District 21 is trading about 10% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume eased slightly in District 21 in June 2026, with 34 resale caveats compared to 36 in May. Month-on-month, the district median PSF softened 3.9% to $1,758 — giving buyers a softer entry point. The district sits below the RCR region median of $1,947 psf (-9.7%).
Verified as of 3 Aug 2026 · Latest URA data through Jun 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 | $1,758 | $1,947 | $1,731 |
| Caveats | 34 | 310 | 1,119 |
| vs D21 | — | +10.7% | -1.5% |
District 21 ranks #10 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 |
|---|---|---|---|
| Apr 2026 | 47 | $1,944 | +13.6% |
| May 2026 | 36 | $1,829 | -5.9% |
| Jun 2026 | 34 | $1,758 | -3.9% |
Over the 3 months to June 2026, District 21's median PSF has eased (-9.6%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,758 median PSF represents a 3.9% dip against May's $1,829. Caveat count fell 6% from 36 to 34. 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 21: 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 D21 |
|---|---|---|---|---|
| Daintree Residence | 5 | 15% | $2,041 | +16.1% |
| Parc Palais | 3 | 9% | $1,696 | -3.5% |
| Signature Park | 2 | 6% | $1,760 | +0.1% |
| Verdale | 2 | 6% | $1,853 | +5.4% |
| Residential Apartments | 2 | 6% | $560 | -68.1% |
| All other projects | 20 | 59% | — | — |
Daintree Residence led with 5 caveats (15% of all district resale) at a median $2,041 psf — 16% above the district median. Parc Palais and Signature Park followed with 3 and 2 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 | — | $1,776 12-mo avg · 42 caveats | — |
| 2-Bed | 6 | 18% | $1,928 | +5.4% |
| 3-Bed (est.) | 12 | 35% | $1,732 | -4.5% |
| 4-Bed+ (est.) | 12 | 35% | $1,686 | -23.3% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 4 | — | $1,776 12-mo avg · 42 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Mayfair Gardens | 1 | 25.0% | $1,982 |
| Suites At Bukit Timah | 1 | 25.0% | $1,906 |
| The Hillford | 1 | 25.0% | $1,507 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 6 | 18% | $1,928 | +5.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Daintree Residence | 3 | 50.0% | $2,020 |
| Hume Park I | 1 | 16.7% | $1,714 |
| Pandan Valley | 1 | 16.7% | $1,637 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 12 | 35% | $1,732 | -4.5% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Clementi Park | 2 | 16.7% | $1,471 |
| Parc Palais | 2 | 16.7% | $1,721 |
| Signature Park | 2 | 16.7% | $1,760 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 12 | 35% | $1,686 | -23.3% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Daintree Residence | 2 | 16.7% | $2,162 |
| Residential Apartments | 2 | 16.7% | $560 |
| High Oak Condominium | 1 | 8.3% | $1,422 |
3-Bed units (some caveats size-estimated, bedroom match pending) led resale activity in June 2026, accounting for 12 of 34 caveats (35%) at a median $1,732 psf. That segment's PSF moved 4.5% 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 |
|---|---|---|---|---|
| Maple Woods | 06-10 | 2,917 | $5,800,000 | $1,988 |
| Clementi Park | 01-05 | 2,691 | $3,808,000 | $1,415 |
| The Sterling | 01-05 | 1,507 | $3,650,000 | $2,422 |
| The Beverly | 01-05 | 1,798 | $3,500,000 | $1,947 |
| Hillview Green | 06-10 | 1,722 | $3,168,000 | $1,839 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Mayfair Gardens | 01-05 | 646 | $1,280,000 | $1,982 |
| Verdale | 01-05 | 463 | $830,000 | $1,793 |
| Suites At Bukit Timah | 01-05 | 377 | $718,000 | $1,906 |
| The Hillford | 01-05 | 398 | $600,000 | $1,507 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Pandan Valley | 01-05 | 1,313 | $2,150,000 | $1,637 |
| Hume Park I | 01-05 | 904 | $1,550,000 | $1,714 |
| Daintree Residence | 01-05 | 743 | $1,500,000 | $2,020 |
| Daintree Residence | 01-05 | 710 | $1,450,000 | $2,041 |
| Verdale | 01-05 | 732 | $1,400,000 | $1,913 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Clementi Park | 01-05 | 2,691 | $3,808,000 | $1,415 |
| The Sterling | 01-05 | 1,507 | $3,650,000 | $2,422 |
| The Blossomvale | 01-05 | 1,367 | $2,800,000 | $2,048 |
| Clementi Park | 01-05 | 1,658 | $2,530,000 | $1,526 |
| Signature Park | 06-10 | 1,399 | $2,520,000 | $1,801 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Maple Woods | 06-10 | 2,917 | $5,800,000 | $1,988 |
| The Beverly | 01-05 | 1,798 | $3,500,000 | $1,947 |
| Hillview Green | 06-10 | 1,722 | $3,168,000 | $1,839 |
| Jk Building | 01-05 | 1,776 | $3,080,000 | $1,734 |
| The Creek @ Bukit | 01-05 | 1,808 | $2,675,000 | $1,479 |
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 (+3.3% MoM) on thin volume.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Kap Residences | 5 | $3,100/mo |
| Mayfair Gardens | 4 | $3,550/mo |
| The Hillford | 4 | $2,725/mo |
Rents holding steady (+0.0% MoM) on thin volume.
+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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Signature Park | 6 | $3,475/mo |
| Pandan Valley | 5 | $5,200/mo |
| Floridian | 4 | $4,525/mo |
Rents holding steady (+0.0% MoM) on rising demand.
+2 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 |
|---|---|---|
| Maple Woods | 9 | $5,550/mo |
| Signature Park | 7 | $4,750/mo |
| Parc Palais | 6 | $4,500/mo |
Rents softening (-9.3% 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 — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Floridian | 3 | $9,250/mo |
| Signature Park | 3 | $6,000/mo |
| The Cascadia | 3 | $6,800/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 | 202 units | 337 units | 40% |
| 8@bt | 39 units | 111 units | 65% |
| Nava Grove | 1 unit | 46 units | 98% |
| Pinetree Hill | 1 unit | 1 unit | 0% |
New launch supply is narrowing — 243 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 | 63 units | 158 units | 60% | 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 | 33 units | 90 units | 63% | 872–1,109 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 | 8 units | -66.7% | $2,358 | -11.4% |
| Region | 83 units | -72.1% | $2,691 | +6.7% |
| Singapore | 179 units | -61.6% | $2,581 | +4.2% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 21 sold 8 new launch units this month — #8 of 22 districts. D05 led with 34.
4.5% of the 179-unit Singapore total. Source: URA REALIS.
District 21 saw both prices and volume ease in June 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. 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 243 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 strong, +3.3% MoM — supports pricing (24 leases last month). Currently -8.8% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,280,000–$1,450,000 | $1,900–$2,041 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+5.4% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (69 leases last month). Currently -1.0% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,560,000–$2,215,000 | $1,584–$2,144 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-4.5% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (78 leases last month). Currently -11.0% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,160,000–$3,000,000 | $1,696–$2,265 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-23.3% MoM) — buyers may push back on this size.
Rental softening, -9.3% MoM — price with that in mind (24 leases last month). Currently -13.4% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,945,888–$3,825,000 | $1,442–$1,947 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents firming (+3.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Kap Residences | 5 | $3,100/mo |
| Mayfair Gardens | 4 | $3,550/mo |
| The Hillford | 4 | $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 thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Signature Park | 6 | $3,475/mo |
| Pandan Valley | 5 | $5,200/mo |
| Floridian | 4 | $4,525/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 |
|---|---|---|
| Maple Woods | 9 | $5,550/mo |
| Signature Park | 7 | $4,750/mo |
| Parc Palais | 6 | $4,500/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 (-9.3% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Floridian | 3 | $9,250/mo |
| Signature Park | 3 | $6,000/mo |
| The Cascadia | 3 | $6,800/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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