Singapore Private Property Prices by District: The Full PSF League Table (2026)
Median transacted price and price per square foot for private homes in every postal district — ranked, with the priciest and most affordable, and why the two rankings differ.
Across the past year, private homes transacted at a median of $3,059 per square foot in the priciest district (D09, Orchard/River Valley) down to $1,228 in the most affordable (D25, Woodlands/Kranji) — roughly a 2.5-fold gap across 27 districts and 27,154 sales. The priciest district by total price is different again: D04 (Sentosa/Telok Blangah) had the highest median price at $2.72m but only $1,824 psf, because its units are large. PSF is the fairer like-for-like comparison; total price moves with unit size.
Private home prices in Singapore vary more by district than by almost anything else — and a single "average" hides that completely. This page ranks every postal district by transacted price per square foot, so you can see the real spread and where a district sits in it.
It is part of our overview of Singapore property transactions, and the figures are transacted URA caveats over the past year, not asking prices.
What are private property prices by district in Singapore?
Private homes transacted from a median of $3,059 per square foot in the priciest district (D09) to $1,228 in the most affordable (D25), across 27 districts and 27,154 sales in the past year — roughly a 2.5-fold gap.
Over the past year, private homes transacted at a median of $3,059 per square foot in the priciest district (D09) down to $1,228 in the most affordable (D25) — roughly a 2.5-fold gap across 27 districts and 27,154 sales. Here is the full ranking, dearest PSF first:
| District | Median price | Median PSF | Sales (n) | Projects |
|---|---|---|---|---|
| D09 | $2.39M | $3,059 | 1,990 | 154 |
| D02 | $1.73M | $2,957 | 347 | 19 |
| D03 | $2.23M | $2,835 | 2,101 | 37 |
| D10 | $2.63M | $2,834 | 1,803 | 218 |
| D01 | $2.13M | $2,818 | 419 | 16 |
| D16 | $1.92M | $2,535 | 1,926 | 63 |
| D15 | $2.51M | $2,355 | 1,569 | 268 |
| D07 | $1.85M | $2,323 | 169 | 14 |
| D21 | $2.22M | $2,272 | 839 | 65 |
| D05 | $1.90M | $2,211 | 2,121 | 77 |
| D26 | $1.85M | $2,169 | 1,132 | 17 |
| D11 | $2.50M | $2,090 | 367 | 103 |
| D24 | $1.72M | $2,023 | 1,700 | 4 |
| D13 | $1.56M | $2,022 | 336 | 30 |
| D20 | $1.97M | $1,991 | 456 | 40 |
| D18 | $1.78M | $1,846 | 1,988 | 45 |
| D04 | $2.72M | $1,824 | 288 | 23 |
| D08 | $1.68M | $1,798 | 197 | 52 |
| D12 | $1.73M | $1,798 | 408 | 88 |
| D17 | $1.71M | $1,779 | 1,101 | 27 |
| D14 | $1.44M | $1,752 | 671 | 132 |
| D22 | $1.68M | $1,694 | 489 | 21 |
| D19 | $1.60M | $1,645 | 2,067 | 142 |
| D23 | $1.50M | $1,608 | 1,158 | 70 |
| D27 | $1.50M | $1,544 | 960 | 32 |
| D28 | $1.39M | $1,536 | 276 | 14 |
| D25 | $1.28M | $1,228 | 276 | 14 |
Read the two price columns as different questions: median PSF is the fairer like-for-like level for comparing districts, while median price is the actual cheque and moves with the mix of unit sizes that happened to sell.
Which districts are the most and least expensive?
By PSF, prime District 9 leads at $3,059 and District 25 (Woodlands) is cheapest at $1,228. But the highest median price is District 4 ($2.72m) — its PSF is mid-table because its units are large.
By price per square foot, the prime core leads: District 9 (Orchard, River Valley, Cairnhill) tops the table at $3,059, followed by District 2 (Tanjong Pagar), District 3 (Tiong Bahru, Alexandra) and District 10 (Bukit Timah, Holland). At the value end, the north and far west anchor the bottom — District 25 (Woodlands, Kranji) at $1,228, with Districts 28, 27 and 23 close behind.
Total price tells a different story. The highest median price is District 4 (Sentosa, Telok Blangah) at $2.72m — yet its PSF is only $1,824, well down the table, because the units that sell there are large. The reverse happens in prime shoebox-heavy districts, where a high PSF sits on a smaller quantum.
Insight line: a district can be expensive by the square foot and merely mid-priced by the cheque — or the other way round. Which matters depends on whether you are buying space or buying a postcode.
Why do median PSF and median price rank districts differently?
PSF strips out unit size to compare the per-foot rate fairly; median price is the actual cheque, which moves with the mix of unit sizes sold. District 4 has a higher median price than District 9 but a far lower PSF because its units are larger.
Because they measure two different things. Median PSF divides price by floor area, so it strips out unit size and compares the rate — the fairest way to say one district is dearer than another. Median price is the actual transacted quantum, which rises and falls with the mix of unit sizes that sold in the window.
A worked example from the table: District 4 has a higher median price ($2.72m) than District 9 ($2.39m), but a much lower PSF ($1,824 versus $3,059). District 4's sales skew to large units, so the cheques are big even though the per-foot rate is moderate; District 9 sells smaller, pricier-per-foot units.
The practical rule: compare districts on PSF, budget on price. Use PSF to judge whether an area is expensive, and the quantum to check whether a specific unit fits your cash and loan.
Which districts have the most private-home sales?
The most active districts are D05 (west coast, 2,121 sales), D03 (2,101) and D19 (Hougang/Punggol, 2,067) — big suburban markets — with prime D09 close behind at 1,990, ahead of D18 (1,988).
Volume concentrates in the large suburban and city-fringe districts with plenty of stock. In the past year the most active were District 5 (west coast) with 2,121 sales, District 3 (Tiong Bahru/Alexandra) with 2,101, and District 19 (Hougang/Serangoon/Punggol) with 2,067. Prime District 9 is close behind at 1,990 — unusually liquid for the priciest district — with District 18 (Tampines/Pasir Ris) just after at 1,988.
High volume usually means two useful things for a buyer: more comparable transactions to price against, and more live listings to choose from. Thinly-traded districts (a couple of hundred sales a year) give you fewer reference points, so each comparable carries more weight. The projects column in the table above hints at this too — a district with many projects and many sales is a deep, liquid market.
How do you use this to compare districts or shortlist a project?
Set a PSF band to find districts that fit, sanity-check the typical quantum against your budget, then drill to project-level transactions in the finder and directory — the district median is for shortlisting, not valuing a specific unit.
Treat the table as the starting map, then drill down:
- Set your PSF band. Decide the per-foot rate you can accept, and the table tells you which districts fit — and which are a stretch.
- Check the quantum against your budget. A district's median price shows the typical cheque, but your unit's size decides yours.
- Go project-level. Within any district, individual projects vary widely by age, tenure and finish. Filter the actual transactions in the property transactions finder, and compare specific projects in the condo directory or the private residential market overview.
One district's median is a shortlisting tool, not a valuation — the moment you have a specific unit, price it against its own project's recent caveats, not the district average.
The biggest mistake people make comparing districts by price
Ranking districts by median price and assuming that ranks them by expense. Median price is driven by unit size — compare on PSF for a like-for-like read, and mind districts with thin samples.
The most common mistake is ranking districts by median price and thinking that ranks them by expense. It does not — median price is driven by the size of the units that happened to sell, so a district full of large units looks "expensive" even when its per-foot rate is ordinary.
Two guards keep the comparison honest:
- Compare on PSF, not quantum. PSF is the like-for-like rate; quantum is a mix effect.
- Mind the sample. A district with very few sales (or very few projects) has a noisier median — one unusual deal can move it.
Get those right and the table becomes a reliable map of where value sits, rather than a list that flatters whichever district sold the biggest homes last year.
Methodology and sources
Where every figure comes from — and what we deliberately did not claim.
Where the figures come from. Each district's median price, median PSF, sales count and project count are computed over URA private-sale caveats via PropKaki's pk_area_sale_stats function, over the trailing ~12 months, as of July 2026. Districts with fewer than 20 sales in the window are omitted rather than shown thin (grounding-or-silence), which is why 27 of the 28 postal districts appear.
What we have not claimed: that these are asking prices (they are transacted caveats); that a district median values any specific unit (it does not — price a unit against its own project); or that the medians are fixed (they are a trailing-window snapshot that moves with the market and with the mix of units sold). Landed homes are excluded. Data as of 2026 — verify the latest on URA and data.gov.sg. This is general information, not financial advice.
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Take any point from this analysis and apply it to your own project, budget or decision.
PropKakiFor most buyers this year, staying well within budget beats trying to time the market.