pl) | 56 units | 56 units | 0% | 1,367–1,367 sqft |
| 4 Bedroom Premium + Study (Pl) | 28 units | 28 units | 0% | 1,485–1,485 sqft |
| 5 Bedroom Suite (Pl) | 28 units | 28 units | 0% | 1,808–1,808 sqft |
| 4 Bedroom + 1 Study | 2 units | 2 units | 0% | 1,711–1,808 sqft |
| 4 Bedroom + 2 Study | 1 unit | 1 unit | 0% | 2,174–2,174 sqft |
| 5 Bedroom | 1 unit | 1 unit | 0% | 1,884–1,884 sqft |
All unit types shown, including fully sold-out ones (⚠). Size = min–max sqft across matching Roncasa unit-mix records; blank where no match exists. Source: EcoProp live balance + Roncasa unit mix, aggregated across all active District 20 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 0 units | -100.0% | — | — |
| Region | 128 units | +62.0% | $2,567 | -3.3% |
| Singapore | 284 units | +57.8% | $2,468 | -2.3% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 20 sold 0 new launch units this month — #None of 20 districts. D05 led with 44.
0.0% of the 284-unit Singapore total. Source: URA REALIS.
PSF softened 2.9% in September 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. With 1284 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Rising (+3.4% MoM) — expect less room to negotiate on this size.
Rental softening, -6.1% MoM — price with that in mind (25 leases last month). Currently -4.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $975,888–$1,658,888 | $1,381–$2,171 psf |
| High (11+) | $1,480,000–$1,645,000 | $2,093–$2,264 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-12.8% MoM) — buyers may push back on this size.
Rental strong, +2.5% MoM — supports pricing (61 leases last month). Currently -5.0% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,398,000–$2,000,000 | $1,404–$1,977 psf |
| High (11+) | $1,900,000–$2,780,000 | $2,052–$2,631 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+4.6% MoM) — expect less room to negotiate on this size.
Rental steady, +1.5% MoM (51 leases last month). Currently +2.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,815,000–$2,611,000 | $1,405–$1,925 psf |
| High (11+) | $2,430,000–$3,338,000 | $1,818–$2,405 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-30.8% MoM) — buyers may push back on this size.
Rental strong, +35.0% MoM — supports pricing (6 leases last month). Currently -22.9% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,660,000–$2,850,000 | $1,028–$1,379 psf |
| High (11+) | $1,880,000–$3,800,000 | $1,105–$2,041 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-6.1% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Thomson V Two | 6 | $2,875/mo |
| Tresalveo | 4 | $3,150/mo |
| Jadescape | 3 | $3,750/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 firming (+2.5% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Sky Vue | 11 | $4,300/mo |
| Amo Residence | 10 | $3,850/mo |
| Sky Habitat | 6 | $5,300/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 holding steady (+1.5% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Goldenhill Park Condominium | 7 | $6,100/mo |
| Braddell View | 4 | $4,500/mo |
| Amo Residence | 3 | $4,900/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 (+35.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Braddell View | 7 | $4,800/mo |
| Jadescape | 2 | $11,600/mo |
| Clover By The Park | 1 | $7,200/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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