District 26 is trading about 13% below the wider OCR median — that gap is worth understanding before you make a move here.
Transaction volume picked up in District 26 in September 2026, with 5 resale caveats compared to 4 in August. Month-on-month, the district median PSF softened 13.1% to $1,342 — giving buyers a softer entry point. The district sits below the OCR region median of $1,538 psf (-12.7%).
Verified as of 31 Oct 2026 · Latest URA data through Sep 2026
District 26 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 26 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,342 | $1,538 | $1,707 |
| Caveats | 5 | 631 | 1,126 |
| vs D26 | — | +14.6% | +27.2% |
District 26 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 |
|---|---|---|---|
| Jul 2026 | 8 | $1,704 | +15.4% |
| Aug 2026 | 4 | $1,544 | -9.4% |
| Sep 2026 | 5 | $1,342 | -13.1% |
Over the 3 months to September 2026, District 26's median PSF has eased (-21.2%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,342 median PSF represents a 13.1% dip against August's $1,544. Caveat count rose 25% from 4 to 5. 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.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D26 |
|---|---|---|---|---|
| Seasons Park | 2 | 40% | $1,330 | -0.9% |
| The Essence | 2 | 40% | $1,476 | +10.0% |
| Hong Heng Mansions | 1 | 20% | $1,156 | -13.9% |
Seasons Park led with 2 caveats (40% of all district resale) at a median $1,330 psf — near the district median. The Essence and Hong Heng Mansions followed with 2 and 1 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 | Too few resale caveats over the past 12 months to report a reliable figure (2 in the past year). | ||
| 2-Bed | 4 | — | $1,446 12-mo avg · 41 caveats | — |
| 3-Bed (est.) | 1 | — | $1,477 12-mo avg · 26 caveats | — |
| 4-Bed+ | 0 | — | $1,568 12-mo avg · 13 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 0 | Too few resale caveats over the past 12 months to report a reliable figure (2 in the past year). | ||
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 | 4 | — | $1,446 12-mo avg · 41 caveats | — |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Seasons Park | 2 | 50.0% | $1,330 |
| The Essence | 2 | 50.0% | $1,476 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed (est.) | 1 | — | $1,477 12-mo avg · 26 caveats | — |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Hong Heng Mansions | 1 | 100.0% | $1,156 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 0 | — | $1,568 12-mo avg · 13 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| No caveats for 4-Bed+ this month. | |||
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 |
|---|---|---|---|---|
| Seasons Park | 16-20 | 1,066 | $1,430,000 | $1,342 |
| Seasons Park | 06-10 | 1,066 | $1,403,888 | $1,317 |
| Hong Heng Mansions | 01-05 | 926 | $1,070,000 | $1,156 |
| The Essence | 01-05 | 624 | $950,000 | $1,522 |
| The Essence | 01-05 | 538 | $770,000 | $1,431 |
| 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 |
|---|---|---|---|---|
| Seasons Park | 16-20 | 1,066 | $1,430,000 | $1,342 |
| Seasons Park | 06-10 | 1,066 | $1,403,888 | $1,317 |
| The Essence | 01-05 | 624 | $950,000 | $1,522 |
| The Essence | 01-05 | 538 | $770,000 | $1,431 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Hong Heng Mansions | 01-05 | 926 | $1,070,000 | $1,156 |
Showing all 1 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| No transactions this size band in the top 5 by price this month. | ||||
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 firming (+8.1% MoM) on thin volume.
+1 additional lease 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 |
|---|---|---|
| Lentor Modern | 6 | $4,250/mo |
| The Brooks Ii | 3 | $3,400/mo |
| Non-Landed Housing Development | 1 | $4,500/mo |
Rents softening (-5.2% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Lentor Modern | 4 | $5,550/mo |
| Castle Green | 2 | $4,450/mo |
| Meadows @ Peirce | 2 | $4,100/mo |
+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.
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 |
|---|---|---|---|
| Lentor Gardens Residences | 185 units | 469 units | 61% |
| Lentoria | 13 units | 163 units | 92% |
| Springleaf Residence | 13 units | 79 units | 84% |
New launch supply is narrowing — 211 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
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 1 Bedroom | 5 units | 23 units | 78% | 538–538 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 2 Bedroom + Study | 102 units | 147 units | 31% | 732–732 sqft |
| 2 Bedroom Premium | 32 units | 75 units | 57% | 646–678 sqft |
| 2 Bedroom | 5 units | 92 units | 95% | 700–732 sqft |
| 2 Bedroom Premium (Hs) | 1 unit | 30 units | 97% | 689–689 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 3 Bedroom Premium | 7 units | 77 units | 91% | 1,001–1,012 sqft |
| 3 Bedroom+Study+Utility | 6 units | 8 units | 25% | 1,259–1,259 sqft |
| 3 Bedroom Premium + Study | 5 units | 32 units | 84% | 969–969 sqft |
| 3 Bedroom | 3 units | 48 units | 94% | 936–936 sqft |
| Unit Type | Available | Total | % Sold | Size |
|---|---|---|---|---|
| 4 Bedroom Premium | 32 units | 45 units | 29% | 1,346–1,356 sqft |
| 5 Bedroom | 7 units | 71 units | 90% | 1,453–1,475 sqft |
| 4 Bedroom Compact | 3 units | 60 units | 95% | 1,184–1,184 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 26 projects.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 24 units | +41.2% | $2,360 | +0.1% |
| Region | 116 units | +56.8% | $2,255 | +6.6% |
| Singapore | 284 units | +57.8% | $2,468 | -2.3% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 26 sold 24 new launch units this month — #5 of 20 districts. D05 led with 44.
8.5% of the 284-unit Singapore total. Source: URA REALIS.
PSF softened 13.1% in September 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 211 new launch units still available, resale buyers should benchmark against new launch pricing before committing — the gap tells you a lot about relative value.
Too few resale caveats over the past 12 months to report a reliable figure (2 in the past year).
Flat — no clear month-on-month PSF signal yet for this size.
Rental strong, +8.1% MoM — supports pricing (9 leases last month). Currently -6.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,210,000–$2,110,000 | $1,317–$1,783 psf |
| High (11+) | $1,430,000–$2,125,000 | $1,342–$1,779 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental softening, -5.2% MoM — price with that in mind (13 leases last month). Currently -4.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,750,000–$2,550,000 | $1,402–$1,704 psf |
| High (11+) | Insufficient data (< 3 txns) | |
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.
42 leases over the trailing 12 months (12-mo avg · 42 leases) — this month's count is too thin for a MoM read. Currently +2.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | Insufficient data (< 3 txns) | |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free Valuation12-mo avg · 48 leases
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 (+8.1% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Lentor Modern | 6 | $4,250/mo |
| The Brooks Ii | 3 | $3,400/mo |
| Non-Landed Housing Development | 1 | $4,500/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 softening (-5.2% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Lentor Modern | 4 | $5,550/mo |
| Castle Green | 2 | $4,450/mo |
| Meadows @ Peirce | 2 | $4,100/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.
Talk Rental Strategy12-mo avg · 42 leases
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 StrategyReady to talk numbers?
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