What S$1,400,000 Bought In District 8 In 2Q2026 — 15 Resales, And The Largest Was 1,141 sqft At Kentish Lodge

District 8 covers Little India and Farrer Park. A budget of S$1,400,000 there sits below the district's middle. The median resale price in the quarter was S$1,785,000. The budget itself is the 40th percentile of the quarter's prices, rounded down to S$100,000. You might expect that to buy very little, and only in the smallest formats. What actually transacted is more mixed. Some of it is small and high up. Some of it is not small at all. This is a record of what sold, not a list of what is on the market.

According to URA Data Service caveats, 15 of District 8's 42 private resales in 2Q2026 were at or under S$1,400,000. That is 35.7% of the quarter's resale count, spread across 9 projects. Those 15 deals went through at a median of S$1,892 psf. The district as a whole recorded S$1,884 psf, a difference of 0.4%. So the budget did not land in a cheaper pocket of the district on a psf basis. It bought less floor area, not a lower rate per square foot. Every figure below comes from recorded transactions. None of it is a valuation of any home.

A budget below the district median still covered more than a third of the quarter's resales

Start with how common these deals were. Fifteen caveats at or under the budget, out of 42 resales in the district. That share, 35.7%, was the first thing that stood out to us. This is not a thin corner of the market. It is more than a third of everything recorded in the quarter. The 15 came from 9 projects, so no single development accounts for the bulk of them. The absolute count is still small. Forty-two resales in one quarter is a narrow base. A handful of units moving in one project can shift the shape of the list.

The second point is the rate per square foot. The district median for the quarter was S$1,884 psf. The under-budget median sat 0.4% above it. In other words, the sub-S$1,400,000 group did not transact at a visibly lower psf than the district. What separates these 15 from the rest is area, not price per area. The tables cannot settle why any one unit priced where it did. Caveats carry price, area, storey band, tenure and month. They do not carry condition, renovation, facing or how long a unit was listed. Keep that in mind as you read the two rankings below.

The three largest units under the budget all sold from the 1st to 5th floor

The biggest unit at or under the budget was 1,141 sqft at Kentish Lodge, a 99-year leasehold apartment. It transacted at S$1,370,000, or S$1,201 psf, in May 2026, from the 01-05 storey band. The same project also recorded a 980 sqft unit at S$1,295,000, or S$1,322 psf, in June 2026, again from 01-05. Between them in size sits Rangoon Apartments, freehold, at 775 sqft. That one went for S$1,020,000, or S$1,316 psf, in June 2026, also on the 01-05 band. All three of the largest entries came from low floors. That is a pattern in the ranking, not a rule about the district.

From there the list steps down to 700 sqft. Uptown @ Farrer recorded two units at that size, both on the 11-15 band. One closed at S$1,370,000, or S$1,958 psf, in May 2026. The other closed at S$1,400,000, or S$2,001 psf, in April 2026, right at the ceiling of this budget. Citylights follows at 678 sqft, a 99-year leasehold condo unit, at S$1,310,000 or S$1,932 psf in April 2026. That one came from the 31-35 band, the highest storey range anywhere in these tables. Same budget, very different trade-offs between floor area and height.

The tail of the size ranking is freehold-heavy. The Citron Residences recorded 657 sqft at S$1,250,000, or S$1,904 psf, in June 2026, on the 06-10 band. Bliss Regalia recorded 646 sqft at S$980,000, or S$1,517 psf, in April 2026. Jool Suites recorded 614 sqft at S$900,000, or S$1,467 psf, in May 2026. Soho 188 rounds out the ten at 560 sqft, S$1,050,000, or S$1,876 psf, in June 2026. Note the blank TOP column across every row. These caveat records carry tenure but no completion year, so age is not something this table can tell you.

The lowest psf of the quarter came from the largest unit, not the smallest

Rank the same 15 by psf and the order changes, but the top does not. The lowest rate recorded under the budget was S$1,201 psf, at that 1,141 sqft Kentish Lodge unit. Rangoon Apartments is next at S$1,316 psf, then the 980 sqft Kentish Lodge unit at S$1,322 psf. So the three cheapest rates in the quarter all belong to the three largest units on the list. That is the opposite of the usual shape, where small units carry the highest psf and the lowest absolute prices. Here, the larger the floor area, the lower the rate.

The middle of this ranking is freehold. Jool Suites sits at S$1,467 psf and Bliss Regalia at S$1,517 psf, both from the 01-05 band. Soho 188 appears next at S$1,704 psf, for a 441 sqft unit at S$752,000 in May 2026. That S$752,000 is the second lowest absolute price in either table. The same project also shows up further down the list at S$1,876 psf for a larger unit. Two caveats, one project, two quite different rates in the same quarter. With counts this small, that is a reminder of how much variation sits inside a single development.

At the far end of the psf ranking are the smallest units. Uptown @ Farrer recorded 527 sqft at S$998,000, or S$1,892 psf, in May 2026, from the 16-20 band. Parc Somme recorded 355 sqft at S$675,000, or S$1,900 psf, in May 2026. That is the smallest unit and the lowest price in either table. The Citron Residences closes the ten at S$1,904 psf. So the lowest cheques in the quarter came with the highest rates per square foot. What this table shows is the trade in the data: a smaller unit costs less in total, and more per square foot.

Freehold and 99-year leasehold units sat side by side within the same price band

Tenure does not sort this list. Kentish Lodge, Uptown @ Farrer, Citylights and Parc Somme are all 99-year leasehold. Rangoon Apartments, The Citron Residences, Bliss Regalia, Jool Suites and Soho 188 are freehold. Both tenures appear near the top of the size ranking and near the bottom of the psf ranking. The leasehold Kentish Lodge unit holds the lowest rate in the quarter. The freehold Citron unit sits at the high end of the same table. Because the TOP column is empty throughout, these records say nothing about remaining lease or building age. Tenure type is recorded; the clock on it is not.

Storey bands are the other axis worth noting. Most entries in both tables came from 01-05. The exceptions are Uptown @ Farrer on 11-15 and 16-20, The Citron Residences on 06-10, and Citylights on 31-35. The highest band in these tables also carries one of the higher rates, at S$1,932 psf for 678 sqft. One caveat is not a pattern, though. With 15 transactions in nine projects, the mix of floors, sizes and tenures changes from quarter to quarter. A shift in that mix can move the median psf without any individual unit repricing at all.

What the caveats settle is narrow. They show that 15 resales closed at or under S$1,400,000 in 2Q2026, in nine projects. They show that the group's median psf tracked the district's within 0.4%. They do not show condition, renovation or how long each unit sat on the market. They also do not show lease start dates, since the TOP field is blank in every row here. The next quarter's data will say whether large low-floor units keep anchoring the bottom of the psf ranking. It will also show whether the share of resales under this budget holds near a third, or moves with the district median.

One quarter of caveats in one district is a small window. Fifteen transactions can be reshaped by a single project having an active few months. We find these lists most useful as a record of what the market actually absorbed at a given budget. Read alongside the district median, and alongside the quarters that come after, they start to show direction. On their own, they are just fifteen lines in a ledger.

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.