D'Nest Moved +4.2% Over Eight Quarters To S$1,519 psf — But The Window's Priciest Sale Came From The Lowest Floors

A project median tells you one thing. The spread behind it often tells you more. At D'Nest, the eight-quarter line is gently upward, but the single largest price in the window came off the lowest floors in the building.

According to URA Data Service caveats, D'Nest recorded 40 resales over 3Q2025 to 2Q2026 at a median of S$1,517 psf. Across the eight quarters shown, the quarterly median moved +4.2%, from S$1,458 psf in 3Q2024 to S$1,519 psf in 2Q2026. It is a 99-year leasehold condo in District 18 with 83 years of lease left. Here is what stood out to us in the tables.

The eight-quarter line rises, but it does not rise in a straight path

The quarterly medians do not march upward. They zigzag inside a fairly tight band. 3Q2024 sits at S$1,458 psf on 21 sales, the largest count in the series. From there the median lifts to S$1,505 psf in 4Q2024, dips to S$1,489 psf in 1Q2025, then settles near S$1,495 psf across two of the next three quarters.

The high point is 1Q2026 at S$1,545 psf, on seven sales. The most recent quarter, 2Q2026, prints S$1,519 psf on nine sales. That is a q-o-q step down from the peak, and still above where the series began.

Counts matter here. Several quarters are in the single digits, so one unusual unit can shift a median. The interquartile spread is narrow in most quarters. In 2Q2026 it runs from S$1,494 psf to S$1,540 psf. In 1Q2025 it is wider, S$1,473 psf to S$1,610 psf. The table and chart below show both the levels and the counts behind them.

The mid-sized units did most of the trading, and the psf gaps between bands are small

Split the 40 resales by size and one band dominates. Units of 70 to 89 sqm recorded 17 resales, at a median of S$1,318,000, or S$1,506 psf. The median area in that band is 936 sqft.

The 90 to 119 sqm band follows with 13 resales. Its median price is S$1,900,000 at S$1,535 psf. Above that, 120 sqm and above recorded eight resales at S$2,200,000, or S$1,530 psf. The psf difference between those two bands is slight, even though the price gap is large.

The smallest band is thin. Two resales under 50 sqm came in at a median of S$765,000, or S$1,579 psf. That is the highest psf in the table, but on a count of two it settles very little. The pattern across the rest suggests that psf at D'Nest holds fairly steady as size rises, with absolute price doing the work. The size table sits below.

Rental volume climbed through the four quarters while the psf rent barely moved

The rental side is far busier than the resale side. URA rental contracts at D'Nest ran 72 in 3Q2025, 81 in 4Q2025, 79 in 1Q2026 and 96 in 2Q2026. That last figure is the highest of the four.

Rent levels stayed in a narrow lane. The median psf rent reads 4.4 in 3Q2025, 4.3 in 4Q2025, 4.4 in 1Q2026 and 4.3 in 2Q2026. Median monthly rent moved from S$3,300 to S$3,250, back to S$3,300, then S$3,350 in 2Q2026.

Set the 2Q2026 median rent of S$3,350 against the resale median, and our engine measures a gross yield of about 3.4%. That is a measured figure from recorded contracts and recorded resales, not a valuation of any home. The quarterly rental table is below.

Against District 18 and its closest neighbours, D'Nest sits in the middle of the pack

Over the same four quarters, District 18 recorded a resale median of S$1,453 psf from 1,023 sales. D'Nest sits +4.4% against that. The project is in the OCR.

Zoom in to one kilometre and the ranking shifts. Coco Palms, 158 m away, recorded 39 resales at a median of S$1,706 psf. The Palette, 280 m away, recorded 40 resales at S$1,548 psf. Both sit above D'Nest's S$1,517 psf.

Below it, Livia recorded 29 resales at S$1,299 psf and Nv Residences 24 at S$1,394 psf. Belysa came in at S$1,410 psf on 21 sales. The lowest median in the list is Elias Green, S$968 psf on 13 resales. Ris Grandeur, the only freehold project shown, recorded 11 resales at S$1,323 psf. Tenure, age and unit mix all differ across these projects, and the table does not separate them. The neighbour comparison is below.

The largest price in the window came from the lowest storey band, not the highest

The top five prices at D'Nest over 3Q2025 to 2Q2026 make an unusual list. The highest is S$2,370,000, recorded in 2Q2026. It was a 1,776 sqft unit on the 01-05 storey range, at S$1,334 psf.

That is the biggest area in the table and the lowest psf in it. The next four all sit on the 06-10 band. They run S$2,250,000 at S$1,596 psf, S$2,211,800 at S$1,545 psf, and two at S$2,200,000, both S$1,560 psf.

So the headline price is a size effect, not a floor premium. A larger unit at a lower psf still clears a higher total. Five caveats are too few to describe a pattern across the project. The table below lists them.

Our own estimate has been tested against 45 later sales here

We hold our engine to the same standard. As of 4Q2025, our estimate at D'Nest was tested against 45 later sales. The median error came to 2.2%. Of those sales, 29% landed inside the stated range.

Those two figures pull in different directions, and we report both. A tight median error with a lower hit rate points to a range that is narrow relative to how much individual units vary. Floor, facing and condition all move a single price in ways a project-level median cannot capture.

Every figure in this piece comes from recorded transactions, through URA Data Service caveats for resales and rental contracts. None of it is a formal valuation.

Several things stay open. The eight-quarter series ends with a q-o-q dip from S$1,545 psf to S$1,519 psf, on seven and nine sales. Counts that small cannot separate a shift in prices from a shift in which units traded. The rental count also jumped to 96 contracts in 2Q2026. Whether that holds, and whether the median rent stays near S$3,350, is something the next quarter's approvals will show.

One median, read alone, carries a lot of weight it was never built for. What makes it useful is everything around it: the count behind it, the spread inside it, the sizes that traded, and where the neighbouring projects landed over the same window. Read that way, D'Nest looks like a project trading in a narrow band, a little above its district, with a rental book that is getting busier.

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.