District 21 private sales in Q2 2026: median S$2,017 psf from 181 sales

District 21, covering Upper Bukit Timah, Clementi Park and Ulu Pandan, recorded 181 private sales in the second quarter of 2026 at a median of S$2,017 psf. That median is 11.4% below the S$2,277 psf recorded in Q1 2026, when 190 sales were logged, and 0.8% above the S$2,001 psf median of a year earlier. The chart and table below set the quarter against the seven quarters before it, showing both the median price per square foot and the number of recorded transactions in each period.

Transaction counts in the district have moved over a wide range across the eight quarters shown. There were 275 sales in Q3 2024 and 543 in Q4 2024, followed by 195 in Q1 2025 and 179 in Q2 2025. Activity then picked up to 212 in Q3 2025 and 260 in Q4 2025 before easing to 190 in Q1 2026. The latest count sits below that figure and above the Q2 2025 low.

Each quarterly median is taken from the recorded price per square foot of every qualifying sale in the district, unadjusted for unit size, floor level, tenure or age, and after hygiene exclusions. Where a quarter carries only a few hundred transactions, the median tracks the mix of what happened to change hands as much as the level of prices, so a swing between adjacent quarters can come from a shift in which projects and unit types were transacted.

Projects by median price per area in Q2 2026

Eight projects in District 21 recorded at least three sales in the quarter and so appear in the table below, ranked from the highest median price per square foot down. The Sen accounted for the largest count at 27 sales, ahead of Nava Grove with 16. Below those, Maple Woods recorded 5 sales, Mayfair Modern 4, and Pinetree Hill, The Nexus and The Cascadia 3 each. 8@bt, with 6 sales, sits at the top of the ranking by median price per square foot.

The projects listed span new and older developments, and the medians below are of recorded private transactions in the quarter rather than any assessment of individual units. With several of the entries resting on three to six sales, the median for those projects reflects a small number of specific units, including their sizes and stack positions, and is best read alongside the sales count in the adjacent column.

What moved most against the previous quarter

Only two projects cleared the threshold of at least eight sales in both Q2 2026 and Q1 2026, which is the comparison basis for the table below. The Sen, with 27 sales in the latest quarter, and Nava Grove, with 16, both recorded a median price per square foot above their level in the preceding quarter, with the change at each project a fraction of a percent to low single digits as set out in the change column.

Across the district, 181 recorded private sales produced a median of S$2,017 psf, close to the level seen a year earlier but well below the preceding quarter. The two projects with enough sales for a like-for-like quarterly comparison each moved higher, so the district median and the project-level medians point in different directions, a pattern consistent with a change in the mix of what was transacted. All figures here are indicative medians drawn from recorded transactions and are not valuations of any individual home.

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.