What S$2,500,000 Bought In District 9 In 2Q2026 — 69 Resales, And The Largest Was 1,442 sqft At Orchard Court

District 9 has a reputation for prices that start high and go higher. But a meaningful share of what trades there each quarter sits well below the headline numbers, and the caveats record exactly what those buyers got.

According to URA Data Service caveats, 69 of District 9's 173 private resales in 2Q2026 were at or under S$2,500,000. That is 39.9% of the quarter's resale volume in Orchard, River Valley and Cairnhill. Those 69 deals came in at a median of S$2,222 psf, against S$2,369 psf for the district as a whole, a gap of -6.2%. This is a record of what sold, not a list of what is on the market now. Every figure here is indicative and drawn from recorded transactions.

Nearly four in ten District 9 resales last quarter closed at or under S$2,500,000

The first thing we looked at was how thin this band actually is. It is not thin. At 39.9% of the quarter's resales, the sub-S$2,500,000 group is close to a fifth of District 9's recorded private resale activity in 2Q2026, and it is spread across 37 projects. That spread matters more than the count. It tells you these were not all small units in one or two large developments clearing stock at once.

What the figure does not settle is what kind of homes made up the group. A share like this can shift from quarter to quarter purely on mix, if a few larger projects happen to see more owners transact. The caveats record the price, the area, the storey band and the month, and nothing about why any particular owner sold. So read the share as a description of the quarter, not as a trend on its own.

The budget sits at the 40th percentile of the quarter's District 9 prices

To set the line at S$2,500,000, we took the 40th percentile of the quarter's District 9 resale prices and rounded down to the nearest S$100,000. The district's median resale price in 2Q2026 was S$2,760,000. So this budget sits below the middle of the market, but not far below it.

The psf comparison is the more interesting part. Homes under the budget transacted at a median of S$2,222 psf. The district median was S$2,369 psf. The gap is -6.2%, which is smaller than the price gap you might expect from a budget set under the median. The reason sits in the areas, not the rates. Smaller homes carry smaller price tags at similar psf. A S$1,010,000 unit and a S$2,500,000 unit can land within a few hundred dollars psf of each other, and in this quarter several did.

The largest unit under the budget was a 1,442 sqft leasehold apartment at Orchard Court

Ranked by size, the top of the list is a 1,442 sqft apartment at Orchard Court, 99-year leasehold, on the 11th to 15th floor. It sold for S$2,150,000 in May 2026, or S$1,491 psf. Nothing else under the budget came close on floor area.

Below it, the sizes step down quickly. The Quayside recorded 1,130 sqft at S$1,950,000 (S$1,725 psf), and Up@Robertson Quay 1,119 sqft at S$2,280,000 (S$2,037 psf), both in May 2026. Oue Twin Peaks appears twice at 1,055 sqft, once from the 6th to 10th floor at S$2,300,000 (S$2,180 psf) and once from the 31st to 35th floor at S$2,500,000 (S$2,370 psf). Same project, same size, different storey band, and the psf moves with it.

Tenure is mixed through the table rather than clustered. Freehold rows sit alongside 99-year and 999-year leasehold rows, at areas within a hundred square feet of each other. The table below ranks the ten largest units recorded under the budget.

The lowest psf under the budget also came from Orchard Court, at S$1,491 psf

The same 1,442 sqft Orchard Court transaction tops the psf table as well. At S$1,491 psf it was the lowest rate recorded under the budget in 2Q2026. It is unusual for one caveat to lead both rankings, and it is worth noting that it did so at a price of S$2,150,000, close to the top of the band.

After that, the list turns to smaller homes. Wilkie 80 recorded 603 sqft at S$1,010,000 (S$1,676 psf) in April 2026, and Mackenzie 138 624 sqft at S$1,050,000 (S$1,682 psf) in May 2026. Parc Sophia appears twice, at 732 sqft for S$1,265,000 (S$1,728 psf) and 667 sqft for S$1,181,888 (S$1,771 psf). The smallest entries are the two 452 sqft units, at Mackenzie 88 for S$810,000 (S$1,792 psf) and Liv On Wilkie for S$850,000 (S$1,880 psf).

Note how narrow the psf range is across the whole table. Freehold Wilkie and Mackenzie addresses, a 103-year leasehold unit at The Scotts Tower, and a riverside 99-year leasehold apartment at The Quayside all landed within a few hundred dollars psf of one another. The ranking below is by psf only.

Storey band and tenure do not line up neatly in either table

Putting the two tables side by side, the pattern we expected did not hold cleanly. Freehold does not sit uniformly above leasehold on psf here. Ville Royale, freehold, recorded 1,044 sqft at S$2,038,000 (S$1,952 psf) on a low floor. Up@Robertson Quay, 99-year leasehold, recorded S$2,037 psf. Waterford Residence, 999-year leasehold, came in at S$2,236 psf.

Storey is similarly uneven. The two Oue Twin Peaks caveats show the clearest within-project difference, but elsewhere low-floor and mid-floor units are scattered across both rankings without an obvious order. With ten rows in each table and 37 projects in the full group, these are small counts. They describe what was recorded in one quarter in one district, and they cannot separate tenure, floor, layout and renovation from each other.

The TOP column is empty for every row, so age is not something these tables can speak to either.

What the next quarter's caveats will show is whether this share holds. A group that is 39.9% of resale volume in one quarter can move on a handful of larger transactions either way. The figures worth tracking are the same three: how many District 9 resales land at or under the budget, what their median psf is, and how far that sits from the district's own median psf. The -6.2% gap in 2Q2026 is one reading, not a settled relationship.

A single caveat rarely tells you much on its own. A 1,442 sqft leasehold apartment at S$1,491 psf is a fact about one home, one floor and one month. It becomes useful only when you can see where it sits among the other 68 transactions in the same band, and how that band compares with the rest of the district. That is the whole point of reading the tables rather than the headline.

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.