What S$1,800,000 Bought In District 16 In 2Q2026 — 78 Resales, And The Largest Was 1,733 sqft At Bedok Court

District 16's middle price last quarter sat above S$2M. Yet a sizeable part of the quarter still changed hands for less than S$1.8M. That gap between the headline median and the actual spread of deals is what we wanted to walk through. This is a record of what sold, not a list of what is on the market now.

According to URA Data Service caveats, 78 of District 16's 199 private resales in 2026Q2 were at or under S$1,800,000. That is 39.2% of the quarter, spread across 35 projects. The median under that budget worked out to S$1,475 psf. The district's median for the quarter was S$1,629 psf, so the under-budget set came in 9.5% lower. The budget itself is the 40th percentile of the quarter's prices, rounded down to the nearest S$100,000.

The budget sits below the district's median, and it still covered close to four in every ten sales

Start with the frame. The district's median resale price in 2026Q2 was S$2,050,000. The ceiling we used here is drawn below that middle, not at it. Even so, it caught 78 of the 199 recorded resales. The transactions came from 35 different projects. So this is not one or two blocks carrying the whole set. Bedok, Upper East Coast and Siglap all sit inside District 16, and the projects below span a fair bit of that ground.

A price ceiling tells you nothing by itself about size, floor or tenure. What it does is select a group of transactions. The two tables below show what that group actually contained in 2026Q2. One ranks the ten largest units under the budget. The other ranks the ten lowest psf. They are not the same ten. Reading them side by side is the point. Note also that these are recorded caveats, not valuations of any home, and the lists show only the top of each ranking.

The largest unit under the budget was also the lowest psf under it

One line sits at the top of both tables. A 1,733 sqft unit at Bedok Court, a 99-year leasehold condo, sold in May 2026 for S$1,700,000. That works out to S$981 psf, and it was recorded in the 01-05 storey band. It is the only entry in either list under S$1,000 psf.

Below it, the sizes step down without much of a jump. Fairmount Condominium recorded 1,539 sqft at S$1,700,000 in Jun 2026, or S$1,104 psf. Laguna 88 sold 1,389 sqft at S$1,800,000 in Jun 2026, right at the ceiling, at S$1,296 psf. Both are 99-year leasehold, both in the 01-05 band. The same price can buy quite different floor areas here.

Three entries share the same 1,292 sqft. Palmwoods sold at S$1,640,000 from the 01-05 band in May 2026. Bayshore Park recorded S$1,650,000 from 06-10 in Apr 2026, then S$1,660,000 from 11-15 in May 2026. Their psf figures run S$1,270, S$1,277 and S$1,285. Sunhaven, freehold, sold 1,259 sqft at S$1,780,000 in Jun 2026, the highest psf on this table at S$1,413 psf.

The lowest-psf list brings in smaller units that the size ranking never reaches

The psf ranking opens with the same Bedok Court line. After that, it changes character. Eastwood Centre, a 99-year leasehold apartment, sold 926 sqft for S$1,000,000 in May 2026, at S$1,080 psf. That is the lowest absolute price on either table. It is also a far smaller unit than anything in the size ranking.

Bayshore Park appears here with two 936 sqft units, both from the 01-05 band. One sold for S$1,080,000 in Jun 2026, at S$1,153 psf. The other sold for S$1,120,000 in Apr 2026, at S$1,196 psf. Same project, same recorded size, same storey band, two months apart. The caveat data does not record condition, renovation or facing, so it cannot settle why the two lines differ.

Tanamera Crest supplies the only high-floor entries on this table. A 1,206 sqft unit sold at S$1,400,000 in Apr 2026, at S$1,161 psf. A 1,173 sqft unit followed at S$1,368,000 in Jun 2026, at S$1,166 psf. Both sat in the 11-15 band. Stratford Court closes in at 980 sqft for S$1,175,000, or S$1,200 psf. Changi Green, freehold, recorded 1,001 sqft at S$1,228,000, or S$1,227 psf.

Both lists lean heavily towards 99-year leasehold stock in the lower storey bands

Tenure is the first pattern that stands out to us. Most entries on both tables are 99-year leasehold. The freehold lines are the exceptions. East Village, an apartment, sold 1,270 sqft for S$1,448,888 in Apr 2026, at S$1,141 psf. Sunhaven and Changi Green are the other two freehold entries. The TOP column is blank for every row, so these tables carry no completion year for any of the projects.

Storey is the second pattern. The 01-05 band dominates both rankings. Bayshore Park contributes the 06-10 and 11-15 lines on the size table, alongside East Meadows at 06-10 and Sunhaven at 06-10. On the psf table, only Tanamera Crest sits above the 01-05 band.

A few projects show up more than once. Bayshore Park appears on both tables. Tanamera Crest returns within the psf list. Bedok Court heads each of them. That repetition is worth holding lightly. Each table shows only the top ten by its own measure, so the remaining under-budget transactions in the quarter are not displayed here. Mix, not price direction, can move which projects surface.

These tables describe one quarter in one district. They do not show how the under-budget share has moved over time, and they do not show what the other recorded sales in District 16 looked like. They also cannot separate a price from the state of the unit behind it. The next quarter's caveats will show whether 39.2% is close to normal for this district, and whether the size ranking keeps clearing 1,700 sqft under the same ceiling. Watch too whether the freehold entries stay a minority on both lists.

A single line in a table rarely says much on its own. One Bedok Court caveat at S$981 psf is a fact about one transaction in May 2026. It becomes useful only when you read it next to the district's median, the spread of sizes around it, and what the same projects do in the quarters that follow. That is the slower reading, and it is usually the one worth doing.

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.