District 22 is trading about 18% above the wider OCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 22 in July 2026, with 21 resale caveats compared to 42 in June. Month-on-month, the district median PSF edged up 15.8% to $1,819 — a constructive signal for sellers. The district sits above the OCR region median of $1,537 psf (+18.4%).
Verified as of 11 Aug 2026 · Latest URA data through Jul 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 | $1,819 | $1,537 | $1,719 |
| Caveats | 21 | 530 | 960 |
| vs D22 | — | -15.5% | -5.5% |
District 22 ranks #2 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 |
|---|---|---|---|
| May 2026 | 32 | $1,488 | +12.9% |
| Jun 2026 | 42 | $1,571 | +5.6% |
| Jul 2026 | 21 | $1,819 | +15.8% |
Over the 3 months to July 2026, District 22's median PSF has climbed (+22.3%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,819 median PSF represents a 15.8% gain against June's $1,571. Caveat count fell 50% from 42 to 21. 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.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D22 |
|---|---|---|---|---|
| Lake Grande | 6 | 29% | $1,966 | +8.1% |
| The Lakeshore | 3 | 14% | $1,457 | -19.9% |
| J Gateway | 3 | 14% | $2,219 | +22.0% |
| Parc Oasis | 2 | 10% | $1,188 | -34.7% |
| Lakeville | 2 | 10% | $1,835 | +0.8% |
| All other projects | 5 | 24% | — | — |
Lake Grande led with 6 caveats (29% of all district resale) at a median $1,966 psf — 8% above the district median. The Lakeshore and J Gateway 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. 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 | 2 | — | $1,956 12-mo avg · 20 caveats | — |
| 2-Bed | 7 | 33% | $1,819 | +6.7% |
| 3-Bed | 6 | 29% | $1,504 | +7.8% |
| 4-Bed+ (est.) | 6 | 29% | $1,645 | +13.6% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 2 | — | $1,956 12-mo avg · 20 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| J Gateway | 1 | 50.0% | $2,032 |
| Lake Grande | 1 | 50.0% | $1,900 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 7 | 33% | $1,819 | +6.7% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Lake Grande | 3 | 42.9% | $1,966 |
| The Lakeshore | 2 | 28.6% | $1,479 |
| Lake Life | 1 | 14.3% | $1,546 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 6 | 29% | $1,504 | +7.8% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| J Gateway | 2 | 33.3% | $2,228 |
| Caspian | 1 | 16.7% | $1,575 |
| Parc Oasis | 1 | 16.7% | $1,141 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 6 | 29% | $1,645 | +13.6% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Lake Grande | 2 | 33.3% | $2,037 |
| Lakepoint Condominium | 1 | 16.7% | $821 |
| Lakeville | 1 | 16.7% | $1,850 |
2-Bed units led resale activity in July 2026, accounting for 7 of 21 caveats (33%) at a median $1,819 psf. That segment's PSF moved 6.7% 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. 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 |
|---|---|---|---|---|
| Lake Grande | 11-15 | 1,302 | $2,560,000 | $1,966 |
| Lake Grande | 11-15 | 1,152 | $2,428,000 | $2,108 |
| Lakeville | 01-05 | 1,270 | $2,350,000 | $1,850 |
| J Gateway | 26-30 | 893 | $1,998,800 | $2,237 |
| Caspian | 01-05 | 1,238 | $1,950,000 | $1,575 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| J Gateway | 01-05 | 517 | $1,050,000 | $2,032 |
| Lake Grande | 11-15 | 474 | $900,000 | $1,900 |
Showing all 2 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Lakeville | 06-10 | 775 | $1,410,000 | $1,819 |
| The Lakeshore | 11-15 | 926 | $1,388,888 | $1,500 |
| The Lakeshore | 06-10 | 947 | $1,380,000 | $1,457 |
| Lake Grande | 11-15 | 624 | $1,250,000 | $2,002 |
| Lake Grande | 06-10 | 624 | $1,227,500 | $1,966 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| J Gateway | 26-30 | 893 | $1,998,800 | $2,237 |
| Caspian | 01-05 | 1,238 | $1,950,000 | $1,575 |
| The Lakeshore | 01-05 | 1,109 | $1,588,000 | $1,432 |
| J Gateway | 06-10 | 678 | $1,505,000 | $2,219 |
| The Floravale | 06-10 | 1,292 | $1,478,000 | $1,144 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Lake Grande | 11-15 | 1,302 | $2,560,000 | $1,966 |
| Lake Grande | 11-15 | 1,152 | $2,428,000 | $2,108 |
| Lakeville | 01-05 | 1,270 | $2,350,000 | $1,850 |
| Parc Oasis | 11-15 | 1,507 | $1,860,000 | $1,234 |
| Lakepoint Condominium | 06-10 | 2,217 | $1,820,000 | $821 |
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 softening (-2.1% MoM) on steady demand.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| J Gateway | 6 | $3,750/mo |
| The Lakefront Residences | 4 | $3,350/mo |
| Lake Grande | 2 | $3,425/mo |
Rents firming (+6.2% MoM) on thin volume.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Lakeshore | 7 | $4,100/mo |
| J Gateway | 5 | $4,800/mo |
| Lake Grande | 5 | $4,200/mo |
Rents holding steady (+1.5% 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 |
|---|---|---|
| Parc Oasis | 13 | $5,000/mo |
| The Lakeshore | 9 | $5,228/mo |
| J Gateway | 6 | $6,000/mo |
Rents softening (-19.9% MoM) on rising demand.
+9 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 |
|---|---|---|
| Lakeside Tower | 5 | $4,800/mo |
| Lake Life | 3 | $5,050/mo |
| Ivory Heights | 2 | $4,450/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 |
|---|---|---|---|
| Sora | 209 units | 404 units | 48% |
| Jden | 5 units | 110 units | 95% |
| The Lakegarden Residences | 3 units | 75 units | 96% |
New launch supply is narrowing — 217 units across 3 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
No 1-Bed new launch units in District 22 this month.
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom Deluxe + Study | 33 units | 138 units | 76% | 732–915 sqft |
| 2 Bedroom Deluxe | 5 units | 60 units | 92% | 667–807 sqft |
| 2 Bedroom (Compact＋) | 1 unit | 38 units | 97% | 678–678 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium + Study | 80 units | 84 units | 5% | 1,152–1,410 sqft |
| 3 Bedroom Premium | 57 units | 64 units | 11% | 1,098–1,313 sqft |
| 3 Bedroom | 1 unit | 73 units | 99% | 1,184–1,184 sqft |
| 3 Bedroom + Study (Premium) | 1 unit | 19 units | 95% | 2,002–2,002 sqft |
| 3 Bedroom Deluxe | 1 unit | 22 units | 95% | 936–936 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 5 Bedroom Luxury | 17 units | 18 units | 6% | 1,679–1,938 sqft |
| 4 Bedroom Luxury | 16 units | 18 units | 11% | 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 | -62.5% | $2,579 | +10.3% |
| Region | 263 units | +216.9% | $2,340 | +7.1% |
| Singapore | 649 units | +262.6% | $2,687 | +4.1% |
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 — #17 of 22 districts. D11 led with 208.
0.5% of the 649-unit Singapore total. Source: URA REALIS.
A 15.8% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power; buyers should come with recent comparables. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. With 217 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 softening, -2.1% MoM — price with that in mind (14 leases last month). Currently +27.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,183,000–$1,410,000 | $1,857–$1,966 psf |
| High (11+) | $1,060,000–$1,390,000 | $1,546–$2,002 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+6.7% MoM) — expect less room to negotiate on this size.
Rental strong, +6.2% MoM — supports pricing (40 leases last month). Currently +18.4% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,380,000–$1,670,000 | $1,273–$1,672 psf |
| High (11+) | $1,450,000–$1,998,800 | $1,500–$2,011 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+7.8% MoM) — expect less room to negotiate on this size.
Rental steady, +1.5% MoM (67 leases last month). Currently -2.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,438,888–$2,060,000 | $1,144–$1,575 psf |
| High (11+) | $2,000,000–$2,560,000 | $1,576–$1,966 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+13.6% MoM) — expect less room to negotiate on this size.
Rental softening, -19.9% MoM — price with that in mind (10 leases last month). Currently +7.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,680,000–$1,770,000 | $784–$821 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-2.1% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| J Gateway | 6 | $3,750/mo |
| The Lakefront Residences | 4 | $3,350/mo |
| Lake Grande | 2 | $3,425/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 (+6.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| The Lakeshore | 7 | $4,100/mo |
| J Gateway | 5 | $4,800/mo |
| Lake Grande | 5 | $4,200/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.
Talk Rental StrategyRents holding steady (+1.5% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Parc Oasis | 13 | $5,000/mo |
| The Lakeshore | 9 | $5,228/mo |
| J Gateway | 6 | $6,000/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 (-19.9% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Lakeside Tower | 5 | $4,800/mo |
| Lake Life | 3 | $5,050/mo |
| Ivory Heights | 2 | $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.
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