District 16 private sales in Q2 2026: median S$2,735 psf from 588 sales

District 16, which covers Bedok, Upper East Coast and Siglap, recorded 588 private sales in Q2 2026 at a median of S$2,735 psf. That is 9.8 per cent above the Q1 2026 median of S$2,492 psf, which came from 561 sales, and 74.1 per cent above the median of S$1,571 psf recorded a year earlier. Both the transaction count and the median per-area figure sit above every other quarter in the series shown below.

The quarterly chart and table below set the latest reading against the preceding seven quarters. Sales volumes ran between 186 and 271 a quarter from Q3 2024 through Q4 2025, with the low point of 186 in Q4 2025, before stepping up to 561 in Q1 2026 and 588 in Q2 2026. The two most recent quarters therefore each carry roughly twice as many recorded transactions as any quarter before them in this window.

Every figure here is an indicative median drawn from recorded transactions, not a formal valuation of any home. Medians are taken from the recorded price per square foot of each sale, unadjusted for floor level, age, tenure or unit size, and calculated after hygiene exclusions. A quarter with few sales, or one in which a single project accounts for much of the volume, moves with the mix of what sold as well as with prices.

Projects by median price per area in Q2 2026

The table below lists the eight District 16 projects with at least three recorded sales in the quarter, ordered from the highest median price per square foot down. Vela Bay sits at the top of that ordering and also accounts for the bulk of the quarter's activity, with 371 of the 588 recorded sales. Pinery Residences follows on volume with 17 sales, then Grandeur Park Residences with 8, Costa Del Sol with 6 and Waterfront Isle with 5.

At the smaller end of the count, Mera Terrace and Waterfront Key each recorded 4 sales, and the landed entry at Lucky Heights recorded 3. Because these project medians rest on so few transactions, each one reflects the particular units that changed hands rather than a broad price level for the development. The landed row is also measured on the same per-square-foot basis as the apartment rows, so the two are not directly comparable in what the area covers.

What moved most against the previous quarter

Only two District 16 projects recorded at least eight sales in both Q1 2026 and Q2 2026, and both appear in the table below. The Bayshore, with 10 sales in the quarter, had a lower median price per square foot than in the preceding quarter. Pinery Residences, with 17 sales, had a slightly higher median than in the preceding quarter. The exact medians for each quarter and the change between them are set out in the columns below.

Taken together, the figures show a District 16 quarter in which recorded private transaction volume held near the elevated Q1 2026 level and the district median price per square foot moved up 9.8 per cent from that quarter and 74.1 per cent from a year earlier. One project accounted for 371 of the 588 sales, so the district median for Q2 2026 is weighted heavily towards the units sold there. The quarter-on-quarter comparison table covers only two projects, which limits how much of the district's movement can be traced to like-for-like project medians.

Medians are of the recorded price per square foot of each sale, unadjusted, after hygiene exclusions. A quarter with few sales moves with the mix of what sold, not only with prices.