Parc Botannia captured 26% of all resale caveats in District 28 this month — unusually concentrated activity for one project.
Transaction volume picked up in District 28 in September 2026, with 27 resale caveats compared to 22 in August. Month-on-month, the district median PSF edged up 1.6% to $1,550 — a constructive signal for sellers. The district sits above the OCR region median of $1,538 psf (+0.8%).
Verified as of 31 Oct 2026 · Latest URA data through Sep 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 | $1,550 | $1,538 | $1,707 |
| Caveats | 27 | 631 | 1,126 |
| vs D28 | — | -0.8% | +10.1% |
District 28 ranks #6 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 | 30 | $1,511 | -1.3% |
| Aug 2026 | 22 | $1,526 | +1.0% |
| Sep 2026 | 27 | $1,550 | +1.6% |
Over the 3 months to September 2026, District 28's median PSF has climbed (+2.6%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,550 median PSF represents a 1.6% gain against August's $1,526. Caveat count rose 23% from 22 to 27. 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 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 |
|---|---|---|---|---|
| Parc Botannia | 7 | 26% | $1,705 | +10.0% |
| The Topiary | 4 | 15% | $1,505 | -2.9% |
| Riverbank @ Fernvale | 4 | 15% | $1,476 | -4.8% |
| Sunrise Gardens | 3 | 11% | $1,057 | -31.8% |
| Rivertrees Residences | 3 | 11% | $1,697 | +9.5% |
| All other projects | 6 | 22% | — | — |
Parc Botannia led with 7 caveats (26% of all district resale) at a median $1,705 psf — 10% above the district median. The Topiary and Riverbank @ Fernvale followed with 4 and 4 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 | 1 | — | $1,602 12-mo avg · 32 caveats | — |
| 2-Bed | 8 | 30% | $1,635 | -0.1% |
| 3-Bed | 10 | 37% | $1,538 | +4.7% |
| 4-Bed+ | 8 | 30% | $1,442 | -14.0% |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 1 | — | $1,602 12-mo avg · 32 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Parc Botannia | 1 | 100.0% | $1,637 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 8 | 30% | $1,635 | -0.1% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Parc Botannia | 4 | 50.0% | $1,711 |
| High Park Residences | 1 | 12.5% | $1,584 |
| Riverbank @ Fernvale | 1 | 12.5% | $1,478 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 10 | 37% | $1,538 | +4.7% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Riverbank @ Fernvale | 3 | 30.0% | $1,473 |
| Rivertrees Residences | 2 | 20.0% | $1,683 |
| The Topiary | 2 | 20.0% | $1,505 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ | 8 | 30% | $1,442 | -14.0% |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Sunrise Gardens | 3 | 37.5% | $1,057 |
| H2o Residences | 1 | 12.5% | $1,706 |
| Lush Acres | 1 | 12.5% | $1,546 |
3-Bed units led resale activity in September 2026, accounting for 10 of 27 caveats (37%) at a median $1,538 psf. That segment's PSF moved 4.7% 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 |
|---|---|---|---|---|
| H2o Residences | 16-20 | 1,378 | $2,350,168 | $1,706 |
| Lush Acres | 06-10 | 1,507 | $2,330,000 | $1,546 |
| Sunrise Gardens | 01-05 | 1,862 | $2,190,000 | $1,176 |
| Sunrise Gardens | 01-05 | 2,034 | $2,150,000 | $1,057 |
| Rivertrees Residences | 06-10 | 1,206 | $2,058,000 | $1,707 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parc Botannia | 06-10 | 506 | $828,000 | $1,637 |
Showing all 1 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parc Botannia | 16-20 | 786 | $1,348,888 | $1,717 |
| Parc Botannia | 21-25 | 786 | $1,340,000 | $1,705 |
| The Topiary | 16-20 | 753 | $1,175,000 | $1,559 |
| Parc Botannia | 16-20 | 667 | $1,168,000 | $1,750 |
| Seletar Park Residence | 01-05 | 840 | $1,155,000 | $1,376 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Rivertrees Residences | 16-20 | 1,119 | $1,900,000 | $1,697 |
| The Topiary | 01-05 | 1,259 | $1,850,000 | $1,469 |
| H2o Residences | 16-20 | 1,130 | $1,735,000 | $1,535 |
| Rivertrees Residences | 16-20 | 947 | $1,580,000 | $1,668 |
| Riverbank @ Fernvale | 01-05 | 1,044 | $1,512,000 | $1,448 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| H2o Residences | 16-20 | 1,378 | $2,350,168 | $1,706 |
| Lush Acres | 06-10 | 1,507 | $2,330,000 | $1,546 |
| Sunrise Gardens | 01-05 | 1,862 | $2,190,000 | $1,176 |
| Sunrise Gardens | 01-05 | 2,034 | $2,150,000 | $1,057 |
| Rivertrees Residences | 06-10 | 1,206 | $2,058,000 | $1,707 |
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 rising 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 — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 9 | $2,700/mo |
| High Park Residences | 5 | $2,600/mo |
| Seletar Park Residence | 3 | $2,900/mo |
Rents holding steady (-1.6% MoM) on thin volume.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 9 | $3,150/mo |
| Rivertrees Residences | 7 | $3,000/mo |
| Parc Botannia | 5 | $3,050/mo |
Rents firming (+2.6% MoM) on thin volume.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 4 | $3,725/mo |
| Grande Vista | 2 | $4,050/mo |
| Riverbank @ Fernvale | 2 | $4,000/mo |
Rents firming (+2.6% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 3 | $5,100/mo |
| Grande Vista | 2 | $5,600/mo |
| Mimosa Park | 2 | $4,850/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 | 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 28 sold 0 new launch units this month — #None of 20 districts. D05 led with 44.
0.0% of the 284-unit Singapore total. Source: URA REALIS.
District 28 held its pricing in September 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific projects should price in less negotiating room this month. 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, +0.0% MoM (18 leases last month). Currently +4.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $828,000–$1,145,000 | $1,503–$1,612 psf |
| High (11+) | $995,000–$1,175,000 | $1,550–$1,712 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationFlat (-0.1% MoM) — anchor to recent comparables.
Rental steady, -1.6% MoM (29 leases last month). Currently +6.3% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,320,000–$1,790,000 | $1,448–$1,631 psf |
| High (11+) | $1,458,888–$1,725,000 | $1,473–$1,654 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationRising (+4.7% MoM) — expect less room to negotiate on this size.
Rental strong, +2.6% MoM — supports pricing (15 leases last month). Currently +0.0% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,788,000–$2,100,000 | $1,199–$1,546 psf |
| High (11+) | $1,950,000–$2,350,168 | $1,449–$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 strong, +2.6% MoM — supports pricing (13 leases last month). Currently -6.2% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,090,000–$2,320,000 | $1,022–$1,322 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 9 | $2,700/mo |
| High Park Residences | 5 | $2,600/mo |
| Seletar Park Residence | 3 | $2,900/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 thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 9 | $3,150/mo |
| Rivertrees Residences | 7 | $3,000/mo |
| Parc Botannia | 5 | $3,050/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 (+2.6% MoM) on thin volume.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 4 | $3,725/mo |
| Grande Vista | 2 | $4,050/mo |
| Riverbank @ Fernvale | 2 | $4,000/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 StrategyRents firming (+2.6% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 3 | $5,100/mo |
| Grande Vista | 2 | $5,600/mo |
| Mimosa Park | 2 | $4,850/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.
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