Riverbank @ Fernvale captured 15% of all resale caveats in District 28 this month — unusually concentrated activity for one project.
Volume cooled noticeably in District 28 in August 2026, with 20 resale caveats compared to 30 in July. Month-on-month, the district median PSF edged up 1.4% to $1,532 — a constructive signal for sellers. The district sits above the OCR region median of $1,519 psf (+0.9%).
Verified as of 23 Sep 2026 · Latest URA data through Aug 2026
District 28 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 28 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,532 | $1,519 | $1,726 |
| Caveats | 20 | 589 | 1,076 |
| vs D28 | — | -0.9% | +12.7% |
District 28 ranks #8 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 | 21 | $1,531 | -2.6% |
| Jul 2026 | 30 | $1,511 | -1.3% |
| Aug 2026 | 20 | $1,532 | +1.4% |
Over the 3 months to August 2026, District 28's median PSF has held steady (+0.1%), while caveat volume stayed roughly flat.
Condo & EC resale only. Source: URA REALIS.
The $1,532 median PSF represents a 1.4% gain against July's $1,511. Caveat count fell 33% from 30 to 20. 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 28: 1 penthouse sale.
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 D28 |
|---|---|---|---|---|
| Riverbank @ Fernvale | 3 | 15% | $1,612 | +5.2% |
| Parc Botannia | 3 | 15% | $1,712 | +11.7% |
| The Greenwich | 2 | 10% | $1,280 | -16.5% |
| The Topiary | 2 | 10% | $1,581 | +3.2% |
| Lush Acres | 2 | 10% | $1,477 | -3.6% |
| All other projects | 8 | 40% | — | — |
Riverbank @ Fernvale led with 3 caveats (15% of all district resale) at a median $1,612 psf — 5% above the district median. Parc Botannia and The Greenwich followed with 3 and 2 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 | 2 | — | $1,618 12-mo avg · 36 caveats | — |
| 2-Bed | 4 | — | $1,589 12-mo avg · 86 caveats | — |
| 3-Bed | 9 | 45% | $1,462 | -2.9% |
| 4-Bed+ | 5 | 25% | $1,676 | +23.9% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 2 | — | $1,618 12-mo avg · 36 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Parc Botannia | 1 | 50.0% | $1,538 |
| The Greenwich | 1 | 50.0% | $1,344 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 4 | — | $1,589 12-mo avg · 86 caveats | — |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| High Park Residences | 1 | 25.0% | $1,660 |
| Parc Botannia | 1 | 25.0% | $1,712 |
| Rivertrees Residences | 1 | 25.0% | $1,612 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 9 | 45% | $1,462 | -2.9% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Grande Vista | 2 | 22.2% | $1,434 |
| Riverbank @ Fernvale | 2 | 22.2% | $1,526 |
| Floraville | 1 | 11.1% | $1,705 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 5 | 25% | $1,676 | +23.9% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| High Park Residences | 1 | 20.0% | $1,676 |
| Lush Acres | 1 | 20.0% | $1,493 |
| Mimosa Park | 1 | 20.0% | $1,322 |
3-Bed units led resale activity in August 2026, accounting for 9 of 20 caveats (45%) at a median $1,462 psf. That segment's PSF moved 2.9% 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 |
|---|---|---|---|---|
| Parc Botannia | 11-15 | 1,453 | $2,530,000 | $1,741 |
| Mimosa Park | 01-05 | 1,755 | $2,320,000 | $1,322 |
| Lush Acres | 01-05 | 1,507 | $2,250,000 | $1,493 |
| Grande Vista | 01-05 | 1,636 | $2,235,000 | $1,366 |
| Riverbank @ Fernvale | 06-10 | 1,238 | $2,100,000 | $1,696 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Greenwich | 01-05 | 603 | $810,000 | $1,344 |
| Parc Botannia | 01-05 | 506 | $778,000 | $1,538 |
Showing all 2 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Topiary | 01-05 | 753 | $1,150,000 | $1,526 |
| Rivertrees Residences | 06-10 | 710 | $1,145,000 | $1,612 |
| High Park Residences | 21-25 | 667 | $1,108,000 | $1,660 |
| Parc Botannia | 16-20 | 581 | $995,000 | $1,712 |
Showing all 4 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grande Vista | 01-05 | 1,636 | $2,235,000 | $1,366 |
| Grande Vista | 01-05 | 1,238 | $1,860,000 | $1,503 |
| The Topiary | 11-15 | 1,055 | $1,725,000 | $1,635 |
| Riverbank @ Fernvale | 16-20 | 1,055 | $1,700,000 | $1,612 |
| Lush Acres | 11-15 | 1,130 | $1,651,888 | $1,462 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parc Botannia | 11-15 | 1,453 | $2,530,000 | $1,741 |
| Mimosa Park | 01-05 | 1,755 | $2,320,000 | $1,322 |
| Lush Acres | 01-05 | 1,507 | $2,250,000 | $1,493 |
| Riverbank @ Fernvale | 06-10 | 1,238 | $2,100,000 | $1,696 |
| High Park Residences | 01-05 | 1,152 | $1,930,000 | $1,676 |
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 (+0.9% MoM) on steady 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 7 | $2,550/mo |
| Seletar Park Residence | 3 | $2,750/mo |
| The Greenwich | 3 | $2,950/mo |
Rents holding steady (+1.6% MoM) on steady demand.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 12 | $3,075/mo |
| H2o Residences | 5 | $3,300/mo |
| Parc Botannia | 5 | $3,400/mo |
Rents softening (-5.0% MoM) on steady demand.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Serenity Park | 4 | $3,550/mo |
| Grande Vista | 3 | $4,100/mo |
| High Park Residences | 3 | $3,700/mo |
Rents softening (-2.5% MoM) on thin volume.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Topiary | 3 | $4,900/mo |
| H2o Residences | 2 | $4,675/mo |
| Rivertrees Residences | 1 | $5,000/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 |
|---|---|---|---|
| Belgravia Ace | 14 units | 104 units | 87% |
New launch supply in District 28 is effectively exhausted (14 units). Resale is the only game in town — that structural scarcity generally supports price floors. With almost no new launch left, resale is effectively the only market. Don't expect developers to set the price ceiling here.
Source: EcoProp live balance. Latest available snapshot.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 0 units | — | — | — |
| Region | 73 units | -72.7% | $2,115 | -9.6% |
| Singapore | 174 units | -73.6% | $2,469 | -8.0% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 28 sold 0 new launch units this month — #None of 21 districts. D15 led with 22.
0.0% of the 174-unit Singapore total. Source: URA REALIS.
District 28 held its pricing in August 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. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Flat — no clear month-on-month PSF signal yet for this size.
Rental steady, +0.9% MoM (16 leases last month). Currently +6.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $810,000–$1,145,000 | $1,385–$1,612 psf |
| High (11+) | $995,000–$1,163,888 | $1,550–$1,696 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental steady, +1.6% MoM (32 leases last month). Currently +4.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,308,888–$1,790,000 | $1,303–$1,631 psf |
| High (11+) | $1,438,000–$1,725,000 | $1,462–$1,653 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-2.9% MoM) — buyers may push back on this size.
Rental softening, -5.0% MoM — price with that in mind (19 leases last month). Currently -3.8% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,600,000–$1,860,000 | $1,136–$1,493 psf |
| High (11+) | $1,950,000–$2,085,000 | $1,449–$1,502 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationRising (+23.9% MoM) — expect less room to negotiate on this size.
Rental softening, -2.5% MoM — price with that in mind (6 leases last month). Currently +10.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,010,000–$2,330,000 | $1,103–$1,366 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 7 | $2,550/mo |
| Seletar Park Residence | 3 | $2,750/mo |
| The Greenwich | 3 | $2,950/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 (+1.6% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 12 | $3,075/mo |
| H2o Residences | 5 | $3,300/mo |
| Parc Botannia | 5 | $3,400/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 (-5.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Serenity Park | 4 | $3,550/mo |
| Grande Vista | 3 | $4,100/mo |
| High Park Residences | 3 | $3,700/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 (-2.5% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| The Topiary | 3 | $4,900/mo |
| H2o Residences | 2 | $4,675/mo |
| Rivertrees Residences | 1 | $5,000/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 StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
