Bartley Ridge Medians Are Up 13.0% Over Eight Quarters — But The Window's S$3,880,000 Top Sale Went At Below-Median psf

A project median tells you one thing. The shape underneath it tells you another. At Bartley Ridge, the headline is a steady climb in median psf. The detail is a top sale that went at a lower psf than most of the smaller units around it.

According to URA Data Service caveats, Bartley Ridge recorded 46 resales over Q3 2025 to Q2 2026 at a median of S$2,006 psf. It is a 99-year leasehold condo in District 13, with 85 years of lease left. Across the eight quarters shown, the quarterly median moved +13.0%, from S$1,864 psf in 3Q2024 on 12 sales to S$2,107 psf in 2Q2026 on 13 sales. Over the same four-quarter window, the district median was S$1,996 psf from 407 sales. Bartley Ridge sits +0.5% against that. Here is what stood out to us as we went through the tables.

The quarterly median has moved from S$1,864 psf to S$2,107 psf across eight quarters

The line is not perfectly smooth, but the direction is clear. The median held near S$1,864 psf and S$1,872 psf through the back half of 2024. It then dipped to S$1,824 psf in 1Q2025. That quarter had only four recorded resales, so the dip rests on a thin base. From 2Q2025 onward the median rises in every quarter: S$1,890 psf, then S$1,921 psf, then S$2,013 psf, then S$2,022 psf, and S$2,107 psf in 2Q2026.

Counts matter here. The busiest quarter in the run was 2Q2025 with 16 resales. The quietest was 1Q2025 with four. A median built on four transactions moves easily with unit mix, floor level and size. The quarters with ten or more sales carry more weight.

The percentile columns are worth a glance too. In 1Q2026 the lower and upper percentile figures sit at S$2,015 psf and S$2,024 psf, a very tight band on nine sales. In 2Q2026 they sit at S$1,858 psf and S$2,157 psf. That widening is consistent with a mix of large low-psf units and smaller high-psf ones clearing in the same quarter.

The most traded size band is also the one with the lowest median psf

Units under 50 sqm were the most traded size over the window. There were 13 resales at a median of S$870,000, or S$1,818 psf, on a median area of 463 sqft. That is the lowest median psf of any band in the table. It is also the lowest median price by a wide margin.

The pattern you often see, where small units carry the highest psf, does not hold here. The 90 to 119 sqm band posts the highest median psf at S$2,105 psf, across 12 resales at a median price of S$2,108,444. The 50 to 69 sqm band sits at S$2,022 psf, and 70 to 89 sqm at S$2,012 psf. The largest band, 120 sqm and above, comes in at S$2,065 psf on six sales.

Three of the five bands have fewer than ten sales each. So the gaps between S$2,012 psf and S$2,065 psf are built on small counts, and floor level is not separated out in this table.

Rent per square foot rose each quarter while the median monthly rent fell

The rental table moves in two directions at once. Median rent per square foot a month goes 5.1, then 5.2, then 5.3, then 5.6 across 3Q2025 to 2Q2026. The median monthly rent goes the other way: S$4,000, then S$3,700, then S$3,775, then S$3,250. Both come from the same set of URA rental contracts.

That combination usually points to a change in the mix of units leased, not a change in the rate itself. A quarter weighted toward smaller units can lift psf and pull the dollar median down at the same time. The table does not break contracts down by size, so it cannot settle the point on its own.

Volumes are high enough to take seriously. There were 74 contracts in 3Q2025, 42 in 4Q2025, 52 in 1Q2026 and 50 in 2Q2026. Set the 2Q2026 rental median of S$3,250 against the resale median, and our engine measures a gross yield of about 3.2%.

The two leasehold neighbours sit closest on price, and the freehold ones spread widest

Within 1 km, the nearest projects are also the most active. Botanique At Bartley, 189 m away, recorded 55 resales at a median of S$2,008 psf. Bartley Residences, 227 m away, recorded 38 at S$1,798 psf. Both are 99-year leasehold. Bartley Ridge's own S$2,006 psf sits between them.

The freehold projects in the radius do not cluster. Macpherson Garden Estate is the highest at S$2,770 psf on 14 resales, and The Gazania sits at S$2,383 psf on nine. At the other end, The Quinn comes in at S$1,584 psf on eight sales, and Jade Residences at S$1,644 psf on six. Kensington Square is at S$1,700 psf, also on eight.

That is a spread of more than a thousand dollars per square foot inside a one-kilometre circle. Several of these counts are in single digits. Property type, age and unit size all differ across the list, and the table holds none of those constant.

The largest sale in the window did not set the highest psf

The top price over Q3 2025 to Q2 2026 was S$3,880,000, recorded in 2Q2026. It was a 2,120 sqft unit on the 16th to 20th floor, which works out to S$1,830 psf. That psf is below the project's four-quarter median of S$2,006 psf. It is also below every size band's median psf in the earlier table.

The second entry on the list makes the contrast plain. Also in 2Q2026, a 1,302 sqft unit on the 6th to 10th floor went for S$2,925,000, or S$2,246 psf. That is the highest psf among the five largest sales. Two other 1,302 sqft units appear: S$2,840,000 at S$2,181 psf on the 16th to 20th floor, and S$2,780,000 at S$2,134 psf in 4Q2025.

Three of the five top sales fall in 2Q2026. That lines up with the wider percentile band we saw in that quarter.

Our estimate was tested against 37 later sales here, with a median error of 4.3%

We run our own estimate against transactions that happened after it was produced. At Bartley Ridge, as of 4Q2025, the estimate was tested against 37 later sales. The median error came in at 4.3%. Of those sales, 27% landed inside the stated range.

Those two figures describe different things. The median error measures how far the midpoint sat from the recorded price, across all 37 cases. The share inside the range measures how often the band captured the price at all. A tight band can produce a low median error and still miss often.

Every figure in this piece comes from recorded transactions, not from any formal valuation of a home. The resale numbers are URA Data Service caveats, the rental numbers are URA contracts, and the yield and backtest are measured by our own engine.

A few things stay open. The 2Q2026 median of S$2,107 psf rests on 13 sales. We do not yet know whether the next quarter holds that level. The rental split is the other thing to track. If psf keeps rising while the dollar median keeps falling, the mix of leased units is doing the work. A size breakdown of contracts would settle it, and the current table does not carry one.

One quarter at one project rarely tells the whole story. What makes these numbers useful is the way they sit together: a rising median, a top sale below that median, and neighbours spread across a wide band within the same kilometre. Read any one of those alone and you get a tidy answer. Read them side by side and you get a more honest picture of what has actually been transacting.

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.