District 28 is trading about 4% below the wider OCR median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in District 28 in June 2026, with 18 resale caveats compared to 31 in May. Month-on-month, the district median PSF softened 6.1% to $1,475 — giving buyers a softer entry point. The district sits below the OCR region median of $1,540 psf (-4.2%).
Verified as of 3 Aug 2026 · Latest URA data through Jun 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 | $1,475 | $1,540 | $1,731 |
| Caveats | 18 | 616 | 1,119 |
| vs D28 | — | +4.4% | +17.3% |
District 28 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 |
|---|---|---|---|
| Apr 2026 | 26 | $1,513 | -1.1% |
| May 2026 | 31 | $1,572 | +3.9% |
| Jun 2026 | 18 | $1,475 | -6.1% |
Over the 3 months to June 2026, District 28's median PSF has eased (-2.5%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,475 median PSF represents a 6.1% dip against May's $1,572. Caveat count fell 42% from 31 to 18. 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 28: 1 dual-key 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 D28 |
|---|---|---|---|---|
| High Park Residences | 5 | 28% | $1,696 | +15.0% |
| The Greenwich | 2 | 11% | $1,344 | -8.9% |
| Riverbank @ Fernvale | 2 | 11% | $1,503 | +1.9% |
| H2o Residences | 2 | 11% | $1,516 | +2.8% |
| Sunrise Gardens | 2 | 11% | $1,036 | -29.8% |
| All other projects | 5 | 28% | — | — |
High Park Residences led with 5 caveats (28% of all district resale) at a median $1,696 psf — 15% above the district median. The Greenwich and Riverbank @ Fernvale followed with 2 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. 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 | 2 | — | $1,597 12-mo avg · 36 caveats | — |
| 2-Bed | 5 | 28% | $1,663 | +5.1% |
| 3-Bed | 6 | 33% | $1,315 | -15.4% |
| 4-Bed+ | 5 | 28% | $1,449 | -8.5% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 2 | — | $1,597 12-mo avg · 36 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| High Park Residences | 1 | 50.0% | $1,681 |
| The Greenwich | 1 | 50.0% | $1,385 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 5 | 28% | $1,663 | +5.1% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| High Park Residences | 3 | 60.0% | $1,696 |
| Parc Botannia | 1 | 20.0% | $1,663 |
| The Greenwich | 1 | 20.0% | $1,303 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 6 | 33% | $1,315 | -15.4% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Riverbank @ Fernvale | 2 | 33.3% | $1,503 |
| Grande Vista | 1 | 16.7% | $1,205 |
| H2o Residences | 1 | 16.7% | $1,531 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 5 | 28% | $1,449 | -8.5% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Lush Acres | 2 | 40.0% | $1,419 |
| H2o Residences | 1 | 20.0% | $1,502 |
| High Park Residences | 1 | 20.0% | $1,767 |
3-Bed units led resale activity in June 2026, accounting for 6 of 18 caveats (33%) at a median $1,315 psf. That segment's PSF moved 15.4% 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 |
|---|---|---|---|---|
| H2o Residences | 16-20 | 1,389 | $2,085,000 | $1,502 |
| High Park Residences | 16-20 | 1,152 | $2,035,000 | $1,767 |
| Grande Vista | 06-10 | 1,668 | $2,010,000 | $1,205 |
| Lush Acres | 16-20 | 1,346 | $1,950,000 | $1,449 |
| Sunrise Gardens | 01-05 | 1,722 | $1,900,000 | $1,103 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| The Greenwich | 01-05 | 603 | $835,000 | $1,385 |
| High Park Residences | 11-15 | 452 | $760,000 | $1,681 |
Showing all 2 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| High Park Residences | 11-15 | 710 | $1,205,000 | $1,696 |
| High Park Residences | 11-15 | 678 | $1,160,000 | $1,711 |
| The Greenwich | 01-05 | 883 | $1,150,000 | $1,303 |
| Parc Botannia | 06-10 | 667 | $1,110,000 | $1,663 |
| High Park Residences | 11-15 | 581 | $950,000 | $1,634 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grande Vista | 06-10 | 1,668 | $2,010,000 | $1,205 |
| H2o Residences | 11-15 | 1,130 | $1,730,000 | $1,531 |
| Seletar Springs Condominium | 01-05 | 1,561 | $1,688,000 | $1,082 |
| Riverbank @ Fernvale | 16-20 | 1,044 | $1,650,000 | $1,580 |
| Sunrise Gardens | 01-05 | 1,518 | $1,470,000 | $969 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| H2o Residences | 16-20 | 1,389 | $2,085,000 | $1,502 |
| High Park Residences | 16-20 | 1,152 | $2,035,000 | $1,767 |
| Lush Acres | 16-20 | 1,346 | $1,950,000 | $1,449 |
| Sunrise Gardens | 01-05 | 1,722 | $1,900,000 | $1,103 |
| Lush Acres | 01-05 | 1,238 | $1,718,000 | $1,388 |
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 softening (-2.8% MoM) on thin volume.
+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 |
|---|---|---|
| Seletar Park Residence | 5 | $2,850/mo |
| High Park Residences | 3 | $2,600/mo |
| The Greenwich | 2 | $2,850/mo |
Rents softening (-3.0% MoM) on steady demand.
+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 |
|---|---|---|
| High Park Residences | 10 | $3,150/mo |
| H2o Residences | 4 | $3,200/mo |
| Parc Botannia | 3 | $3,300/mo |
Rents holding steady (+1.3% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 3 | $3,600/mo |
| H2o Residences | 2 | $4,000/mo |
| Riverbank @ Fernvale | 2 | $3,750/mo |
Rents firming (+3.1% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Mimosa Park | 3 | $4,900/mo |
| Riverbank @ Fernvale | 1 | $5,000/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 | 23 units | 104 units | 78% |
Thin new launch inventory (23 units across 1 project) — late-stage availability tends to be niche (specific types, higher floors). For most buyers here, resale is the market. 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 | 83 units | -42.4% | $2,185 | +5.2% |
| Singapore | 179 units | -61.6% | $2,581 | +4.2% |
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 22 districts. D05 led with 34.
0.0% of the 179-unit Singapore total. Source: URA REALIS.
District 28 saw both prices and volume ease in June 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. 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 softening, -2.8% MoM — price with that in mind (12 leases last month). Currently +3.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $800,000–$1,120,000 | $1,385–$1,629 psf |
| High (11+) | $918,000–$1,200,000 | $1,570–$1,711 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationRising (+5.1% MoM) — expect less room to negotiate on this size.
Rental softening, -3.0% MoM — price with that in mind (27 leases last month). Currently +8.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,238,000–$1,450,000 | $1,348–$1,552 psf |
| High (11+) | $1,425,686–$1,750,000 | $1,558–$1,624 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationSoftening (-15.4% MoM) — buyers may push back on this size.
Rental steady, +1.3% MoM (11 leases last month). Currently -14.6% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,585,000–$1,828,880 | $1,082–$1,388 psf |
| High (11+) | $2,038,000–$2,280,000 | $1,516–$1,646 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationSoftening (-8.5% MoM) — buyers may push back on this size.
Rental strong, +3.1% MoM — supports pricing (6 leases last month). Currently -5.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,900,000–$2,010,000 | $983–$1,103 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents softening (-2.8% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| Seletar Park Residence | 5 | $2,850/mo |
| High Park Residences | 3 | $2,600/mo |
| The Greenwich | 2 | $2,850/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 (-3.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 10 | $3,150/mo |
| H2o Residences | 4 | $3,200/mo |
| Parc Botannia | 3 | $3,300/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 (+1.3% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 3 | $3,600/mo |
| H2o Residences | 2 | $4,000/mo |
| Riverbank @ Fernvale | 2 | $3,750/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 firming (+3.1% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Mimosa Park | 3 | $4,900/mo |
| Riverbank @ Fernvale | 1 | $5,000/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.
