What S$1,600,000 Bought In District 3 In Q2 2026: 59 Resales, The Largest 1,324 sqft

District 3 covers Tiong Bahru, Queenstown and Alexandra. The district's median private resale price in Q2 2026 was S$1,900,000, so a good part of the quarter's activity sat below that mark.

In this article, we look at every recorded private resale in District 3 at or under S$1,600,000 in Q2 2026. We rank them two ways: by floor area, and by price per square foot. This is a record of what sold, not a list of homes on the market.

Based on URA Data Service caveat data, 59 of the district's 165 private resales that quarter, or 35.8%, were at or under that figure. They came from 14 projects, at a median of S$2,242 psf against the district's S$2,247 psf, a difference of -0.2%.

How Was The S$1,600,000 Budget Set?

The cut-off is drawn from the quarter's own prices. S$1,600,000 is the 40th percentile of District 3 resale prices in Q2 2026, rounded down to the nearest S$100,000.

So roughly four in ten transactions in the district fell at or below the line. The 59 caveats under it span 14 projects, which means the sales were not concentrated in one development alone.

The Largest Units That Sold Under The Budget

The first table ranks the ten largest units by floor area. All figures are from recorded caveats, not valuations.

Reading The Size Table

The table above shows that the five largest units all came from Residential Apartments, a 9999-year leasehold project, and all on the 01-05 storey range. The biggest was 1,324 sqft in May 2026, at S$1,208 psf.

Note that two 1,173 sqft units sold at the same price and the same S$1,364 psf, one in April 2026 and one in May 2026. Below those, sizes drop quickly: Emerald Park at 926 sqft, Queens at 915 sqft and Alexis at 829 sqft. The smallest entry in this ranking is a 786 sqft unit at River Place that sold for S$1,563,888 in June 2026.

The Lowest Psf Under The Budget

The second table ranks the same pool of sales by price per square foot, from lowest upwards.

Reading The Psf Table

The lowest psf recorded under the budget was S$1,208 psf, the same 1,324 sqft unit at Residential Apartments. The top five rows here repeat the top five rows of the size table, which is what happens when the largest units also carry the lowest rates.

The two tables separate from the sixth row. Alexis, a freehold apartment project, appears twice in the psf ranking: 829 sqft at S$1,520 psf in April 2026, and 624 sqft at S$1,714 psf, also in April 2026. The second of those, at S$1,070,000, is the lowest price in either table. River Place closes the psf list at S$1,858 psf for a 797 sqft unit.

Summary

In Q2 2026, 59 of District 3's 165 private resales were at or under S$1,600,000, across 14 projects, at a median of S$2,242 psf. That sits 0.2% below the district median of S$2,247 psf for the quarter. The largest unit at that budget was 1,324 sqft at Residential Apartments, which was also the lowest rate in the pool at S$1,208 psf.

These are recorded transactions lodged with URA, and they are indicative of what changed hands in one quarter. They are not valuations, and they do not describe what is currently listed. With ten rows shown in each ranking and a single project filling the top of both, the tables reflect the mix that happened to transact in Q2 2026 rather than the full range of homes in the district.

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.