Parc Esta Has Traded 109 Times In Four Quarters At A Median Of S$2,299 psf — But Across Eight Quarters It Has Moved 0.4%

A project can be busy and still go nowhere on price. That is roughly what the last two years of caveats at Parc Esta look like: a steady stream of resales every quarter, a median that climbed for a while, and a latest reading that has landed almost exactly where the window began. The interesting part is not the flat line itself but what sits underneath it — the size bands, the rental file, and the spread between the 25th and 75th percentiles, which has widened considerably along the way.

According to URA Data Service caveat data for private homes, Parc Esta — a 99-year leasehold apartment project in District 14 with 91 years of lease remaining — recorded 109 resales over Q3 2025 to Q2 2026 at a median of S$2,299 psf. Across the eight quarters from Q3 2024 to Q2 2026, the quarterly resale median moved +0.4%, from S$2,245 psf in Q3 2024 on 26 sales to S$2,255 psf in Q2 2026, also on 26 sales. Over the same four-quarter window, the district's resale median was S$1,785 psf from 736 sales, which puts Parc Esta +28.8% against it.

Eight quarters of quarterly medians have ended up almost exactly where they started

The quarter-by-quarter path is not a flat line so much as a small arc. The median rose from S$2,237 psf in Q4 2024 to S$2,292 psf in Q2 2025, held near that level through Q3 2025 at S$2,288 psf, and peaked at S$2,343 psf in Q4 2025. Q1 2026 came in at S$2,330 psf, and the latest quarter is back at the level of two years ago. Quarter-on-quarter (q-o-q) that is a step down from the previous reading; year-on-year (y-o-y) the comparison against Q2 2025 is also lower.

What the medians alone do not show is how much wider the distribution has become. In Q3 2024, the 25th and 75th percentiles sat at S$2,200 psf and S$2,304 psf. By Q1 2026 the same two markers were S$2,192 psf and S$2,571 psf, and in Q2 2026 they were S$2,149 psf and S$2,374 psf. A median can be unchanged while the range of transactions around it doubles, and that is what has happened here. Counts also swing — 40 sales in Q1 2025, 23 in Q4 2025 — so part of any single quarter's reading reflects which units happened to transact.

The table and chart below set out both the medians and the counts behind them.

Psf rises steadily with unit size, which is the opposite of the usual pattern

Breaking the 109 resales down by size band gives a cleaner picture than the quarterly series. Units of 50 to 69 sqm were the most traded band, with 36 resales at a median of S$1,650,000 (S$2,312 psf) on a median area of 727 sqft. Below that, the 27 resales under 50 sqm had a median of S$978,000 (S$2,144 psf). Above it, 24 resales in the 70 to 89 sqm band came in at S$2,065,000 (S$2,391 psf), and 19 resales in the 90 to 119 sqm band at S$2,660,000 (S$2,485 psf).

The progression is monotonic: each larger band carries a higher median psf than the one below it. In many projects the smallest units carry the highest psf, so this ordering is worth noting, though the top band rests on only three sales and should be read as such. It also means the project-level median of S$2,299 psf is partly a statement about mix — a quarter weighted towards the smallest units will print a lower median without any individual unit changing hands at a different level.

The full breakdown by size band is below.

Rental contracts fell by a third from their Q4 2025 peak while the psf rent barely moved

The rental file, also from URA, tells a quieter story than the resale one. There were 64 contracts at Parc Esta in Q2 2026 at a median of S$6.92 psf a month, with a median monthly rent of S$4,375. Three quarters earlier, in Q3 2025, there were 87 contracts at a median of 6.9 psf a month and a median rent of S$3,800. The peak in volume came in Q4 2025 at 100 contracts, where the psf median dipped to 6.6 while the median monthly rent read S$4,300.

Those two columns can move in different directions because they measure different things: the psf figure is normalised for unit size, the monthly figure is not. A quarter with more large units signed will lift the monthly median and can leave the psf median unchanged or lower. Against the resale median, our engine measures the Q2 2026 rental median as an indicative gross yield of about 3.5% — a measured figure from recorded contracts and caveats, not a valuation of any particular unit.

The quarterly rental record is below.

Nothing within a kilometre trades at Parc Esta's level except the landed transactions

Parc Esta's +28.8% position against the District 14 median of S$1,785 psf is one comparison; the immediate neighbours are another. Within one kilometre over the same four quarters, the freehold non-landed projects with recorded resales all sat below Parc Esta's median. Kembangan Estate, 709 m away, was the highest at S$2,110 psf on 6 resales, followed by Katong Regency at S$1,995 psf on 5 and Parc Elegance at S$1,699 psf on 7. Millage, Celestia and Parc Bleu came in between S$1,390 psf and S$1,631 psf.

The only entries above Parc Esta are landed: Joo Chiat Place at S$2,894 psf on 4 transactions and Langsat Road at S$2,683 psf on 5. Those are a different product on a different land basis, so the comparison is descriptive rather than like-for-like. More broadly, every neighbour here has fewer than eight recorded resales in the window, against 109 at Parc Esta, so their medians rest on very thin counts and can shift on a single transaction. Tenure differs too — the neighbours listed are freehold, Parc Esta is 99-year leasehold with 91 years left.

The nearby projects, with distances and counts, are below.

The same price, S$3,600,000, was paid twice in Q1 2026 for identically sized units

The top of the project's recorded range in this window is a pair of transactions in Q1 2026, both at S$3,600,000 for 1,399 sqft, working out to S$2,573 psf each — one in the 16-20 storey range, one in the 11-15 range. That is the highest resale price in the four quarters covered here, and it is also the quarter in which the 75th percentile reached S$2,571 psf, which is consistent with larger units clearing at the upper end of the distribution.

Below those, Q4 2025 produced a 1,410 sqft sale at S$3,380,000 (S$2,397 psf) on the 16th to 20th floor, and Q3 2025 a 1,227 sqft sale at S$3,160,000 (S$2,575 psf) on the 11th to 15th. The highest psf in the top-five list is that Q3 2025 transaction rather than either of the S$3,600,000 sales, so the largest absolute prices and the strongest per-square-foot figures are not the same units. Storey range does not order cleanly here either, with the 06-10 sale at S$2,518 psf sitting above the 16-20 sale at S$2,397 psf.

The five highest recorded resales are below.

Our own estimate at this project carried a median error of 4.4% against 92 later sales

One more measured figure, and it concerns our engine rather than the project. Tested against 92 later sales at Parc Esta as of Q4 2025, this site's estimate had a median error of 4.4%, with 26% of those sales falling inside the stated range. The median error is the typical gap between estimate and transacted price across those 92 cases; the second number is the share that landed within the range we published, and it is the weaker of the two readings. Both are backtest statistics from recorded transactions, not a valuation of any home at the project. Read alongside the widening percentile spread in Q1 2026 and Q2 2026, they are a reminder that a project trading across a S$2,149 psf to S$2,374 psf band in a single quarter is harder to pin to a point estimate than the tidy median suggests.

A few things the figures leave open. The Q2 2026 resale median is lower than the two quarters before it, but on 26 sales, and the size mix within any one quarter is not something the median controls for — the next quarter's counts by band will say more about whether the dip reflects pricing or composition. The rental side has its own question: contracts fell from 100 in Q4 2025 to 64 in Q2 2026 while the psf median held near where it started, and one more quarter of approvals would show whether that volume drop persists. The district comparison, at 736 sales against 109, is the more stable of the two benchmarks in this pack; the one-kilometre neighbours are not, given how few transactions each carries.

We keep coming back to the same point when we write these project pieces: a single headline number, even one built on 109 transactions, rarely settles anything on its own. The flat eight-quarter move at Parc Esta looks like stasis until you see the percentile band stretch, the size bands line up in strict order, and the rental count halve while the psf rent does not. What the numbers are worth is in how they sit together, and in whether the next quarter of URA caveats and rental approvals carries the same shape.

Method: URA resale caveats at the project (developer sales and sub-sales excluded) by the quarter of the sale month; size bands by caveated floor area; rents are URA rental contracts at the project, and the gross yield is the mean of the quarterly median rents per square foot, annualised, over the four-quarter resale median per square foot, before any cost. Lease left is the tenure less the years since the lease started, as recorded. The estimate accuracy is this site's backtest: the engine run as of the quarter named, compared with the sales since. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.