What $2.6M Bought In District 4 In 2Q2026 — 26 Resales, And The Largest Was 1,464 sqft At Reflections At Keppel Bay

District 4 reads, on paper, like a district you need a very large budget to enter: Sentosa Cove, Keppel Bay, the waterfront stretch of Telok Blangah. But a budget is only meaningful against what actually transacted, and a good number of the quarter's deals landed well below the district's headline middle. We wanted to see what a $2.6M ceiling bought in recorded transactions — not what is listed, not what is asked, but what closed.

According to URA Data Service caveats for private homes, 26 of District 4's 64 private resales in 2Q2026 (40.6%) were at or under $2,600,000, spread across 11 projects, at a median of $1,725 psf against the district's $1,780 psf, a gap of -3.1%. The district's median resale price for the quarter was $2,790,000; the $2.6M budget sits at the 40th percentile of the quarter's prices, rounded down to $100,000. All figures here are indicative, drawn from recorded caveats rather than any formal valuation.

Four in ten of the quarter's District 4 resales closed at or under $2.6M

The first thing worth sitting with is the share. Twenty-six of 64 resales in the quarter fell at or under the budget, which is 40.6% of everything recorded in District 4 between April and June 2026. That is not a fringe of the market, and it is spread across 11 different projects rather than concentrated in one block of stock clearing at once.

The psf comparison is the more interesting part. The median under the budget was $1,725 psf, against $1,780 psf for the district as a whole — a difference of -3.1%. In other words, buying under the ceiling in this district did not mean buying at a steep discount on a per-square-foot basis last quarter. What the budget mostly bought was a smaller total quantum, not a materially cheaper rate.

One caveat before the tables. Sixty-four resales is a modest base for a quarter, and 26 is smaller still, so the mix of projects and unit sizes that happened to transact can move a median on its own. We would read these as a description of what sold in 2Q2026, not as a trend line.

The largest unit under the budget was 1,464 sqft at Reflections At Keppel Bay

Ranking the under-budget resales by size, the top of the list is a 1,464 sqft unit at Reflections At Keppel Bay on the 11th to 15th floor, which sold for $2,460,000 ($1,680 psf) in June 2026. It is 99-year leasehold, as is almost everything else on the size list.

Below it, the sizes cluster tightly. The next nine entries run from 1,389 sqft down to 1,259 sqft, which suggests that at this budget the district's larger stock arrives in a fairly narrow band rather than a long tail. Two units at The Pearl @ Mount Faber, at 1,389 sqft and 1,356 sqft, both transacted at $1,556 psf, for $2,160,000 and $2,110,000 respectively.

The single entry that touches the ceiling exactly is a 1,270 sqft unit at Caribbean At Keppel Bay on the first to fifth floor, at $2,600,000 ($2,047 psf) in June 2026. The full ten are in the table below.

Keppel Bay addresses fill most of the size list, but they did not transact at one price

Of the ten largest under-budget resales, six carry a Keppel Bay address: three at Reflections At Keppel Bay and three at Caribbean At Keppel Bay. The remaining four are The Pearl @ Mount Faber twice, The Oceanfront @ Sentosa Cove, and The Interlace.

What stands out to us is how wide the psf range is inside that group. A 1,324 sqft unit at Reflections At Keppel Bay on the first to fifth floor went for $2,100,000 ($1,586 psf) in April, while a 1,281 sqft unit at Caribbean At Keppel Bay on the sixth to tenth floor went for $2,450,000 ($1,913 psf) in June. Both sit comfortably under the ceiling; both are 99-year leasehold; both are around the same size.

The caveat data records storey range, area, tenure and price, and not much else — no stack, no view, no condition. So the spread between those two is visible but not explainable from the table alone. It points to variation within projects that a district median simply cannot capture.

The lowest psf under the budget was $1,549 at Harbour View Towers

Re-ranking the same 26 transactions by per-square-foot price gives a different top of the list. The lowest was a 1,206 sqft unit at Harbour View Towers on the 16th to 20th floor, 99-year leasehold, at $1,868,000 ($1,549 psf) in May 2026.

After that, the list tightens quickly. The two Pearl @ Mount Faber units at $1,556 psf sit second and third, then a freehold unit, then a run of Reflections At Keppel Bay entries from $1,585 psf to $1,692 psf. By the tenth row the psf has only climbed to $1,692 psf, which suggests the cheaper end of this district's under-budget stock is compressed into a fairly narrow rate band rather than spread out.

Five of the ten lowest-psf entries are at Reflections At Keppel Bay, including a 1,066 sqft unit at $1,688,888 ($1,585 psf) and a 1,119 sqft unit at $1,818,000 ($1,624 psf), both in the sixth to tenth floor range. The table below shows the full ranking.

Only one freehold unit appears on either list, and it is the smallest entry of the twenty

Across both tables, nineteen of twenty rows are 99-year leasehold. The exception is Harbour Suites, an apartment rather than a condo, freehold, at 753 sqft on the first to fifth floor, which sold for $1,185,000 ($1,573 psf) in April 2026. It is the only freehold transaction to surface in the top ten by lowest psf, and the smallest unit in either ranking by a clear margin.

That single row is worth noting precisely because it is single. With 26 under-budget transactions in total and one freehold entry in the visible ranking, there is no basis here for reading anything about how tenure priced in District 4 this quarter. What the data does show is that at $2.6M and below, the recorded activity in 2Q2026 was overwhelmingly leasehold waterfront stock, and that the one freehold sale came in at a much lower quantum and a much smaller floor area than anything around it.

What these figures do not settle is direction. A single quarter of 64 resales, 26 of them under the ceiling, tells you what changed hands between April and June 2026 and at what rates, but not whether the -3.1% psf gap between the under-budget median and the district median is a stable feature or an artefact of which units happened to transact. The things we would look at in the 3Q2026 caveats are whether the share under $2.6M holds near 40.6%, whether the project mix stays as concentrated in Keppel Bay, and whether the cheaper end keeps clustering in that $1,549 psf to $1,692 psf band.

It is the usual reminder that one number rarely carries a district on its own. A median of $2,790,000 says one thing about District 4; the fact that four in ten of its resales closed at or under $2.6M, at a psf barely below the district's, says something rather different about the same quarter. Neither is wrong. They are simply measuring different slices of the same set of caveats, and the useful reading comes from holding both against what the next few quarters record.

Method: resale caveats (developer sales and sub-sales excluded) in the district and quarter named with a price at or under the budget, single-unit caveats only; ranked by caveated floor area and by price per square foot. These are recorded sales, not listings, and say nothing about what is available or what a unit would fetch now. 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.