District 23's median PSF eased 0.6% this month — a steady, unremarkable month.
Volume held broadly steady in District 23 in July 2026, with 72 resale caveats compared to 70 in June. Month-on-month, the district median PSF softened 0.6% to $1,499 — a balanced market with no strong directional pressure. The district sits below the OCR region median of $1,534 psf (-2.3%).
Verified as of 30 Aug 2026 · Latest URA data through Jul 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 | $1,499 | $1,534 | $1,710 |
| Caveats | 72 | 626 | 1,115 |
| vs D23 | — | +2.4% | +14.1% |
District 23 ranks #9 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 | 77 | $1,510 | +2.6% |
| Jun 2026 | 70 | $1,507 | -0.2% |
| Jul 2026 | 72 | $1,499 | -0.6% |
Over the 3 months to July 2026, District 23's median PSF has held steady (-0.7%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,499 median PSF represents a 0.6% dip against June's $1,507. Caveat count rose 3% from 70 to 72. Figures cover condo and EC resale only — landed and strata-landed are excluded as their per-sqft dynamics differ materially from the strata market. Both sides should anchor to recent comparables.
This month in District 23: 3 penthouse sales · 5 study units.
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 | 7 | 10% | $1,543 | +2.9% |
| Midwood | 5 | 7% | $1,967 | +31.2% |
| Regent Heights | 5 | 7% | $1,056 | -29.5% |
| Hillion Residences | 5 | 7% | $1,772 | +18.2% |
| Foresque Residences | 4 | 6% | $1,550 | +3.4% |
| All other projects | 46 | 64% | — | — |
Sol Acres led with 7 caveats (10% of all district resale) at a median $1,543 psf — near the district median. Midwood and Regent Heights followed with 5 and 5 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 | 13 | 18% | $1,609 | -6.3% |
| 2-Bed | 15 | 21% | $1,301 | -16.9% |
| 3-Bed | 34 | 47% | $1,456 | -3.5% |
| 4-Bed+ | 10 | 14% | $1,504 | +31.7% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 13 | 18% | $1,609 | -6.3% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Hillion Residences | 5 | 38.5% | $1,772 |
| Sol Acres | 4 | 30.8% | $1,549 |
| The Hillier | 2 | 15.4% | $1,594 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 15 | 21% | $1,301 | -16.9% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Regent Heights | 4 | 26.7% | $1,015 |
| Midwood | 3 | 20.0% | $1,967 |
| Palm Gardens | 2 | 13.3% | $1,071 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 34 | 47% | $1,456 | -3.5% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Wandervale | 3 | 8.8% | $1,639 |
| Blossom Residences | 2 | 5.9% | $1,247 |
| Eco Sanctuary | 2 | 5.9% | $1,675 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 10 | 14% | $1,504 | +31.7% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Yew Mei Green | 3 | 30.0% | $1,053 |
| Park Natura | 2 | 20.0% | $1,549 |
| Foresque Residences | 1 | 10.0% | $1,548 |
3-Bed units led resale activity in July 2026, accounting for 34 of 72 caveats (47%) at a median $1,456 psf. That segment's PSF moved 3.5% 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 |
|---|---|---|---|---|
| Park Natura | 01-05 | 2,583 | $4,230,000 | $1,637 |
| Park Natura | 01-05 | 2,314 | $3,380,000 | $1,461 |
| Hillview Heights | 06-10 | 1,668 | $3,140,000 | $1,882 |
| Hazel Park Condominium | 06-10 | 1,518 | $2,660,000 | $1,753 |
| Midwood | 26-30 | 1,259 | $2,560,000 | $2,033 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Hillion Residences | 16-20 | 1,163 | $2,238,000 | $1,925 |
| Hillion Residences | 11-15 | 710 | $1,385,000 | $1,950 |
| The Hillier | 16-20 | 807 | $1,300,000 | $1,610 |
| The Hillier | 16-20 | 818 | $1,290,000 | $1,577 |
| Sol Acres | 11-15 | 570 | $918,000 | $1,609 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Midwood | 21-25 | 786 | $1,550,000 | $1,973 |
| Midwood | 06-10 | 786 | $1,535,000 | $1,954 |
| Midwood | 11-15 | 689 | $1,355,000 | $1,967 |
| Sol Acres | 21-25 | 872 | $1,340,000 | $1,537 |
| The Tennery | 06-10 | 861 | $1,173,000 | $1,362 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Meralodge | 06-10 | 1,755 | $2,500,000 | $1,425 |
| Hazel Park Condominium | 06-10 | 1,324 | $2,350,000 | $1,775 |
| Hillview Heights | 06-10 | 1,195 | $2,238,888 | $1,874 |
| Park Natura | 01-05 | 1,528 | $2,100,000 | $1,374 |
| Merawoods | 01-05 | 1,421 | $2,050,000 | $1,443 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Park Natura | 01-05 | 2,583 | $4,230,000 | $1,637 |
| Park Natura | 01-05 | 2,314 | $3,380,000 | $1,461 |
| Hillview Heights | 06-10 | 1,668 | $3,140,000 | $1,882 |
| Hazel Park Condominium | 06-10 | 1,518 | $2,660,000 | $1,753 |
| Midwood | 26-30 | 1,259 | $2,560,000 | $2,033 |
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 | 324 units | 509 units | 36% |
| The Myst | 10 units | 72 units | 86% |
334 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 | 43 units | 66 units | 35% | 689–700 sqft |
| 2 Bedroom Premium | 20 units | 58 units | 66% | 646–646 sqft |
| 2 Bedroom Compact | 7 units | 30 units | 77% | 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 | 7 units | 49 units | 86% | 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 | 18 units | +125.0% | $2,127 | -3.5% |
| Region | 265 units | +215.5% | $2,340 | +7.1% |
| Singapore | 657 units | +253.2% | $2,683 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 23 sold 18 new launch units this month — #7 of 22 districts. D11 led with 208.
2.7% of the 657-unit Singapore total. Source: URA REALIS.
District 23 held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. With 334 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 (-6.3% MoM) — buyers may push back on this size.
Rental steady, +1.7% MoM (43 leases last month). Currently +4.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $856,000–$1,316,888 | $1,418–$1,822 psf |
| High (11+) | $980,000–$1,400,000 | $1,514–$2,000 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-16.9% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (134 leases last month). Currently -15.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,160,000–$1,705,000 | $1,096–$1,603 psf |
| High (11+) | $1,230,000–$1,690,000 | $1,214–$1,610 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-3.5% MoM) — buyers may push back on this size.
Rental strong, +2.3% MoM — supports pricing (165 leases last month). Currently -5.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,625,000–$2,100,000 | $1,244–$1,535 psf |
| High (11+) | $1,468,000–$1,720,000 | $1,065–$1,427 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+31.7% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (27 leases last month). Currently -1.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,533,000–$3,380,000 | $1,425–$1,691 psf |
| High (11+) | Insufficient data (< 3 txns) | |
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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