What S$1,300,000 Bought In District 18 In 2Q2026 — 95 Resales, And The Largest Was 1,345 sqft At Melville Park

A budget is one thing. What that budget actually bought in a quarter is another, and the two don't always line up. So we pulled every recorded private resale in District 18 at or under S$1,300,000 in 2Q2026, and ranked them two ways: by size, and by psf. This is a record of what changed hands, not a list of what is on the market now.

According to URA Data Service caveats, 95 of the district's 258 private resales in 2Q2026 were at or under S$1,300,000. That is 36.8% of the quarter's transactions, spread across 24 projects, at a median of S$1,430 psf. The district's own median for the quarter was S$1,481 psf, so the under-budget set came in 3.5% below it. The district median resale price was S$1,495,000.

A little over a third of the district's resales last quarter sat at or under this budget

The budget here is not an arbitrary round number. It is the 40th percentile of the quarter's District 18 resale prices, rounded down to the nearest S$100,000. That is how S$1,300,000 was set, and it is why the share landing under it, 36.8%, sits near but not exactly at four in ten.

The 95 caveats under that line came from 24 projects, which is a wider spread than the two tables below suggest. The tables only show the ten largest and the ten lowest-psf entries. A project can appear repeatedly in one of them and barely register across the full 95. That is worth holding on to before reading the rows.

On price per area, the gap is narrow. A median of S$1,430 psf under the budget against S$1,481 psf for the whole district is a difference of 3.5%. The under-budget set is not made up of unusually low-psf stock. It is mostly made up of smaller and older leasehold stock, which keeps the total price down.

The size table is split between one condo and a set of executive condos

The largest unit recorded at or under the budget was 1,345 sqft at Melville Park, a 99-year leasehold condo, for S$1,290,000, or S$959 psf. It transacted in Jun 2026 on the 01-05 storey band. Two more Melville Park units at 1,302 sqft follow, at S$1,250,000 (S$960 psf) in Apr 2026 and S$1,288,000 (S$989 psf) in Jun 2026.

The rest of the top of the size table is executive condos. The Esparis recorded 1,270 sqft at S$1,300,000, or S$1,024 psf, in Jun 2026. Whitewater appears three times, at 1,195 sqft and twice at 1,141 sqft, with psf running from S$1,071 to S$1,113. Eastvale recorded 1,184 sqft at S$1,245,000, or S$1,051 psf, in May 2026.

What stands out is the split. The condo rows sit under S$1,000 psf; the EC rows sit above it. The caveats do not record TOP for any of these entries, so the table cannot settle how much of that gap is age and how much is project. Here are the ten largest units under the budget.

The lowest-psf list is dominated by a single project

Ranked by psf instead of size, the table narrows sharply. The lowest psf recorded under the budget was S$929 psf at Melville Park: 958 sqft for S$890,000 in Jun 2026, on the 01-05 band. Every row that follows is also Melville Park, until The Esparis entry at S$1,024 psf closes out the ten.

The run in between is tight. A 1,001 sqft unit went for S$968,000 (S$967 psf) in May 2026, a 990 sqft unit for S$967,700 (S$977 psf) in Apr 2026, and a 936 sqft unit for S$918,000 (S$980 psf) in Jun 2026. Another 958 sqft unit on the 06-10 band recorded S$935,000, or S$976 psf, in Apr 2026.

One project filling a psf ranking usually points to volume rather than price alone. A project with many caveats in a quarter has more chances to occupy a ten-row list. The table below is ranked by psf only, and nothing else.

Every unit in both tables is on a 99-year lease, and most sold on the lower floors

Tenure does not vary at all here. All twenty rows across the two tables are 99-year leasehold, split between condo and ec. TOP is not recorded in the caveats for any of them, so neither table says anything about building age.

Height is lopsided. The 01-05 band carries most of the rows in both tables. The 06-10 band appears a handful of times, and 11-15 shows up only in the Whitewater entries at 1,195 sqft (S$1,300,000, S$1,088 psf) and 1,141 sqft (S$1,270,000, S$1,113 psf), both in May 2026. Those are also among the higher psf figures in the size table.

Months are spread evenly enough across Apr, May and Jun 2026 that no single month drives either list. What the tables cannot show is mix: these are the ten largest and ten lowest-psf caveats, not the shape of all 95.

What these figures leave open is how much of the pattern is a single quarter's mix. Two projects supply most of the size table, and one supplies almost all of the psf table. Whether that holds depends on how many units from those projects come up for resale next. The thing to track in 3Q2026 is the same pair of numbers: the share of caveats landing at or under the budget, and how far the under-budget median psf sits from the district median psf. In 2Q2026 those were 36.8% and 3.5% below.

Every figure here is indicative and drawn from recorded transactions, not a valuation of any home. A single row tells you what one buyer and one seller agreed on, in one month, on one floor. It is the arrangement of the rows, and how the next quarter's rows fall beside them, that tells you anything about direction.

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.