District 21 is trading about 4% below the wider RCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 21 in July 2026, with 41 resale caveats compared to 38 in June. Month-on-month, the district median PSF edged up 8.2% to $1,916 — a constructive signal for sellers. The district sits below the RCR region median of $2,000 psf (-4.2%).
Verified as of 30 Aug 2026 · Latest URA data through Jul 2026
District 21 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 21 | RCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,916 | $2,000 | $1,710 |
| Caveats | 41 | 315 | 1,115 |
| vs D21 | — | +4.4% | -10.8% |
District 21 ranks #4 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 | 37 | $1,829 | -5.9% |
| Jun 2026 | 38 | $1,771 | -3.2% |
| Jul 2026 | 41 | $1,916 | +8.2% |
Over the 3 months to July 2026, District 21's median PSF has climbed (+4.8%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,916 median PSF represents a 8.2% gain against June's $1,771. Caveat count rose 8% from 38 to 41. 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 21: 1 penthouse sale · 1 study unit · 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 D21 |
|---|---|---|---|---|
| The Cascadia | 5 | 12% | $2,390 | +24.7% |
| Daintree Residence | 3 | 7% | $2,100 | +9.6% |
| Signature Park | 3 | 7% | $1,758 | -8.3% |
| Floridian | 2 | 5% | $2,325 | +21.4% |
| Parc Palais | 2 | 5% | $1,730 | -9.7% |
| All other projects | 26 | 63% | — | — |
The Cascadia led with 5 caveats (12% of all district resale) at a median $2,390 psf — 25% above the district median. Daintree Residence and Signature Park followed with 3 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.
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 | — | $1,787 12-mo avg · 43 caveats | — |
| 2-Bed (est.) | 12 | 29% | $1,867 | -3.9% |
| 3-Bed (est.) | 19 | 46% | $1,758 | +0.7% |
| 4-Bed+ (est.) | 6 | 15% | $1,995 | +18.4% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 4 | — | $1,787 12-mo avg · 43 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Cascadia | 2 | 50.0% | $1,926 |
| Mayfair Gardens | 1 | 25.0% | $1,949 |
| The Nexus | 1 | 25.0% | $2,037 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed (est.) | 12 | 29% | $1,867 | -3.9% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Signature Park | 2 | 16.7% | $1,805 |
| Astor Green | 1 | 8.3% | $1,501 |
| Daintree Residence | 1 | 8.3% | $2,100 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 19 | 46% | $1,758 | +0.7% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Cascadia | 2 | 10.5% | $2,462 |
| Bukit Regency | 1 | 5.3% | $1,664 |
| Daintree Residence | 1 | 5.3% | $2,000 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 6 | 15% | $1,995 | +18.4% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Daintree Residence | 1 | 16.7% | $2,242 |
| Floridian | 1 | 16.7% | $2,227 |
| Freesia Woods | 1 | 16.7% | $1,138 |
3-Bed units (some caveats size-estimated, bedroom match pending) led resale activity in July 2026, accounting for 19 of 41 caveats (46%) at a median $1,758 psf.
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 |
|---|---|---|---|---|
| Floridian | 06-10 | 2,357 | $5,250,000 | $2,227 |
| The Cascadia | 06-10 | 1,496 | $3,850,000 | $2,573 |
| Terrene At Bukit Timah | 01-05 | 2,088 | $3,500,000 | $1,676 |
| Daintree Residence | 01-05 | 1,485 | $3,330,000 | $2,242 |
| The Nexus | 01-05 | 1,346 | $3,160,000 | $2,349 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Mayfair Gardens | 01-05 | 646 | $1,259,000 | $1,949 |
| The Nexus | 01-05 | 614 | $1,250,000 | $2,037 |
| The Cascadia | 01-05 | 614 | $1,138,888 | $1,856 |
| The Cascadia | 06-10 | 570 | $1,138,000 | $1,995 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Pandan Valley | 11-15 | 1,668 | $2,780,000 | $1,666 |
| Maple Woods | 01-05 | 915 | $2,200,000 | $2,405 |
| Floridian | 01-05 | 840 | $2,035,000 | $2,424 |
| Signature Park | 06-10 | 1,033 | $1,980,000 | $1,916 |
| Hume Park Ii | 06-10 | 1,001 | $1,820,000 | $1,818 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Nexus | 01-05 | 1,346 | $3,160,000 | $2,349 |
| The Blossomvale | 06-10 | 1,356 | $3,150,000 | $2,323 |
| The Sterling | 06-10 | 1,302 | $3,100,000 | $2,380 |
| The Cascadia | 06-10 | 1,184 | $3,000,000 | $2,534 |
| The Cascadia | 01-05 | 1,184 | $2,830,000 | $2,390 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Floridian | 06-10 | 2,357 | $5,250,000 | $2,227 |
| The Cascadia | 06-10 | 1,496 | $3,850,000 | $2,573 |
| Terrene At Bukit Timah | 01-05 | 2,088 | $3,500,000 | $1,676 |
| Daintree Residence | 01-05 | 1,485 | $3,330,000 | $2,242 |
| Freesia Woods | 01-05 | 2,680 | $3,050,000 | $1,138 |
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 holding steady (+1.6% MoM) on rising 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Nottinghill Suites | 6 | $2,950/mo |
| The Hillford | 6 | $2,750/mo |
| Mayfair Gardens | 4 | $3,475/mo |
Rents holding steady (+0.0% MoM) on steady 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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Signature Park | 8 | $3,650/mo |
| Ki Residences At Brookvale | 7 | $4,000/mo |
| The Cascadia | 6 | $4,450/mo |
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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Ki Residences At Brookvale | 9 | $4,900/mo |
| Maple Woods | 9 | $6,000/mo |
| Southaven Ii | 8 | $4,900/mo |
Rents firming (+14.8% MoM) on rising demand.
+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 |
|---|---|---|
| Pandan Valley | 8 | $6,950/mo |
| Pine Grove | 4 | $5,750/mo |
| Signature Park | 3 | $5,800/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 |
|---|---|---|---|
| The Sen | 194 units | 337 units | 42% |
| 8@bt | 40 units | 158 units | 75% |
| Pinetree Hill | 1 unit | 1 unit | 0% |
| Nava Grove | 1 unit | 46 units | 98% |
New launch supply is narrowing — 236 units across 4 projects. Specific stacks and bedroom types may already be sold out. Resale and new launch are increasingly converging in what's available.
Source: EcoProp live balance. Latest available snapshot.
New Launch by Bedroom Type
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom | 2 units | 32 units | 94% | 517–517 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom | 60 units | 158 units | 62% | 624–829 sqft |
| 2 Bedroom + Study | 49 units | 103 units | 52% | 764–786 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom + Study | 36 units | 40 units | 10% | 1,259–1,259 sqft |
| 3 Bedroom | 29 units | 137 units | 79% | 872–1,238 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom + Study | 34 units | 40 units | 15% | 1,453–1,453 sqft |
| 4 Bedroom | 23 units | 29 units | 21% | 1,356–1,593 sqft |
| Penthouse | 3 units | 3 units | 0% | 1,356–2,874 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 21 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 17 units | +112.5% | $2,439 | +3.4% |
| 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 21 sold 17 new launch units this month — #8 of 22 districts. D11 led with 208.
2.6% of the 657-unit Singapore total. Source: URA REALIS.
July 2026 was an active month for District 21 — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. With 236 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Flat — no clear month-on-month PSF signal yet for this size.
Rental steady, +1.6% MoM (46 leases last month). Currently -10.7% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,138,888–$1,418,000 | $1,913–$2,020 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-3.9% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (100 leases last month). Currently -6.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,680,000–$2,280,000 | $1,684–$2,144 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat (+0.7% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (137 leases last month). Currently -12.1% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,160,000–$2,900,000 | $1,664–$2,048 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+18.4% MoM) — expect less room to negotiate on this size.
Rental strong, +14.8% MoM — supports pricing (21 leases last month). Currently -0.2% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,700,000–$3,825,000 | $1,425–$1,947 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+1.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Nottinghill Suites | 6 | $2,950/mo |
| The Hillford | 6 | $2,750/mo |
| Mayfair Gardens | 4 | $3,475/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 |
|---|---|---|
| Signature Park | 8 | $3,650/mo |
| Ki Residences At Brookvale | 7 | $4,000/mo |
| The Cascadia | 6 | $4,450/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 |
|---|---|---|
| Ki Residences At Brookvale | 9 | $4,900/mo |
| Maple Woods | 9 | $6,000/mo |
| Southaven Ii | 8 | $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 (+14.8% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Pandan Valley | 8 | $6,950/mo |
| Pine Grove | 4 | $5,750/mo |
| Signature Park | 3 | $5,800/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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