Midwood Logged 62 Resales At A Median Of S$1,915 Psf — And Every Project Within 1 Km Sits Below It

A project median can look flat for two years and still hide plenty underneath. Midwood's is one of those. The headline barely moves. The sales behind it do.

According to URA Data Service caveats, Midwood recorded 62 resales over 3Q2025 to 2Q2026 at a median of S$1,915 psf. It is a 99-year leasehold condo in District 23, with 91 years of lease left. Over the same four quarters, the district's resale median was S$1,483 psf from 880 sales. Midwood sits 29.2% above that. Across the eight quarters we have, the quarterly median moved -1.8%, from S$1,958 psf in 3Q2024 to S$1,924 psf in 2Q2026. Here is what stood out to us when we went through the tables.

The eight-quarter median has barely moved, but the early quarters rest on very few sales

Start with the shape of the run. The first two quarters in the window are thin. 3Q2024 had 5 resales. 4Q2024 had 3. That second quarter also carries the lowest median in the series, S$1,714 psf. With three caveats, a single odd unit can pull the number a long way. We would not read much into it on its own.

From 3Q2025 the counts thicken. The last four quarters show 18, 15, 10 and 19 resales. Medians there run S$1,914 psf, S$1,919 psf, S$1,844 psf and S$1,924 psf. The softest of the four is 1Q2026. Its 75th percentile, S$1,886 psf, sits below the 2Q2026 median. On 10 sales, that gap could still be mix rather than a price move.

The percentile columns are worth a look too. In 2Q2026 the 25th sits at S$1,846 psf and the 75th at S$2,000 psf. That spread is wider than in 4Q2025. The table below sets out each quarter, and the chart plots the same medians with the sale counts attached.

The smallest units here are not the ones carrying the highest psf

Split the same four quarters by size and the pattern runs against the usual one. Units of 50 to 69 sqm were the most traded band. They logged 26 resales at a median of S$1,345,000, or S$1,948 psf, on a median area of 689 sqft. That is the busiest part of the project by some margin.

The band under 50 sqm comes in lowest on psf. Sixteen resales, a median area of 484 sqft, a median price of S$870,000 and S$1,796 psf. The highest median psf belongs to the 70 to 89 sqm band, at S$1,987 psf on 11 sales. The largest band, 90 to 119 sqm, prints S$1,900,000 at S$1,919 psf from 9 sales.

So psf rises with size up to 89 sqm, then eases. The counts in the two larger bands are small, 11 and 9. Floor level and stack are not in this cut either. Both points suggest the band medians below are better read as ranges than as fixed rungs.

Rents have eased on a psf basis for three straight quarters while contract volume stayed high

The rental side has its own rhythm. URA rental contracts at Midwood show 36 contracts in 3Q2025, 27 in 4Q2025, 51 in 1Q2026 and 38 in 2Q2026. The median psf a month goes 6.2, then 6.0, 6.0, and 5.8. That is a steady easing across the run.

Median monthly rent does not track it step for step. It reads S$3,450, then S$3,600, then S$3,250, then S$3,500. The two series can move apart when the mix of leased unit sizes shifts. A quarter heavy on smaller units lifts psf and lowers the dollar median. The table does not break out size, so we cannot settle which happened.

Against the four-quarter resale median, our engine measures a gross yield of about 3.8% at the 2Q2026 rent of S$5.82 psf a month. That is a measured figure from recorded contracts and caveats, not a valuation of any home. The quarterly detail is below.

Every project within 1 km of Midwood transacted below it, tenure notwithstanding

The neighbour table is the most striking one in this pack. Eight projects within 1 km recorded resales over the same four quarters. The closest is Kingsford . Hillview Peak at 94 m, with 28 resales at a median of S$1,470 psf. The Hillier, 130 m away, logged 21 resales at S$1,514 psf.

The highest neighbour median is Hazel Park Condominium at S$1,710 psf from 14 resales. The Skywoods is just behind at S$1,709 psf. Both sit under Midwood's four-quarter median. So do the 999-year and freehold projects on the list, including Parc Palais at S$1,701 psf and Hillbrooks at S$1,553 psf.

Tenure alone clearly does not order this list. Age is not in the table, and nor is unit mix. Midwood's lease started in 2018, which puts it among the younger stock in the radius. The table below shows distance, tenure, resale count and median psf for each.

One 2Q2026 sale sits well clear of the rest of the top prices

The top of the price table is dominated by a single unit. In 2Q2026 a 1,249 sqft unit in the 21-25 storey range transacted at S$2,568,000, or S$2,057 psf. That is the highest resale price in the window on both measures.

Below it, the next four are all 990 sqft units. They run S$1,950,000, S$1,915,000, S$1,905,000 and S$1,900,000. Three of those four landed in 2026. The psf figures sit in a tight band, from S$1,919 psf to S$1,969 psf.

Storey does not order them. The S$1,950,000 sale came from the 01-05 range. The S$1,905,000 one came from 16-20. Caveats do not record facing, renovation or stack. With five sales in view, that is as far as the data takes us. The table is below.

Our own estimate has been tested against 51 later sales at this project

One last measure, on the estimate itself. As of 4Q2025 we tested it against 51 later sales at Midwood. The median error came out at 2.0%. Within the stated range, 45% of those sales landed.

The two numbers measure different things. The first is how far the midpoint sat from the eventual price, taken at the median of the tested sales. The second counts how often the price fell inside the band we published. A tight median error with a lower hit rate points to a narrow range rather than a biased midpoint. Both are computed from recorded transactions, and neither is a valuation.

A few things stay open. The 1Q2026 dip to S$1,844 psf came on 10 sales, and 2Q2026 moved back up on 19. Whether that dip was mix or price will only show in the next few quarters of caveats. The rental psf series has eased for three quarters running, while contract counts held between 27 and 51. If that easing continues at a steady resale median, the measured yield moves with it. The size bands are worth watching too, since the 70 to 89 sqm and 90 to 119 sqm counts are still single-digit or low double-digit.

One quarter of a single project rarely tells you much on its own. The value sits in how the pieces line up: eight quarters of medians, four size bands, the rental run, and eight neighbours inside 1 km. Read together, they place Midwood clearly above its district and above everything around it. Read alone, any one of those numbers would have told you something slightly different.

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.