High Park Residences Logged 61 Resales At A Median Of S$1,652 psf — But Its Smallest Units Price Higher Than Its Largest

There is a tidy assumption about big projects: the bigger the unit, the lower the psf. High Park Residences mostly follows that, except where it does not. The under-50 sqm band is the priciest per square foot in the project over the past year, and the 70 to 89 sqm band is the cheapest.

According to URA Data Service caveats, High Park Residences recorded 61 resales over Q3 2025 to Q2 2026 at a median of S$1,652 psf. The 99-year leasehold apartment project sits in District 28 with 87 years of lease left. Across the eight quarters we pulled, the quarterly median moved +3.3%, from S$1,588 psf in 3Q2024 on 29 sales to S$1,640 psf in 2Q2026 on 14 sales. Against the district's resale median of S$1,544 psf from 452 sales over the same four quarters, the project sits +7.0%.

The eight-quarter climb is real, but the last two quarters have eased off the peak

The quarterly series runs in one broad direction for most of the window. S$1,588 psf in 3Q2024, then S$1,595 psf, S$1,622 psf, S$1,638 psf. The high point is 4Q2025 at S$1,665 psf. After that, 1Q2026 came in at S$1,652 psf and 2Q2026 at S$1,640 psf.

Two things are worth holding in mind before you read too much into that tail. Volumes thinned: 11 sales in 1Q2026 and 14 in 2Q2026, against 29 and 30 in the two busiest quarters. And the spread widened again. In 2Q2025 the 25th and 75th percentiles sat at S$1,622 psf and S$1,681 psf, a narrow band. By 2Q2026 they were S$1,566 psf and S$1,695 psf.

A wider spread on fewer sales points to a mix effect as much as anything. Which units transacted matters more when only a dozen do. The table and chart below show the quarterly run.

Here is the full quarterly picture.

The smallest units carry the highest psf in the project, and the 70 to 89 sqm band the lowest

Split the 61 resales by size and the pattern is not a clean slope. The under-50 sqm band, 12 resales at a median area of 420 sqft, has the highest median psf at S$1,685 psf, with a median price of S$701,500. The 70 to 89 sqm band sits at the bottom at S$1,503 psf across 8 resales, median price S$1,310,000.

Then it climbs back. The 90 to 119 sqm band, 9 resales at a median 1,163 sqft, recorded S$1,662 psf and a median price of S$2,035,000. The 120 sqm and above band came in at S$1,605 psf on 5 resales, median price S$2,405,000.

The workhorse is the 50 to 69 sqm band: 27 resales, a median area of 667 sqft, a median price of S$1,080,000 and S$1,648 psf. That single band is close to half the project's resale count for the year. The smaller bands carry thin counts of 5, 8 and 9 sales, so the dip and rebound across the middle is not something a year of data can settle on its own.

Rents have ticked up each quarter while the median monthly rent has not

The rental side shows a split that is easy to miss if you only read one column. Median rent on a psf a month basis rose through all four quarters: 4.9 in 3Q2025, 5.1 in 4Q2025, 5.2 in 1Q2026 and 5.3 in 2Q2026. The median monthly rent went the other way for most of that run, from S$3,150 to S$3,100 to S$3,000, before S$3,025 in 2Q2026.

That combination usually reflects the size of what was leased, not the rate on a like-for-like unit. Smaller units let at a higher psf and a lower absolute rent. Contract counts were steady: 75, 62, 71 and 66.

Against the resale median, the 2Q2026 rental figures work out to a gross yield of about 3.7% on our engine's measure. These are recorded URA rental contracts and caveats, not a valuation of any particular unit.

Within 1 km, only the landed streets and one neighbour price above High Park Residences

The nearest comparison is also the closest in price. Parc Botannia, 140 m away, recorded 39 resales at S$1,654 psf. Rivertrees Residences, 811 m out, logged 21 resales at S$1,622 psf. Everything else in the condo set sits lower: The Topiary at S$1,537 psf on 45 resales, Riverbank @ Fernvale at S$1,480 psf, H2o Residences at S$1,505 psf and Lush Acres at S$1,449 psf.

The two landed entries are the outliers on psf and the thinnest on count. Lorong Tanggam, 86 m away, shows 3 resales at S$2,040 psf. Jalan Tari Piring shows 5 at S$1,837 psf. Both are 999-year leasehold, against 99-year leasehold for every project on the list.

With 3 and 5 transactions, those landed medians are not a stable read on anything. The condo rows, with 14 to 45 sales each, carry more weight. The table below sets out the full 1 km set.

The largest sale in the window is also the lowest psf among the top five

The top-price table does something unusual. The highest price, S$2,900,000 in 1Q2026 for a 2,347 sqft unit, records the lowest per-square-foot figure of the five at S$1,236 psf. Storey range is not recorded for that caveat.

The other four are tighter. A 1,399 sqft unit on the 21-25 storey range went for S$2,430,000 in 3Q2025, or S$1,737 psf. A 1,421 sqft unit on 11-15 fetched S$2,405,000 in 2Q2026 at S$1,693 psf. Two more 1,421 sqft units on the 01-05 range traded at S$2,280,000 in 4Q2025 and S$2,250,000 in 2Q2026, at S$1,605 psf and S$1,584 psf.

Same floor area, different floors, a visible gap in psf. That is the kind of detail a project-level median cannot show you. On our own estimate for High Park Residences, tested against 53 later sales as of 4Q2025, the median error was 2.0%, with 47% of sales landing inside the stated range.

What the eight quarters do not settle is whether the softer 1Q2026 and 2Q2026 medians are a turn or a mix. Both quarters ran on 11 and 14 sales, and the interquartile spread widened at the same time. The next few quarters of caveats will say more, particularly whether the 50 to 69 sqm band keeps supplying most of the volume. On the rental side, the thing to follow is whether psf a month keeps rising while median monthly rent stays near S$3,000.

One median rarely tells you much by itself. The project's S$1,652 psf over the year sits +7.0% above its district, close to Parc Botannia next door, and above most of the leasehold projects within a kilometre. All of these are indicative figures from recorded transactions. The value is in reading them together, and in noticing where the counts are too thin to lean on.

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.