Park Colonial Has Barely Moved In Eight Quarters — Yet It Still Sits 15.3% Above Its Own District

Two things can be true of the same project at once. Park Colonial has gone almost nowhere on a quarterly median basis since 3Q2024. It also prices well clear of the rest of District 13.

According to URA Data Service caveats, the 99-year leasehold project in District 13, with 90 years of lease left, recorded 44 resales over 3Q2025 to 2Q2026 at a median of S$2,302 psf. Across the eight quarters shown, the quarterly resale median moved +0.9%, from S$2,213 psf in 3Q2024 on 18 sales to S$2,232 psf in 2Q2026 on 8 sales. Over the same four-quarter window, the district's resale median was S$1,996 psf from 407 sales, putting Park Colonial +15.3% against it. We went through the quarterly prints, the size bands, the rental contracts and the neighbours. Here's what stood out to us.

The eight-quarter line is flat, but the path between the ends is not

The start and end points sit close together. What happens in between is less tidy. The median ran S$2,213 psf in 3Q2024, S$2,298 psf in 4Q2024, then back to S$2,219 psf in 1Q2025. It climbed again to S$2,302 psf in 3Q2025 and peaked at S$2,411 psf in 1Q2026 before the latest print of S$2,232 psf.

Counts matter here. 3Q2025 had 7 sales and 2Q2026 had 8, against 18 in the opening quarter. With single-digit counts, one large or small unit shifts the median more than any broad move in pricing would. The spread tells a similar story: in 2Q2026 the 25th percentile sat at S$2,180 psf and the 75th at S$2,493 psf, a wider gap than the S$2,198 psf to S$2,318 psf range recorded in 4Q2025.

So the flat eight-quarter change is best read as a description of two endpoints, not a steady line. The table and chart below carry the quarter-by-quarter detail.

The smaller units carry the volume, and the larger ones carry the higher psf

Of the 44 resales in the window, 21 were in the 50 to 69 sqm band. That is the most traded size by some way. The median there was S$1,465,000 at S$2,302 psf, on a median area of 635 sqft. Under 50 sqm added 11 resales, at a median of S$1,030,000 and S$2,204 psf.

Psf rises as the units get bigger, up to a point. The 90 to 119 sqm band recorded the highest median psf at S$2,545 psf across 6 resales, with a median price of S$2,499,000. The 120 sqm and above band came in at S$2,438 psf on 4 resales, at a median price of S$3,540,000. The 70 to 89 sqm band had only 2 sales, so its S$2,484 psf median rests on a very thin base.

Mix explains part of why the quarterly line wobbles. A quarter weighted towards the under 50 sqm stock prints differently from one with a few large units in it, even with nothing else changing.

Rental contracts are holding near S$7.33 psf a month while the median rent has dropped

The rental approvals recorded at Park Colonial show two different movements at once. The psf figure has been steady: 7.1 in 3Q2025, 7.3 in 4Q2025, 6.9 in 1Q2026, and 7.3 again in 2Q2026. The median monthly rent, though, has fallen from S$4,400 in 3Q2025 to S$3,700 in 2Q2026.

That gap points to the size of the units being leased rather than the rate being paid on them. A quarter with more small units signed will show a lower median rent while the psf figure stays put. Contract counts also swing hard, from 115 in 3Q2025 down to 35 in 4Q2025 and back up to 64 in 2Q2026.

Measured against the resale median, the 2Q2026 rental figures work out to a gross yield of about 3.7%. That is our own engine's calculation on recorded transactions, not a valuation of any particular unit. The quarterly rental table sits below.

Within a kilometre, only one project trades close to Park Colonial's median

Eight projects within 1 km recorded resales over the same four quarters. The Tre Ver had the most at 60, with a median of S$2,011 psf at 545 m away. The Poiz Residences recorded 36 resales at S$2,081 psf. Both are 99-year leasehold.

The closest comparison on price is freehold. Sennett Estate, 991 m out, posted a median of S$2,276 psf across 26 resales. Blossoms @ Woodleigh, 268 m away and also freehold, came in at S$2,257 psf on 6 sales. At the other end, The Quinn recorded S$1,584 psf from 8 resales, and Nin Residence S$1,750 psf from 14.

The nearest project of all, 8@Woodleigh at 240 m, traded at a median of S$1,904 psf across 12 resales. Distance alone clearly does not set the number. Age, unit mix and tenure all sit behind these medians, and the table does not separate them out.

The top five resales all came from the 06-10 storey band and above

The highest recorded price in the window was S$4,000,000 in 4Q2025, for a 1,711 sqft unit in the 11-15 storey range at S$2,337 psf. Three of the five largest transactions landed in 1Q2026, which is also the quarter with the highest median psf of the eight.

Price and psf do not rank the same way. The S$4,000,000 sale printed at S$2,337 psf, while the S$2,758,000 sale in 1Q2026 for 1,066 sqft worked out to S$2,588 psf, the highest per-square-foot figure in the five. The 3Q2025 entry, 1,345 sqft at S$2,770,000, came in at S$2,059 psf.

We should also note how our own estimate has fared on this project. Tested against 41 later sales as of 4Q2025, it had a median error of 2.5%, with 41% of sales inside the stated range. The top-sale table is below.

A few things the figures do not settle. The 2Q2026 median rests on 8 sales, so the step down from S$2,411 psf in 1Q2026 could be mix as easily as anything broader. The same applies to the S$3,700 median rent against a steady S$7.33 psf a month. What next quarter's data can add is volume: more caveats in the larger bands, and whether the 70 to 89 sqm band moves past its current 2 sales. The district comparison is worth tracking too, since the 407 district resales form a much deeper base than the 44 here.

One quarterly median, on its own, rarely carries the weight people give it. The more useful read comes from stacking it against the eight quarters before it, the size bands underneath it and the neighbours around it. On that basis Park Colonial looks steady rather than directional, with a premium to its district that has held through the window. Everything above comes from recorded transactions, and none of it is a valuation of any individual home.

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.