District 22 is trading about 14% below the wider OCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 22 in August 2026, with 30 resale caveats compared to 26 in July. Month-on-month, the district median PSF softened 15.8% to $1,302 — giving buyers a softer entry point. The district sits below the OCR region median of $1,519 psf (-14.3%).
Verified as of 23 Sep 2026 · Latest URA data through Aug 2026
District 22 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 22 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,302 | $1,519 | $1,726 |
| Caveats | 30 | 589 | 1,076 |
| vs D22 | — | +16.7% | +32.6% |
District 22 ranks #14 of 28 OCR 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 |
|---|---|---|---|
| Jun 2026 | 43 | $1,571 | +5.6% |
| Jul 2026 | 26 | $1,546 | -1.6% |
| Aug 2026 | 30 | $1,302 | -15.8% |
Over the 3 months to August 2026, District 22's median PSF has eased (-17.1%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,302 median PSF represents a 15.8% dip against July's $1,546. Caveat count rose 15% from 26 to 30. 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 22: 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 D22 |
|---|---|---|---|---|
| The Floravale | 6 | 20% | $1,131 | -13.1% |
| Lake Grande | 4 | 13% | $1,986 | +52.5% |
| J Gateway | 3 | 10% | $2,013 | +54.6% |
| Lakeville | 3 | 10% | $1,807 | +38.9% |
| Ivory Heights | 2 | 7% | $975 | -25.1% |
| All other projects | 12 | 40% | — | — |
The Floravale led with 6 caveats (20% of all district resale) at a median $1,131 psf — 13% below the district median. Lake Grande and J Gateway 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 | 0 | — | $1,993 12-mo avg · 19 caveats | — |
| 2-Bed (est.) | 8 | 27% | $1,842 ⚠ | +18.9% |
| 3-Bed | 20 | 67% | $1,203 | +0.9% |
| 4-Bed+ (est.) | 2 | — | $1,460 12-mo avg · 61 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 0 | — | $1,993 12-mo avg · 19 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| No caveats for 1-Bed this month. | |||
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed (est.) | 8 | 27% | $1,842 ⚠ | +18.9% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Lake Grande | 3 | 37.5% | $1,969 |
| Lakeville | 3 | 37.5% | $1,807 |
| Lakepoint Condominium | 1 | 12.5% | $1,047 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 20 | 67% | $1,203 | +0.9% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Floravale | 6 | 30.0% | $1,131 |
| J Gateway | 3 | 15.0% | $2,013 |
| Ivory Heights | 2 | 10.0% | $975 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 2 | — | $1,460 12-mo avg · 61 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Caspian | 1 | 50.0% | $1,719 |
| Lakepoint Condominium | 1 | 50.0% | $825 |
3-Bed units led resale activity in August 2026, accounting for 20 of 30 caveats (67%) at a median $1,203 psf.
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 |
|---|---|---|---|---|
| J Gateway | 31-35 | 1,485 | $2,638,000 | $1,776 |
| Caspian | 06-10 | 1,528 | $2,628,000 | $1,719 |
| The Centris | 16-20 | 1,894 | $2,480,000 | $1,309 |
| Lake Life | 16-20 | 1,722 | $2,120,000 | $1,231 |
| J Gateway | 01-05 | 969 | $1,950,000 | $2,013 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| No transactions this size band in the top 5 by price this month. | ||||
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Lake Grande | 06-10 | 818 | $1,535,188 | $1,877 |
| Lakeville | 16-20 | 721 | $1,360,000 | $1,886 |
| Lakeville | 11-15 | 732 | $1,322,888 | $1,807 |
| Lake Grande | 11-15 | 624 | $1,250,000 | $2,002 |
| Lakeville | 01-05 | 807 | $1,220,000 | $1,511 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| J Gateway | 31-35 | 1,485 | $2,638,000 | $1,776 |
| The Centris | 16-20 | 1,894 | $2,480,000 | $1,309 |
| Lake Life | 16-20 | 1,722 | $2,120,000 | $1,231 |
| J Gateway | 01-05 | 969 | $1,950,000 | $2,013 |
| Lake Grande | 01-05 | 926 | $1,900,000 | $2,052 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Caspian | 06-10 | 1,528 | $2,628,000 | $1,719 |
| Lakepoint Condominium | 06-10 | 2,217 | $1,830,000 | $825 |
Showing all 2 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.
OCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 5.2% and rising 0.3pp QoQ, OCR vacancy is balanced, in line with the long-run norm — a useful signal for anyone weighing a rental play here.
Rents holding steady (+1.4% MoM) on thin volume.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| J Gateway | 9 | $3,750/mo |
| The Lakefront Residences | 8 | $3,550/mo |
| Lake Grande | 7 | $3,600/mo |
Rents holding steady (+0.0% MoM) on thin volume.
+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 — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Lake Grande | 17 | $4,300/mo |
| Lakeville | 15 | $4,200/mo |
| J Gateway | 13 | $4,650/mo |
Rents softening (-3.8% MoM) on thin volume.
+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 — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Lakeshore | 12 | $5,300/mo |
| The Floravale | 10 | $4,700/mo |
| Lakeville | 8 | $5,400/mo |
Rents holding steady (-1.5% MoM) on thin volume.
+8 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 |
|---|---|---|
| Ivory Heights | 5 | $5,000/mo |
| Westwood Residences | 5 | $6,300/mo |
| Caspian | 4 | $6,450/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 |
|---|---|---|---|
| Lucerne Grand | 570 units | 570 units | 0% |
| Sora | 204 units | 404 units | 50% |
| Jden | 5 units | 110 units | 95% |
| The Lakegarden Residences | 1 unit | 18 units | 94% |
780 new launch units remain unsold across 4 active projects in District 22. 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
No 1-Bed new launch units in District 22 this month.
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 126 units | 126 units | 0% | 667–710 sqft |
| 2 Bedroom | 96 units | 96 units | 0% | 624–624 sqft |
| 2 Bedroom Deluxe + Study | 31 units | 138 units | 78% | 732–915 sqft |
| 2 Bedroom Deluxe | 5 units | 60 units | 92% | 667–807 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium + Study | 208 units | 212 units | 2% | 947–1,410 sqft |
| 3 Bedroom | 126 units | 198 units | 36% | 872–1,184 sqft |
| 3 Bedroom Premium | 56 units | 64 units | 12% | 1,098–1,313 sqft |
| 3 Bedroom Deluxe | 1 unit | 22 units | 95% | 936–936 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom Premium | 47 units | 47 units | 0% | 1,152–1,195 sqft |
| 4 Bedroom Premium + Entertainment | 32 units | 32 units | 0% | 1,432–1,432 sqft |
| 5 Bedroom Luxury | 17 units | 18 units | 6% | 1,679–1,938 sqft |
| 4 Bedroom Premium + Study | 16 units | 16 units | 0% | 1,345–1,345 sqft |
| 4 Bedroom Luxury | 14 units | 18 units | 22% | 1,529–1,787 sqft |
| 4 Bedroom (Premium) | 4 units | 37 units | 89% | 1,485–1,485 sqft |
| 4 Bedroom Dual Key | 1 unit | 18 units | 94% | 2,153–2,153 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 22 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 3 units | -50.0% | $2,405 | -4.4% |
| Region | 73 units | -72.7% | $2,115 | -9.6% |
| Singapore | 174 units | -73.6% | $2,469 | -8.0% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 22 sold 3 new launch units this month — #14 of 21 districts. D15 led with 22.
1.7% of the 174-unit Singapore total. Source: URA REALIS.
PSF softened 15.8% in August 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 780 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, +1.4% MoM (25 leases last month). Currently +31.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,195,000–$1,410,000 | $1,857–$1,969 psf |
| High (11+) | $1,100,000–$1,360,000 | $1,807–$2,010 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+18.9% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (77 leases last month). Currently +21.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,320,000–$1,668,000 | $1,355–$1,672 psf |
| High (11+) | $1,450,000–$1,995,000 | $1,500–$1,880 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat (+0.9% MoM) — anchor to recent comparables.
Rental softening, -3.8% MoM — price with that in mind (89 leases last month). Currently -20.8% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,478,000–$2,055,000 | $1,118–$1,571 psf |
| High (11+) | $1,528,000–$2,560,000 | $1,193–$1,776 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 steady, -1.5% MoM (18 leases last month). Currently -3.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,680,000–$1,820,000 | $784–$825 psf |
| High (11+) | $1,668,000–$2,120,000 | $1,000–$1,231 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+1.4% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| J Gateway | 9 | $3,750/mo |
| The Lakefront Residences | 8 | $3,550/mo |
| Lake Grande | 7 | $3,600/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 |
|---|---|---|
| Lake Grande | 17 | $4,300/mo |
| Lakeville | 15 | $4,200/mo |
| J Gateway | 13 | $4,650/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 (-3.8% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| The Lakeshore | 12 | $5,300/mo |
| The Floravale | 10 | $4,700/mo |
| Lakeville | 8 | $5,400/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 thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Ivory Heights | 5 | $5,000/mo |
| Westwood Residences | 5 | $6,300/mo |
| Caspian | 4 | $6,450/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.
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