Sol Acres Resales Hit A Median Of S$1,565 psf In 2Q2026 — But Its Largest Units Are The Cheapest Per Square Foot

An EC in District 23 with 87 years of lease left is not where most people look for a clean price trend. Sol Acres gives one anyway. The quarterly median has drifted upward for two years, and the latest quarter is the highest of the eight. At the same time, the unit size table runs in the opposite direction to the price table: the bigger the flat, the lower the psf.

According to URA Data Service caveats, Sol Acres recorded 61 resales over 3Q2025 to 2Q2026 at a median of S$1,534 psf. Across the eight quarters we looked at, the quarterly median moved +9.5%, from S$1,428 psf in 3Q2024 on 34 sales to S$1,565 psf in 2Q2026 on 21 sales. Over the same four-quarter window, the District 23 resale median was S$1,483 psf from 880 sales, which puts Sol Acres +3.5% against its own district. Everything below is from recorded transactions, not a valuation of any home.

The quarterly median has moved up across the eight quarters we looked at

The line here is unusually steady for a single project. It starts at S$1,428 psf in 3Q2024 and ends at S$1,565 psf in 2Q2026. The only step back is 3Q2025, when the median came in at S$1,491 psf against S$1,498 psf the quarter before. That is a small move on 15 sales, so we would not read much into it.

What is worth noting is the volume pattern. The early quarters carry 34, 22, 20 and 22 sales. The later ones thin out to 15, 14 and 11, before 21 sales in 2Q2026. Quarterly medians on 11 or 14 caveats move easily, and the mix of floors and sizes in any one quarter can shift the number on its own.

The spread tells you something too. In 3Q2024 the 25th to 75th percentile ran from S$1,394 psf to S$1,504 psf. In 2Q2026 it ran from S$1,534 psf to S$1,593 psf. The band is narrower and sits entirely above where the middle of the market was two years earlier. The table and chart are below.

The largest units are the most traded and the cheapest per square foot

Split the same 61 resales by size and the ranking inverts. Units of 90 to 119 sqm were the busiest band, with 24 resales at a median of S$1,640,000 (S$1,501 psf). That is the lowest psf of the four bands. The smallest band, under 50 sqm, carried just 5 resales at a median of S$796,000 (S$1,608 psf) — the highest psf on the table.

The steps in between are orderly. The 50 to 69 sqm band did 16 resales at a median of S$1,070,000 (S$1,564 psf). The 70 to 89 sqm band also did 16, at a median of S$1,397,500 (S$1,536 psf). Each step up in size takes the psf down.

This is a common shape in the caveat data, and it is worth being precise about what it is. It is a quantum effect measured across different units, not the same unit priced two ways. Five sales in the smallest band is also a thin base. The size table is below.

Median rents rose over four quarters while median psf rent fell

The rental approvals run the other way to what you might expect from the resale line. In 3Q2025, 20 contracts came in at a median of S$3,200 a month, or 4.7 psf a month. By 2Q2026, 16 contracts came in at a median of S$3,600 a month, but 4.2 psf a month.

Both can be true at once, and the size bands above hint at why the two series can diverge. A larger leased unit lifts the monthly rent and lowers the psf figure. The contract counts also move around, from 31 in 4Q2025 down to 16 in 2Q2026, so the mix of what was leased in any quarter is not held constant here.

Against the resale median, our engine puts the 2Q2026 gross yield at about 3.5%. That is a measured figure: median rent over median resale price, with no costs taken out. The rental table is below.

Within 1 km, Sol Acres sits above the leasehold neighbours and below the freehold ones

Eight projects within 1 km recorded resales over the same four quarters. The closest is Palm Gardens at 325 m, with 20 resales at a median of S$1,063 psf. Hillsta, at 632 m, did 21 resales at S$1,362 psf. Mi Casa, at 811 m, did 11 at S$1,260 psf.

The nearest comparison by type is Wandervale, another leasehold project 667 m away, with 21 resales at a median of S$1,545 psf. The Rainforest did 20 at S$1,496 psf. Sol Acres at S$1,534 psf sits among that group rather than apart from it.

The freehold entries sit higher, as tenure usually sorts them. Pavilion Park recorded 9 resales at S$2,174 psf and Phoenix Heights just 2 at S$1,947 psf. Two caveats is not a median worth leaning on. Comfort Garden, also freehold, recorded 5 resales at S$1,470 psf, below several of the leasehold projects on the list. The neighbour table is below.

The highest price in the window was not the highest psf

The top sale over 3Q2025 to 2Q2026 was S$1,930,000 in 4Q2025, a 1,227 sqft unit on the 21-25 storey range, at S$1,573 psf. The second, S$1,900,000 in 2Q2026, was a smaller 1,173 sqft unit on 16-20, and it priced at S$1,619 psf.

So the biggest cheque in the window did not buy the highest rate. That is the same size-and-psf relationship from the band table, showing up again at the top of the price list. The 1,227 sqft unit sold in 3Q2025 at S$1,860,000, or S$1,516 psf, fits the pattern as well.

Three of the five entries are 2Q2026 sales, including a 1,098 sqft unit at S$1,777,888 (S$1,619 psf). These are individual caveats, not a trend on their own. But they are consistent with a quarter whose 75th percentile sat at S$1,593 psf. The top sales are below.

Our own estimate at Sol Acres missed by a median of 2.8% against 63 later sales

We test our estimates against what actually transacted afterwards, and we publish the result rather than the method's best case. As of 4Q2025, our estimate at Sol Acres was tested against 63 later sales at the project. The median error was 2.8%, and 38% of those sales landed inside the stated range.

Those two numbers say different things. A median error of 2.8% means half the estimates were closer than that to the recorded price. The 38% figure is about the range around the estimate, and it tells you the range was tight relative to how prices actually scattered here. On a project where 2Q2026 alone spanned S$1,534 psf to S$1,593 psf at the quartiles, that scatter is real.

What the figures do not settle is how much of the eight-quarter move is price and how much is mix. The later quarters run on fewer caveats, and the size bands price very differently from one another. A quarter heavy on 90 to 119 sqm units would pull the median psf down; one heavy on small units would push it up. The next quarter's caveats, and the count behind them, will make that clearer. The rental series is worth following on the same terms: median rent and median psf rent have moved in opposite directions for three straight quarters, and the contract count halved between 4Q2025 and 2Q2026.

A single headline median rarely carries a project on its own. S$1,565 psf in 2Q2026 is the highest quarterly reading in this window, and it sits +3.5% above the District 23 median. But it comes from 21 caveats, in a project where the largest units trade at S$1,501 psf and the smallest at S$1,608 psf. The number is only useful once you can see which units produced it, and where it sits against the eight quarters before it.

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.