District 21 is trading about 7% below the wider RCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 21 in May 2026, with 36 resale caveats compared to 47 in April. Month-on-month, the district median PSF softened 5.9% to $1,829 — giving buyers a softer entry point. The district sits below the RCR region median of $1,963 psf (-6.8%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,829 | $1,963 | $1,719 |
| Caveats | 36 | 318 | 1,173 |
| vs D21 | — | +7.3% | -6.0% |
District 21 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 |
|---|---|---|---|
| Mar 2026 | 33 | $1,711 | -11.9% |
| Apr 2026 | 47 | $1,944 | +13.6% |
| May 2026 | 36 | $1,829 | -5.9% |
Over the 3 months to May 2026, District 21's median PSF has climbed (+6.9%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,829 median PSF represents a 5.9% dip against April's $1,944. Caveat count fell 23% from 47 to 36. 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: 3 penthouse sales · 1 dual-key unit · 1 study 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 |
|---|---|---|---|---|
| Daintree Residence | 3 | 8% | $1,943 | +6.2% |
| The Hillford | 2 | 6% | $1,463 | -20.0% |
| Clementi Park | 2 | 6% | $1,615 | -11.7% |
| Jardin | 2 | 6% | $2,079 | +13.6% |
| Maple Woods | 2 | 6% | $2,200 | +20.3% |
| All other projects | 25 | 69% | — | — |
Daintree Residence led with 3 caveats (8% of all district resale) at a median $1,943 psf — 6% above the district median. The Hillford and Clementi Park followed with 2 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 | 1 | — | $1,765 12-mo avg · 41 caveats | — |
| 2-Bed | 13 | 36% | $1,830 | -3.7% |
| 3-Bed | 18 | 50% | $1,814 | -13.3% |
| 4-Bed+ (est.) | 4 | — | $1,736 12-mo avg · 69 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 1 | — | $1,765 12-mo avg · 41 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Hillford | 1 | 100.0% | $1,479 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 13 | 36% | $1,830 | -3.7% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Daintree Residence | 2 | 15.4% | $1,971 |
| Gardenvista | 1 | 7.7% | $1,830 |
| Hillview Green | 1 | 7.7% | $1,482 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 18 | 50% | $1,814 | -13.3% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Clementi Park | 2 | 11.1% | $1,615 |
| Maple Woods | 2 | 11.1% | $2,200 |
| 1 King Albert Park | 1 | 5.6% | $1,995 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 4 | — | $1,736 12-mo avg · 69 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Floridian | 1 | 25.0% | $2,608 |
| Pandan Valley | 1 | 25.0% | $1,425 |
| Parc Palais | 1 | 25.0% | $1,877 |
3-Bed units led resale activity in May 2026, accounting for 18 of 36 caveats (50%) at a median $1,814 psf. That segment's PSF moved 13.3% 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 |
|---|---|---|---|---|
| Floridian | 01-05 | 1,679 | $4,380,000 | $2,608 |
| Maple Woods | 01-05 | 1,787 | $4,100,000 | $2,295 |
| Clementi Park | 01-05 | 2,368 | $3,825,000 | $1,615 |
| Clementi Park | 01-05 | 2,368 | $3,825,000 | $1,615 |
| Jardin | 06-10 | 1,722 | $3,685,000 | $2,140 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Hillford | 01-05 | 398 | $588,888 | $1,479 |
Showing all 1 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Jardin | 01-05 | 1,130 | $2,280,000 | $2,017 |
| Terrene At Bukit Timah | 01-05 | 1,076 | $2,228,000 | $2,070 |
| Suites De Laurel | 01-05 | 1,356 | $1,800,000 | $1,327 |
| Signature Park | 06-10 | 1,033 | $1,800,000 | $1,742 |
| Gardenvista | 01-05 | 947 | $1,733,000 | $1,830 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Maple Woods | 01-05 | 1,787 | $4,100,000 | $2,295 |
| Clementi Park | 01-05 | 2,368 | $3,825,000 | $1,615 |
| Clementi Park | 01-05 | 2,368 | $3,825,000 | $1,615 |
| Jardin | 06-10 | 1,722 | $3,685,000 | $2,140 |
| Hume Park Ii | 06-10 | 1,722 | $3,150,000 | $1,829 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Floridian | 01-05 | 1,679 | $4,380,000 | $2,608 |
| Pandan Valley | 06-10 | 2,562 | $3,650,000 | $1,425 |
| The Cascadia | 06-10 | 1,410 | $3,550,000 | $2,518 |
| Parc Palais | 06-10 | 1,485 | $2,788,000 | $1,877 |
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 (+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 | 205 units | 337 units | 39% |
| 8@bt | 43 units | 158 units | 73% |
| Nava Grove | 1 unit | 46 units | 98% |
| Pinetree Hill | 1 unit | 1 unit | 0% |
New launch supply is narrowing — 250 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 | 64 units | 158 units | 59% | 624–829 sqft |
| 2 Bedroom + Study | 49 units | 103 units | 52% | 764–786 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom | 39 units | 137 units | 72% | 872–1,238 sqft |
| 3 Bedroom + Study | 36 units | 40 units | 10% | 1,259–1,259 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 | 48 units | +9.1% | $2,660 | +7.5% |
| Region | 591 units | +93.8% | $2,513 | -9.9% |
| 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 21 sold 48 new launch units this month — #5 of 22 districts. D05 led with 415.
5.4% of the 884-unit Singapore total. Source: URA REALIS.
District 21 saw both prices and volume ease in May 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 250 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 -10.1% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,158,000–$1,450,000 | $1,887–$2,064 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-3.7% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (69 leases last month). Currently -6.8% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,680,000–$2,228,000 | $1,627–$2,230 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-13.3% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (78 leases last month). Currently -7.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,115,000–$3,135,000 | $1,654–$2,265 psf |
| High (11+) | Insufficient data (< 3 txns) | |
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, -9.3% MoM — price with that in mind (24 leases last month). Currently -11.6% vs the RCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $3,060,000–$3,825,000 | $1,573–$1,908 psf |
| High (11+) | $1,938,000–$5,200,000 | $851–$1,105 psf |
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.
Talk Rental StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
