District 23 is trading about 5% below the wider OCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 23 in August 2026, with 63 resale caveats compared to 75 in July. Month-on-month, the district median PSF softened 3.8% to $1,443 — giving buyers a softer entry point. The district sits below the OCR region median of $1,518 psf (-4.9%).
Verified as of 21 Sep 2026 · Latest URA data through Aug 2026
District 23 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 23 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,443 | $1,518 | $1,717 |
| Caveats | 63 | 581 | 1,062 |
| vs D23 | — | +5.2% | +19.0% |
District 23 ranks #11 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 | 71 | $1,509 | -0.1% |
| Jul 2026 | 75 | $1,500 | -0.6% |
| Aug 2026 | 63 | $1,443 | -3.8% |
Over the 3 months to August 2026, District 23's median PSF has eased (-4.4%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,443 median PSF represents a 3.8% dip against July's $1,500. Caveat count fell 16% from 75 to 63. 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 23: 1 penthouse sale · 3 study units · 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 D23 |
|---|---|---|---|---|
| Sol Acres | 6 | 10% | $1,487 | +3.1% |
| The Warren | 4 | 6% | $1,229 | -14.9% |
| Inz Residence | 4 | 6% | $1,481 | +2.6% |
| Midwood | 4 | 6% | $1,936 | +34.1% |
| Yew Mei Green | 3 | 5% | $1,034 | -28.3% |
| All other projects | 42 | 67% | — | — |
Sol Acres led with 6 caveats (10% of all district resale) at a median $1,487 psf — near the district median. The Warren and Inz Residence followed with 4 and 4 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 | 10 | 16% | $1,456 | -8.6% |
| 2-Bed | 17 | 27% | $1,457 | +9.4% |
| 3-Bed | 29 | 46% | $1,301 | -9.9% |
| 4-Bed+ | 7 | 11% | $1,432 | -4.8% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 10 | 16% | $1,456 | -8.6% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Hillsta | 2 | 20.0% | $1,340 |
| Kingsford . Hillview Peak | 2 | 20.0% | $1,456 |
| The Hillier | 2 | 20.0% | $1,572 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 17 | 27% | $1,457 | +9.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Sol Acres | 5 | 29.4% | $1,492 |
| Cashew Park Condominium | 1 | 5.9% | $1,634 |
| Guilin View | 1 | 5.9% | $1,103 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 29 | 46% | $1,301 | -9.9% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Warren | 4 | 13.8% | $1,229 |
| Inz Residence | 3 | 10.3% | $1,487 |
| Hillview Regency | 2 | 6.9% | $1,241 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 7 | 11% | $1,432 | -4.8% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Yew Mei Green | 2 | 28.6% | $1,034 |
| Inz Residence | 1 | 14.3% | $1,443 |
| Midwood | 1 | 14.3% | $2,018 |
3-Bed units led resale activity in August 2026, accounting for 29 of 63 caveats (46%) at a median $1,301 psf. That segment's PSF moved 9.9% 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 |
|---|---|---|---|---|
| Park Natura | 06-10 | 2,863 | $3,850,000 | $1,345 |
| Cashew Heights Condominium | 11-15 | 1,647 | $2,708,000 | $1,644 |
| Hillington Green | 06-10 | 1,528 | $2,588,888 | $1,694 |
| Midwood | 16-20 | 1,249 | $2,520,000 | $2,018 |
| Inz Residence | 06-10 | 1,711 | $2,470,000 | $1,443 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Midwood | 21-25 | 484 | $938,000 | $1,936 |
| The Hillier | 16-20 | 614 | $920,000 | $1,499 |
| The Hillier | 21-25 | 517 | $850,000 | $1,645 |
| The Tennery | 16-20 | 614 | $815,000 | $1,328 |
| The Tennery | 11-15 | 614 | $810,000 | $1,320 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Dairy Farm | 06-10 | 1,281 | $2,200,000 | $1,718 |
| Merawoods | 01-05 | 1,001 | $1,545,000 | $1,543 |
| Hilltop Grove | 06-10 | 1,249 | $1,488,000 | $1,192 |
| The Jade | 01-05 | 1,012 | $1,460,000 | $1,443 |
| Cashew Park Condominium | 01-05 | 893 | $1,460,000 | $1,634 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Cashew Heights Condominium | 11-15 | 1,647 | $2,708,000 | $1,644 |
| Hillington Green | 06-10 | 1,528 | $2,588,888 | $1,694 |
| The Skywoods | 11-15 | 1,475 | $2,430,000 | $1,648 |
| Hazel Park Condominium | 06-10 | 1,324 | $2,348,000 | $1,773 |
| Hillview Park | 01-05 | 1,432 | $2,318,000 | $1,619 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Park Natura | 06-10 | 2,863 | $3,850,000 | $1,345 |
| Midwood | 16-20 | 1,249 | $2,520,000 | $2,018 |
| Inz Residence | 06-10 | 1,711 | $2,470,000 | $1,443 |
| The Skywoods | 11-15 | 1,227 | $1,950,000 | $1,589 |
| Sol Acres | 01-05 | 1,173 | $1,680,000 | $1,432 |
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 (+1.7% 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Kingsford . Hillview Peak | 7 | $2,980/mo |
| The Hillier | 7 | $3,100/mo |
| Midwood | 6 | $3,250/mo |
Rents holding steady (+0.0% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Le Quest | 15 | $3,650/mo |
| Dairy Farm Residences | 7 | $3,550/mo |
| The Botany At Dairy Farm | 7 | $3,600/mo |
Rents firming (+2.3% MoM) on rising demand.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Botany At Dairy Farm | 12 | $4,775/mo |
| Parkview Apartments | 8 | $4,250/mo |
| The Dairy Farm | 7 | $6,750/mo |
Rents holding steady (+0.0% MoM) on steady demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Botany At Dairy Farm | 6 | $6,450/mo |
| Foresque Residences | 2 | $5,975/mo |
| Hillview Heights | 2 | $5,100/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 |
|---|---|---|---|
| Narra Residences | 320 units | 509 units | 37% |
| The Myst | 7 units | 72 units | 90% |
327 new launch units remain unsold across 2 active projects in District 23. 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 23 this month.
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom With Study | 77 units | 87 units | 11% | 721–721 sqft |
| 2 Bedroom With Hs | 42 units | 66 units | 36% | 689–700 sqft |
| 2 Bedroom Premium | 19 units | 58 units | 67% | 646–646 sqft |
| 2 Bedroom Compact | 5 units | 30 units | 83% | 560–560 sqft |
| 2 Bedroom With Hs & Study | 3 units | 24 units | 88% | 721–721 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 69 units | 101 units | 32% | 990–1,023 sqft |
| 3 Bedroom With Study | 20 units | 25 units | 20% | 1,152–1,173 sqft |
| 3 Bedroom Flexi | 5 units | 31 units | 84% | 872–872 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom Compact | 29 units | 35 units | 17% | 1,152–1,152 sqft |
| 5 Bedroom With Private Lift | 26 units | 26 units | 0% | 1,658–1,679 sqft |
| 4 Bedroom Premium | 25 units | 26 units | 4% | 1,378–1,378 sqft |
| 4 Bedroom | 4 units | 49 units | 92% | 1,518–1,851 sqft |
| 5 Bedroom | 3 units | 23 units | 87% | 1,690–2,034 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 23 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 8 units | -55.6% | $2,114 | -0.6% |
| Region | 73 units | -72.7% | $2,115 | -9.6% |
| Singapore | 174 units | -73.6% | $2,469 | -8.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 23 sold 8 new launch units this month — #8 of 21 districts. D15 led with 22.
4.6% of the 174-unit Singapore total. Source: URA REALIS.
District 23 saw both prices and volume ease in August 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 327 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Softening (-8.6% MoM) — buyers may push back on this size.
Rental steady, +1.7% MoM (43 leases last month). Currently -4.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $770,000–$1,158,000 | $1,442–$1,691 psf |
| High (11+) | $883,000–$1,385,000 | $1,444–$1,967 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+9.4% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (134 leases last month). Currently -4.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,170,000–$1,700,000 | $1,198–$1,596 psf |
| High (11+) | $1,290,000–$1,585,000 | $1,191–$1,617 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-9.9% MoM) — buyers may push back on this size.
Rental strong, +2.3% MoM — supports pricing (165 leases last month). Currently -14.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,488,000–$2,100,000 | $1,161–$1,619 psf |
| High (11+) | $1,468,000–$1,800,000 | $1,065–$1,442 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-4.8% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (27 leases last month). Currently -5.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,500,000–$3,850,000 | $1,345–$1,637 psf |
| High (11+) | $2,030,000–$2,800,000 | $1,088–$1,644 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+1.7% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Kingsford . Hillview Peak | 7 | $2,980/mo |
| The Hillier | 7 | $3,100/mo |
| Midwood | 6 | $3,250/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 |
|---|---|---|
| Le Quest | 15 | $3,650/mo |
| Dairy Farm Residences | 7 | $3,550/mo |
| The Botany At Dairy Farm | 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 firming (+2.3% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Botany At Dairy Farm | 12 | $4,775/mo |
| Parkview Apartments | 8 | $4,250/mo |
| The Dairy Farm | 7 | $6,750/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 |
|---|---|---|
| The Botany At Dairy Farm | 6 | $6,450/mo |
| Foresque Residences | 2 | $5,975/mo |
| Hillview Heights | 2 | $5,100/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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