What S$3,200,000 Bought In District 10 In 2Q2026 — 104 Resales, And The Largest Unit Was Also The Lowest At S$1,122 psf

District 10 is usually shorthand for the top end of the private market. But a fair share of what actually changes hands there each quarter sits well below the district's own median price.

According to URA Data Service caveats, 104 of District 10's 256 private resales in 2Q2026 were at or under S$3,200,000. That is 40.6% of the quarter's resales, spread across 56 projects, at a median of S$2,082 psf. The district's overall median was S$2,236 psf, so the under-budget group came in 6.9% lower. The district's median resale price for the quarter was S$3,675,000. This is a record of what sold, not a list of what is on the market.

The budget sits close to the middle of the pack, not at the bottom edge of it

The S$3,200,000 line was not picked at random. It is the 40th percentile of the quarter's District 10 resale prices, rounded down to the nearest S$100,000. So by construction, roughly four in ten deals fall under it, and the 104 caveats bear that out.

What is more telling is how wide the spread is. Those 104 transactions came from 56 different projects. That works out to a thin average per project, which means the under-budget segment of Bukit Timah, Holland and Tanglin is not concentrated in two or three large developments. It is scattered.

The psf gap is also narrower than you might expect. At S$2,082 psf against the district's S$2,236 psf, the under-budget group is 6.9% below the full-district median. Buying under the line in 2Q2026 generally meant buying less area, not buying at a dramatically different rate per square foot.

The largest unit under the budget was also the lowest priced per square foot

The biggest thing that sold at or under S$3,200,000 in the quarter was 1,916 sqft at Lutheran Towers, on a 103-year leasehold, for S$2,150,000. That works out to S$1,122 psf in the caveat, and it is the lowest psf in the entire under-budget set. It is unusual for the same transaction to top the size table and bottom the psf table at once.

The rest of the size list clusters tightly. Second is Dynasty Lodge at 1,851 sqft for S$3,038,000, or S$1,641 psf. Then Astrid Meadows at 1,787 sqft for S$3,180,000. Ridgewood appears twice, both at 1,744 sqft, one at S$3,148,888 from the 21-25 band and one at S$3,200,000 from 01-05.

Tenure is mixed throughout. Freehold, 999-year, 99-year and the 103-year Lutheran Towers lease all appear in the top ten by size. The table below is ranked by area, nothing else.

The lowest-psf list puts 603 sqft units next to 1,776 sqft ones

Rank the same 104 caveats by price per square foot and the composition changes completely. After Lutheran Towers at S$1,122 psf, the next entry is Tanglin Regency: 969 sqft for S$1,480,000, or S$1,528 psf. Then Rv Suites at 678 sqft for S$1,055,000, at S$1,556 psf.

Two caveats share S$1,577 psf. One is a 1,776 sqft unit recorded as Condominium Development for S$2,800,000. The other is 1,066 sqft at Rv Edge for S$1,680,000. A unit nearly two-thirds larger transacted at the same rate, which is the sort of thing a psf ranking surfaces and a price ranking hides.

Rv Suites turns up twice, at 678 sqft and 603 sqft, the second for S$1,030,000 at S$1,709 psf. Those are the smallest entries on either table. Spring Grove also appears on both lists, at 1,668 sqft and 1,389 sqft.

Almost everything on both tables was recorded from the lowest floor band

Across the twenty rows in the two tables, the storey range is 01-05 in all but three cases. The exceptions are the Ridgewood unit at 21-25, the D'Leedon unit at 21-25, and Rv Edge at 06-10. D'Leedon's is the highest psf on the size table at S$1,983 psf for 1,604 sqft.

That pattern is worth holding lightly. These are the ten largest and the ten lowest-psf caveats under a budget line, not a sample of the district. Low-floor units tend to price below higher ones in the same project, so a size-ranked and a psf-ranked list will both pull them in. The tables do not isolate the floor effect from the project, the tenure or the age of the stock.

With 104 caveats across 56 projects, any single row here is one recorded transaction. It is indicative of what a buyer paid that month, not a valuation of anything.

What these two tables cannot settle is mix. A quarter in which more large low-floor units happen to transact will shift the under-budget median psf without anything changing in asking prices. The 6.9% gap between S$2,082 psf and the district's S$2,236 psf is a snapshot of 2Q2026 caveats, and the next quarter's figures will be built from a different set of projects. Whether Lutheran Towers, Rv Suites and Spring Grove keep showing up on these lists is the straightforward thing to check in 3Q2026.

One caveat on its own tells you what one buyer and one seller agreed on, in one month, on one floor. Put 104 of them side by side and you start to see the shape of a price band. That shape is the useful part, and it only means something read against what the rest of the district did in the same quarter.

Method: resale caveats (developer sales and sub-sales excluded) in the district and quarter named with a price at or under the budget, single-unit caveats only. Ranked by caveated floor area and by price per square foot. These are recorded sales, not listings, and say nothing about what is available or what a unit would fetch now. 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.