District 23's median PSF climbed 2.3% this month — a firming market.
Volume held broadly steady in District 23 in May 2026, with 73 resale caveats compared to 72 in April. Month-on-month, the district median PSF edged up 2.3% to $1,505 — a constructive signal for sellers. The district sits below the OCR region median of $1,533 psf (-1.8%).
Verified as of 19 Jul 2026 · Latest URA data through May 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 | $1,505 | $1,533 | $1,719 |
| Caveats | 73 | 646 | 1,173 |
| vs D23 | — | +1.8% | +14.2% |
District 23 ranks #12 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 |
|---|---|---|---|
| Mar 2026 | 65 | $1,501 | +2.7% |
| Apr 2026 | 72 | $1,472 | -1.9% |
| May 2026 | 73 | $1,505 | +2.3% |
Over the 3 months to May 2026, District 23's median PSF has held steady (+0.3%), while caveat volume grew.
Condo & EC resale only. Source: URA REALIS.
The $1,505 median PSF represents a 2.3% gain against April's $1,472. Caveat count was broadly unchanged at 73. 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.
This month in District 23: 2 study units · 1 sky 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 | 8 | 11% | $1,538 | +2.2% |
| Midwood | 7 | 10% | $1,924 | +27.8% |
| Le Quest | 5 | 7% | $1,689 | +12.2% |
| Regent Grove | 4 | 5% | $1,017 | -32.4% |
| Inz Residence | 4 | 5% | $1,491 | -0.9% |
| All other projects | 45 | 62% | — | — |
Sol Acres led with 8 caveats (11% of all district resale) at a median $1,538 psf — near the district median. Midwood and Le Quest followed with 7 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 | 11 | 15% | $1,514 | -5.1% |
| 2-Bed | 20 | 27% | $1,527 | +9.1% |
| 3-Bed | 35 | 48% | $1,494 | +2.1% |
| 4-Bed+ | 7 | 10% | $1,455 | -14.0% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 11 | 15% | $1,514 | -5.1% |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Hillier | 3 | 27.3% | $1,514 |
| Hillion Residences | 2 | 18.2% | $1,807 |
| Kingsford . Hillview Peak | 2 | 18.2% | $1,380 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 20 | 27% | $1,527 | +9.1% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Midwood | 5 | 25.0% | $1,930 |
| Maysprings | 2 | 10.0% | $1,321 |
| Regent Heights | 2 | 10.0% | $1,144 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 35 | 48% | $1,494 | +2.1% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Le Quest | 4 | 11.4% | $1,677 |
| Regent Grove | 4 | 11.4% | $1,017 |
| Sol Acres | 3 | 8.6% | $1,518 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 7 | 10% | $1,455 | -14.0% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Blossom Residences | 2 | 28.6% | $1,378 |
| Inz Residence | 2 | 28.6% | $1,472 |
| Sol Acres | 2 | 28.6% | $1,603 |
3-Bed units led resale activity in May 2026, accounting for 35 of 73 caveats (48%) at a median $1,494 psf. That segment's PSF moved 2.1% 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 |
|---|---|---|---|---|
| The Dairy Farm | 06-10 | 1,948 | $3,500,000 | $1,796 |
| Hillington Green | 06-10 | 1,528 | $2,580,000 | $1,688 |
| Cashew Heights Condominium | 01-05 | 1,658 | $2,533,000 | $1,528 |
| Glendale Park | 06-10 | 1,249 | $2,300,000 | $1,842 |
| Foresque Residences | 11-15 | 1,270 | $2,068,000 | $1,628 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Hillier | 11-15 | 840 | $1,440,000 | $1,715 |
| Hillion Residences | 06-10 | 710 | $1,340,000 | $1,886 |
| The Hillier | 11-15 | 678 | $980,000 | $1,445 |
| The Hillier | 21-25 | 614 | $928,888 | $1,514 |
| Midwood | 16-20 | 484 | $888,000 | $1,833 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Dairy Farm | 06-10 | 1,948 | $3,500,000 | $1,796 |
| Hazel Park Condominium | 01-05 | 1,206 | $1,820,000 | $1,510 |
| Hillington Green | 06-10 | 990 | $1,705,000 | $1,722 |
| Midwood | 16-20 | 775 | $1,550,000 | $2,000 |
| Midwood | 01-05 | 775 | $1,400,000 | $1,806 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Hillington Green | 06-10 | 1,528 | $2,580,000 | $1,688 |
| Cashew Heights Condominium | 01-05 | 1,658 | $2,533,000 | $1,528 |
| Glendale Park | 06-10 | 1,249 | $2,300,000 | $1,842 |
| Foresque Residences | 11-15 | 1,270 | $2,068,000 | $1,628 |
| Midwood | 16-20 | 990 | $1,905,000 | $1,924 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Sol Acres | 16-20 | 1,173 | $1,900,000 | $1,619 |
| Sol Acres | 11-15 | 1,163 | $1,845,000 | $1,587 |
| Inz Residence | 01-05 | 1,216 | $1,770,000 | $1,455 |
| Blossom Residences | 06-10 | 1,249 | $1,720,000 | $1,378 |
| Blossom Residences | 11-15 | 1,249 | $1,720,000 | $1,378 |
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 (+0.0% 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 |
|---|---|---|
| Midwood | 5 | $3,100/mo |
| The Hillier | 5 | $3,000/mo |
| The Tennery | 4 | $3,022/mo |
Rents firming (+2.9% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Midwood | 6 | $3,775/mo |
| Hillview Heights | 5 | $3,800/mo |
| Maysprings | 5 | $3,500/mo |
Rents holding steady (+0.0% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Cashew Heights Condominium | 4 | $4,850/mo |
| Guilin View | 4 | $4,292/mo |
| Merawoods | 4 | $4,425/mo |
Rents softening (-5.5% MoM) on thin volume.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Regent Grove | 3 | $4,650/mo |
| The Warren | 2 | $5,150/mo |
| Dairy Farm Residences | 1 | $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 |
|---|---|---|---|
| Narra Residences | 332 units | 509 units | 35% |
| The Myst | 15 units | 72 units | 79% |
347 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 | 45 units | 66 units | 32% | 689–700 sqft |
| 2 Bedroom Premium | 20 units | 58 units | 66% | 646–646 sqft |
| 2 Bedroom Compact | 8 units | 30 units | 73% | 560–560 sqft |
| 2 Bedroom With Hs & Study | 6 units | 24 units | 75% | 721–721 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 70 units | 101 units | 31% | 990–1,023 sqft |
| 3 Bedroom With Study | 20 units | 25 units | 20% | 1,152–1,173 sqft |
| 3 Bedroom Flexi | 6 units | 31 units | 81% | 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 | 11 units | 49 units | 78% | 1,518–1,851 sqft |
| 5 Bedroom | 4 units | 23 units | 83% | 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 | 51 units | -37.8% | $2,111 | -2.5% |
| Region | 245 units | -89.9% | $2,116 | -3.5% |
| 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 23 sold 51 new launch units this month — #4 of 22 districts. D05 led with 415.
5.8% of the 884-unit Singapore total. Source: URA REALIS.
A 2.3% 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 347 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 (-5.1% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (25 leases last month). Currently -1.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $840,000–$1,280,000 | $1,461–$1,806 psf |
| High (11+) | $860,000–$980,000 | $1,472–$1,700 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+9.1% MoM) — expect less room to negotiate on this size.
Rental strong, +2.9% MoM — supports pricing (87 leases last month). Currently -0.4% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,165,000–$1,610,000 | $1,149–$1,566 psf |
| High (11+) | $1,230,000–$1,805,000 | $1,193–$1,610 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+2.1% MoM) — expect less room to negotiate on this size.
Rental steady, +0.0% MoM (88 leases last month). Currently -2.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,400,000–$1,923,888 | $1,062–$1,515 psf |
| High (11+) | $1,480,000–$2,258,880 | $1,146–$1,706 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-14.0% MoM) — buyers may push back on this size.
Rental softening, -5.5% MoM — price with that in mind (15 leases last month). Currently -5.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,400,000–$3,088,000 | $1,253–$1,796 psf |
| High (11+) | $2,468,000–$2,770,000 | $944–$1,671 psf |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Midwood | 5 | $3,100/mo |
| The Hillier | 5 | $3,000/mo |
| The Tennery | 4 | $3,022/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 (+2.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Midwood | 6 | $3,775/mo |
| Hillview Heights | 5 | $3,800/mo |
| Maysprings | 5 | $3,500/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 holding steady (+0.0% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Cashew Heights Condominium | 4 | $4,850/mo |
| Guilin View | 4 | $4,292/mo |
| Merawoods | 4 | $4,425/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 softening (-5.5% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Regent Grove | 3 | $4,650/mo |
| The Warren | 2 | $5,150/mo |
| Dairy Farm Residences | 1 | $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.
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