Seletar Hills Estate Has Done 40 Resales At A Median Of S$1,779 psf — But The Quarterly Median Is Down 13% Over Two Years

A project can trade above its district and still be drifting down quarter by quarter. Seletar Hills Estate is doing both at once, and the two facts sit in different tables.

According to URA Data Service caveats, this 999-year landed estate in District 28 recorded 40 resales over 3Q2025 to 2Q2026 at a median of S$1,779 psf. Over the eight quarters shown, the quarterly median moved -13.0%, from S$1,910 psf in 3Q2024 on 11 sales to S$1,662 psf in 2Q2026 on 12 sales. Against the District 28 resale median of S$1,544 psf from 452 sales over the same four quarters, Seletar Hills Estate sits +15.3%. Here is what stood out to us when we went through the quarterly table.

The quarterly median has swung hard in both directions, and the eight-quarter move is down 13%

The headline change is -13.0% across eight quarters. The path there was not a slide. The median fell from S$1,910 psf in 3Q2024 to S$1,503 psf in 4Q2024, climbed back to S$1,948 psf by 3Q2025, then eased to S$1,662 psf in 2Q2026. That is a wide band for a single estate.

Quarterly counts are small, between six and 12 sales. In a landed estate the mix of plot sizes and built-up areas changes every quarter, and the median moves with it. The quartiles make that clear. In 2Q2026 the 25th percentile is S$1,451 psf and the 75th is S$2,024 psf. In 4Q2025, with only six sales, the spread is much tighter at S$1,687 psf to S$1,804 psf.

So the -13.0% figure describes two end points, not a trend line through the middle. The table and chart below show the full set.

One note on reading it: each row is recorded caveats for that quarter, nothing more.

Every resale in the window fell into a single size band

All 40 resales over 3Q2025 to 2Q2026 were units of 120 sqm and above. Median area was 3,205 sqft, median price S$5,115,000, median psf S$1,779.

That is expected for landed stock, but it matters for how you read the quarterly numbers. There is no smaller band to split the data against, so quarter-to-quarter movement in the median comes from variation within one large band rather than from a shift between band types. A 3,205 sqft median area tells you the typical transacted size; it does not tell you how tightly the sizes cluster around it.

The breakdown is below.

Rents have held in a narrow range while contract counts rose through the four quarters

URA rental contracts at Seletar Hills Estate in 2Q2026 came to 15, at a median of S$2.97 psf a month and a median rent of S$5,200. Against the resale median, our engine measures a gross yield of about 2.1%.

Contracts rose across the window, from 10 in 3Q2025 and 10 in 4Q2025 to 12 in 1Q2026 and 15 in 2Q2026. The median psf a month sat at 2.9 in 3Q2025, 3.6 in 4Q2025, 3.1 in 1Q2026 and 3.0 in 2Q2026. Median monthly rent peaked at S$5,950 in 4Q2025.

These are approved contracts, not asking rents, and ten to 15 a quarter is a thin base. The 4Q2025 reading stands apart from the other three, and with that count we cannot tell whether it reflects larger homes letting that quarter or a genuine shift. The quarterly rental table is below.

Within 1 km, the 999-year and freehold projects trade well above the leasehold condos

Eight projects recorded resales within 1 km over 3Q2025 to 2Q2026. The Topiary was busiest with 45 resales at a median of S$1,537 psf, 536 m away. Seletar Park Residence did 17 at S$1,334 psf, The Greenwich 16 at S$1,348 psf, and Seletar Springs Condominium 11 at S$1,043 psf. All four are 99-year leasehold.

The 999-year and freehold names sit higher. Luxus Hills recorded 16 resales at S$2,818 psf, Kelulut Hill four at S$2,214 psf at just 103 m away, Stratton Park two at S$1,861 psf and a single landed sale on Gerald Crescent at S$2,056 psf.

The comparison is not like for like. The leasehold entries are condominiums; the higher-priced ones are landed. Psf on a landed plot and psf in an apartment block are measured on different things, so the gap in the table is partly a difference in property type. Kelulut Hill and Stratton Park also rest on four and two sales. The full list is below.

The top five resales all cleared S$7M, and the highest psf was not the highest price

The largest recorded price in the window was S$9,280,000 in 1Q2026, for a 4,414 sqft unit at S$2,102 psf. Two 3Q2025 sales both printed S$8,800,000, on 4,409 sqft and 4,517 sqft, at S$1,996 psf and S$1,948 psf.

The strongest psf in the table belongs to a smaller home. A 3,402 sqft resale in 2Q2026 went at S$8,080,000, or S$2,375 psf. That is the highest per-sqft figure among the five, on the fourth-highest price. It is a useful reminder that in landed stock, price rank and psf rank do not line up.

Storey range is blank for all five rows. The table of top resales is below.

Our own estimate has had a median error of 14.6% on this estate

We test our estimate against sales that happened after it was made. As of 4Q2025, the estimate at Seletar Hills Estate was tested against 33 later sales. The median error was 14.6%, and 45% of those sales landed inside the stated range.

That is a wide error for a project with this much turnover, and the tables above point to why. The quarterly median swings between S$1,503 psf and S$1,948 psf, and a single band of 120 sqm and above covers homes from 3,402 sqft to 4,517 sqft among the top sales alone. Landed plots differ in land area, built-up area, frontage and condition in ways that transaction records do not fully capture.

Every figure here is indicative and drawn from recorded transactions. None of it is a valuation of any home.

The figures leave a few things open. We cannot tell from 12 sales in 2Q2026 whether the drop from S$1,781 psf in 1Q2026 reflects pricing or the particular homes that changed hands. The rental side has the same problem in reverse: contracts rose to 15 in the latest quarter, the highest of the four, while the median psf a month sat below the 4Q2025 reading. Next quarter's caveats will show whether the median settles back into the S$1,750 psf to S$1,948 psf range it held through much of 2025, and whether rental contracts keep climbing.

A single quarter's median rarely settles anything on its own, least of all in a landed estate where no two plots are the same. What it does is add one more point to a line. Read alongside the district median, the neighbours within 1 km and the rental record, the 2Q2026 number here is a data point in a series that has gone both ways more than once.

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.