September 2026 HDB and private market report: top 10 HDB prices, volumes and sentiment
HDB resale volume fell about 11% in September, yet the median price edged up and a Pinnacle@Duxton flat reached $1.72 million, eight thousand dollars short of the highest price in the dataset. Here are the ten priciest HDB deals, the busiest towns, streets and flat types, million-dollar flats against August, what I can and cannot say about the private market, and how Lucerne Grand’s first weekend fits in.
The short version. The data.gov.sg file shows 2,246 HDB resale transactions registered in September 2026, down from 2,520 in August (−10.9%) but up 3.3% on September 2025. The median price was $650,000 (August: $635,000), yet the median per square foot slipped to about $598 from $601, so most of the rise is a mix effect. 208 flats crossed $1 million, a new monthly high in this file. The top price was $1,720,000 at 1C Cantonment Road. Tampines was the busiest town (189 deals), Tampines St 61 and Northshore Drive the busiest streets (33 each), and 4-room flats the most-traded type (960). Toa Payoh had the most $1m flats (33, or 15.9% of the 208). Million-dollar deals were 7 more than August’s 201 (+3.5%), lifting their share of all deals from 8.0% to 9.3%.
Private homes: I cannot give you a verified ranked top 10 for September, because the transaction-level source is URA’s paid REALIS database. Below I list the largest private deals that were reported publicly, including a $20 million Sculptura Ardmore resale in EdgeProp’s 2 October column, and say exactly where that list stops being reliable. I could not find any public ranking of condo projects by September resale count; SRX’s latest report, for August, has about 1,040 resales in total. URA’s flash estimate has private prices up 1.4% in the third quarter on about 30% fewer transactions, and CDL’s Lucerne Grand sold 61% of its 570 units in its first weekend.
By flat type (September against August): 3-room 448 deals (−111), median $430,000; 4-room 960 (−195), $628,000; 5-room 567 (−11), $758,888; Executive Apartment (EA) 120 (+21), $889,000; Executive Maisonette (EM) 83 (+12), $960,000. Deals at $1m or more: 4-room 74 (−8), 5-room 73 (+8), EA 29 (+8), EM 29 (−3), 3-room 1. The $1.5 million Mei Ling Street EA is the highest EA price in the whole file.
By bedroom: there is no full public split of private sales into 1 to 5 bedrooms. The best public figures are Lucerne Grand’s launch weekend (October sales): 145 of 222 two-bedroom units sold, 157 of 253 three-bedroom and 48 of 95 four-bedroom, as reported by EdgeProp. Landed: URA’s flash index is up 2.8% in Q3 after 2.5% in Q2, and the biggest September landed deal I can source is $24 million at Oriole Crescent. URA’s flash does not give landed volumes, so I cannot give you a verified September landed count.
I do this report on the first working days of each month because September was a month where the headline numbers and the underlying ones pointed in slightly different directions, and that is exactly where a buyer or seller can be misled. Everything labelled my read is my opinion. Everything else comes from the sources at the foot of the page, and where I could not open a source I say so.
2,246
HDB resale deals, Sep 2026
$650,000
Median resale price
208
Deals at $1m or more
$1.72m
Highest HDB price
HDB resale
The 10 highest-priced HDB resale transactions of September 2026
I downloaded the full HDB resale flat prices file from data.gov.sg on 5 October and filtered the rows whose month field reads 2026-09. The file already holds 212 rows for October, so September is closed in the sense that registrations have moved on to the next month. I recomputed everything from those raw rows rather than from anyone’s summary. Two flats tie at $1,500,000 for tenth place, so the table has eleven rows. Price per square foot is my own conversion from floor area in square metres.
HDB resale transactions registered in September 2026, ranked by price · Source: data.gov.sg, HDB resale flat prices based on registration date from Jan 2017 onwards, downloaded 5 Oct 2026. Lease left is the figure in the dataset. EA is Executive Apartment; the other ten rows are 5-room flats (no Executive Maisonette, EM, reached the top ten).
| # | Block and street | Town | Type | Floor | sqm | psf | Price | Lease left |
|---|---|---|---|---|---|---|---|---|
| 1 | 1C Cantonment Rd | Central Area | 5 Room | 19–21 | 107 | 1,493 | $1,720,000 | 83y 04m |
| 2 | 1B Cantonment Rd | Central Area | 5 Room | 28–30 | 107 | 1,477 | $1,701,000 | 83y 05m |
| 3 | 273A Bishan St 24 | Bishan | 5 Room | 31–33 | 120 | 1,239 | $1,600,000 | 84y |
| 4 | 91 Dawson Rd | Queenstown | 5 Room | 37–39 | 99 | 1,501 | $1,600,000 | 88y 07m |
| 5 | 445A Clementi Ave 3 | Clementi | 5 Room | 37–39 | 113 | 1,307 | $1,590,000 | 93y 10m |
| 6 | 8A Upper Boon Keng Rd | Kallang/Whampoa | 5 Room | 28–30 | 116 | 1,273 | $1,588,888 | 89y 10m |
| 7 | 445B Clementi Ave 3 | Clementi | 5 Room | 16–18 | 113 | 1,299 | $1,580,000 | 93y 10m |
| 8 | 18C Holland Dr | Queenstown | 5 Room | 37–39 | 117 | 1,255 | $1,580,000 | 85y |
| 9 | 138B Lor 1A Toa Payoh | Toa Payoh | 5 Room | 19–21 | 114 | 1,239 | $1,520,000 | 84y 08m |
| 10= | 92 Dawson Rd | Queenstown | 5 Room | 28–30 | 99 | 1,408 | $1,500,000 | 88y 08m |
| 10= | 150 Mei Ling St | Queenstown | EA | 10–12 | 148 | 942 | $1,500,000 | 68y 01m |
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The pattern is easy to read. Ten of the eleven are five-room flats, and the one exception is a 148 sqm Executive Apartment on Mei Ling Street that sold at about $942 psf, far below the rest, because a 1995 lease with 68 years left is priced very differently from a 2021 one. Four of the eleven sit in Queenstown (the Dawson Road, Holland Drive and Mei Ling Street blocks), two are the Pinnacle@Duxton flats in the Central Area, and two are Clementi Avenue 3 blocks from 2021, which shows how much buyers pay for a near-new lease in a mature town. The remaining three are single sales in Bishan, Kallang/Whampoa and Toa Payoh, and two of the eleven are DBSS flats. I checked the Mei Ling Street price against the whole file: $1,500,000 is the highest EA price since January 2017. The highest EM deal of the month, $1,480,000 for 186 Bishan Street 13, fell just short of the table, and the flat-type section below sets both Executive types against the other flat types.
The Cantonment Road sale is the one I would watch. Block 1C went for $1,720,000, and the previous high for the Pinnacle@Duxton blocks in this file is $1,630,000, so it is a jump of $90,000. It is also the second-highest price anywhere in the data since 2017, behind the $1,728,000 paid for 96A Henderson Road in April 2026. I checked this against the file and it holds: no other row from January 2017 onwards is higher than $1,728,000.
Ten highest HDB resale prices, September 2026 (eleven rows, tie at rank 10) · Source: data.gov.sg, downloaded 5 Oct 2026
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My read. A flat selling at $1.72m headlines well, but one sale is one sale. What matters more is how thick the $1m layer is, and that is covered in the next section. I would not quote the Cantonment Road price as “the market” to a seller of an ordinary 4-room flat. I would quote it as the ceiling for a very specific type: a Pinnacle-class five-room with a long lease, central location and a high floor.
Volumes and prices
Fewer deals, higher median, flat price per square foot
September’s 2,246 registrations compare with 2,520 in August and 2,174 in September 2025 as that month now stands in the file. Volume is a little over 3% above a year ago, so this is a cooling month against August, not a weak year. Two cautions. First, the newest month in this file can still be topped up by late registrations, so read 2,246 as a floor. Second, the file’s whole third quarter adds to 7,415 deals, while a press report of HDB’s own count puts it at 7,528 as at 29 September. I cannot reconcile that gap from the public files, and I would rather tell you than hide it.
HDB resale transactions registered per month, Mar–Sep 2026 · Source: data.gov.sg, downloaded 5 Oct 2026
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September against August 2026 · Source: data.gov.sg, my calculations from raw rows
| Measure | Aug 2026 | Sep 2026 | Change |
|---|---|---|---|
| Transactions | 2,520 | 2,246 | −10.9% |
| Median price | $635,000 | $650,000 | +2.4% |
| Mean price | $667,172 | $685,537 | +2.8% |
| Median price per sq ft | $601 | $598 | −0.5% |
| Deals at $1m or more | 201 | 208 | +3.5% |
| Share of deals at $1m or more | 8.0% | 9.3% | +1.3 pts |
| 3-room share of deals | 22.2% | 19.9% | −2.3 pts |
| Executive share of deals | 6.7% | 9.0% | +2.3 pts |
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The median rose 2.4%, but look at the last three rows. Fewer 3-room flats and more Executive flats were sold, and those sit at opposite ends of the price scale, so the median moves up without any single flat getting more expensive. Compare like with like and the picture is flatter: the median 4-room price was $628,000 in both months, the 3-room median slipped from $440,000 to $430,000, and the median price per square foot slipped about half a percent.
Median HDB resale price by flat type, August versus September 2026 · Source: data.gov.sg, my calculations
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Flat type: 3-room, 4-room, 5-room, EA and EM, September against August
The overall median hides very different stories by flat type, so here is the month split five ways. In the data.gov.sg file both kinds of Executive flat share the flat type EXECUTIVE, so I separated them by the flat model field: anything with Maisonette in the model name (Maisonette, Premium Maisonette) is an Executive Maisonette (EM), and Apartment, Premium Apartment and Adjoined flat are Executive Apartments (EA).
HDB resale deals, median price and median price per square foot by flat type, September against August 2026 · Source: data.gov.sg, downloaded 5 Oct 2026, my calculations from raw rows. EA and EM are my split of flat type EXECUTIVE by flat model. 2-room (66 deals in September) and multi-generation (2) are in the full table further down.
| Flat type | Deals Aug | Deals Sep | Change | Median Aug | Median Sep | Psf Aug | Psf Sep | $1m+ Aug | $1m+ Sep |
|---|---|---|---|---|---|---|---|---|---|
| 3 Room | 559 | 448 | −19.9% | $440,000 | $430,000 | $588 | $576 | 1 | 1 |
| 4 Room | 1,155 | 960 | −16.9% | $628,000 | $628,000 | $609 | $610 | 82 | 74 |
| 5 Room | 578 | 567 | −1.9% | $740,000 | $758,888 | $577 | $587 | 65 | 73 |
| EA | 99 | 120 | +21.2% | $868,000 | $889,000 | $569 | $587 | 21 | 29 |
| EM | 71 | 83 | +16.9% | $980,000 | $960,000 | $619 | $602 | 32 | 29 |
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The volume drop came from the smaller flats. 4-room deals fell by 195 and 3-room by 111, while 5-room barely moved (−11) and both Executive types gained, EA by 21 and EM by 12. On price, the 5-room median rose $18,888 to $758,888 (+2.6%) and its median psf from $577 to $587 (+1.7%). The EA median rose 2.4% to $889,000 and its psf 3.2%. The EM median went the other way, down 2.0% to $960,000, with psf down 2.7%. The 4-room median did not move at $628,000, and the 3-room median slipped 2.3% to $430,000. Both months had exactly one 3-room flat above $1m, and both were terrace-model flats (61 Jalan Tenteram in September, 50 Stirling Road in August), so I treat that as a quirk of a rare flat model and not a sign of a seven-figure 3-room market.
Highest-priced HDB resale deal of each flat type, September 2026, with August’s highest for comparison · Source: data.gov.sg, my calculations. The September 3-room top is a terrace-model flat on a 1972 lease with about 45 years left; the 4-room and 5-room tops are Pinnacle@Duxton flats.
| Flat type | Block and street | Town | Floor | sqm | psf | Sep price | Aug highest |
|---|---|---|---|---|---|---|---|
| 3 Room | 61 Jln Tenteram | Kallang/Whampoa | 01–03 | 93.8 | 1,097 | $1,108,000 | $1,040,888 (50 Stirling Rd) |
| 4 Room | 1F Cantonment Rd | Central Area | 28–30 | 95 | 1,369 | $1,400,000 | $1,475,000 (1E Cantonment Rd) |
| 5 Room | 1C Cantonment Rd | Central Area | 19–21 | 107 | 1,493 | $1,720,000 | $1,688,888 (9B Boon Tiong Rd) |
| EA | 150 Mei Ling St | Queenstown | 10–12 | 148 | 942 | $1,500,000 | $1,350,000 (101A Lor 2 Toa Payoh) |
| EM | 186 Bishan St 13 | Bishan | 04–06 | 146 | 942 | $1,480,000 | $1,650,000 (192 Bishan St 13) |
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Two records sit in this table. The September EA top, $1.5 million at 150 Mei Ling Street, is the highest EA price anywhere in the file, and August’s EM top, $1.65 million at 192 Bishan Street 13, is the highest EM price in the file (EdgeProp separately reported it as a Bishan record on 7 August; in my data, a $1.711 million five-room flat at 273A Bishan Street 24 has since been registered in October, so that Bishan record has already been passed). I checked both against every row since January 2017.
My read. EA and EM are small samples, 120 and 83 deals, so a median can swing on a handful of sales and I would not read the EM dip as a trend. What I do take from the table is that the $1m line now runs through the middle of the Executive market: 24% of EA deals and 35% of EM deals reached it in September, against 12% of 5-room and 8% of 4-room deals. If you own an Executive flat, the useful comparison is the same estate and the same model, not the flat-type median.
The $1m layer is thickening. In September 208 flats crossed the line, against 201 in August and 172 in September 2025 as the file stands, which is about 21% more than a year ago. My count of July, August and September together is 596, one short of the 597 a press report attributes to HDB for the quarter, which I put down to a late registration or two. By town the September million-dollar flats were led by Toa Payoh (33), Queenstown (28), Bedok (20), Kallang/Whampoa (17) and Bukit Merah (15). The million-dollar comparison below sets September against August in full, and my million-dollar HDB flats report covers March to August in detail.
My read. The index and the million-dollar count are telling two stories that are both true. HDB’s flash Resale Price Index for the third quarter fell 0.2% to 202.4, the third quarterly dip in a row, while the top end keeps getting busier. That is a market where ordinary flats are flat to slightly softer and the largest, newest or best-located flats keep finding buyers at seven figures. If you own a 3-room or 4-room flat, September gave you no reason to expect a bidding war. If you own a five-room in a mature town with a long lease left, it did.
HDB volume leaders
Where the 2,246 September deals happened: towns, streets, blocks and flat types
Every count below comes from the same raw September rows in the data.gov.sg file, grouped by me. Twenty-six towns recorded at least one deal. The ten busiest produced 1,368 of the 2,246, or 60.9%, so the market is broad, but a handful of big estates still set the pace.
HDB resale transactions by town, September 2026, top 10 by count · Source: data.gov.sg, downloaded 5 Oct 2026, my calculations. “vs Aug” is the change in deal count from August 2026. Median psf is the median of each deal’s price per square foot.
| # | Town | Deals | Share | vs Aug | Median price | Median psf | $1m+ deals |
|---|---|---|---|---|---|---|---|
| 1 | Tampines | 189 | 8.4% | −40 | $738,000 | $624 | 12 |
| 2 | Sengkang | 166 | 7.4% | −8 | $658,000 | $609 | 2 |
| 3 | Punggol | 150 | 6.7% | −42 | $685,000 | $697 | 4 |
| 4 | Woodlands | 147 | 6.5% | −36 | $565,000 | $522 | 2 |
| 5 | Bedok | 140 | 6.2% | −12 | $542,444 | $577 | 20 |
| 6 | Jurong West | 130 | 5.8% | −9 | $546,944 | $507 | 0 |
| 7 | Yishun | 126 | 5.6% | −40 | $535,000 | $560 | 4 |
| 8 | Hougang | 117 | 5.2% | −11 | $688,000 | $601 | 8 |
| 9 | Toa Payoh | 103 | 4.6% | +2 | $875,000 | $809 | 33 |
| 10 | Bukit Batok | 100 | 4.5% | −35 | $643,000 | $602 | 1 |
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Towns with the most HDB resale deals, September 2026 · Source: data.gov.sg, downloaded 5 Oct 2026
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Tampines led with 189 deals (8.4% of the month), ahead of Sengkang (166), Punggol (150), Woodlands (147) and Bedok (140). Tampines was also the busiest town in August, with 229, so it kept the top spot while losing 40 deals. Nine of the ten busiest towns recorded fewer deals than in August. Punggol (−42), Yishun (−40), Tampines (−40), Woodlands (−36) and Bukit Batok (−35) fell the most, and Toa Payoh, up by two to 103, was the only one in the top ten to edge higher.
Volume and price do not line up. Among the ten busiest towns, Toa Payoh had the highest median price at $875,000 and $809 per square foot, against $738,000 and $624 psf in Tampines and $565,000 and $522 psf in Woodlands. Toa Payoh is only ninth by count, yet it is where the most million-dollar flats changed hands, which the next section covers. Punggol, the third-busiest, had the next-highest median psf in this group at $697.
Streets with the most HDB resale deals, September 2026 · Source: data.gov.sg, my calculations. Tampines St 61 and Northshore Dr tie at 33, listed here by higher median price.
| # | Street | Town | Deals | Median price | Median psf |
|---|---|---|---|---|---|
| 1 | Tampines St 61 | Tampines | 33 | $815,000 | $788 |
| 2 | Northshore Dr | Punggol | 33 | $690,000 | $776 |
| 3 | Bedok Reservoir Rd | Bedok | 31 | $590,000 | $581 |
| 4 | Yishun Ring Rd | Yishun | 29 | $508,000 | $546 |
| 5 | Tampines St 21 | Tampines | 23 | $645,000 | $576 |
| 6 | Bidadari Pk Dr | Toa Payoh | 22 | $1,077,500 | $1,124 |
| 7 | Punggol Field | Punggol | 21 | $655,000 | $644 |
| 8 | Bedok Sth Rd | Bedok | 19 | $990,000 | $989 |
| 9 | Bt Batok West Ave 8 | Bukit Batok | 19 | $698,000 | $666 |
| 10 | Bishan St 13 | Bishan | 18 | $932,500 | $745 |
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The busiest street was a tie. Tampines St 61 and Northshore Drive in Punggol each recorded 33 deals, followed by Bedok Reservoir Road (31) and Yishun Ring Road (29). Bidadari Park Drive in Toa Payoh is the one street in the top ten with a median above $1 million ($1,077,500, or $1,124 psf) from 22 deals, and Bedok South Road came close at $990,000. At the other end of the list, Ang Mo Kio Ave 10 had 18 deals at a median of $442,500.
Block by block, the concentration is thin. Only five blocks recorded five or more deals: 104A Bidadari Park Drive led with six, and 420A Northshore Drive, 619A, 620A and 627B Tampines St 61 followed with five each. Three of those five are on the same Tampines street, which tells me that street was where September’s volume piled up, but I have not dug into why.
Blocks with the most HDB resale deals, September 2026 · Source: data.gov.sg, my calculations. A further 9 blocks recorded four deals each, so I stop at five.
| Block and street | Town | Deals | Median price | Median psf | Highest price |
|---|---|---|---|---|---|
| 104A Bidadari Pk Dr | Toa Payoh | 6 | $967,500 | $1,111 | $1,238,888 |
| 420A Northshore Dr | Punggol | 5 | $980,000 | $824 | $1,088,000 |
| 627B Tampines St 61 | Tampines | 5 | $948,000 | $819 | $1,073,000 |
| 620A Tampines St 61 | Tampines | 5 | $820,000 | $759 | $880,000 |
| 619A Tampines St 61 | Tampines | 5 | $800,500 | $799 | $930,000 |
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HDB resale deals by flat type, September 2026 · Source: data.gov.sg, my calculations. August 2026 also had one 1-room deal, so the “vs Aug” column does not add to the monthly total change. The 203 Executive deals are split into EA and EM by flat model.
| Flat type | Deals | Share | vs Aug | Median price | Median psf | $1m+ deals |
|---|---|---|---|---|---|---|
| 4 Room | 960 | 42.7% | −195 | $628,000 | $610 | 74 |
| 5 Room | 567 | 25.2% | −11 | $758,888 | $587 | 73 |
| 3 Room | 448 | 19.9% | −111 | $430,000 | $576 | 1 |
| EA (Executive Apartment) | 120 | 5.3% | +21 | $889,000 | $587 | 29 |
| EM (Executive Maisonette) | 83 | 3.7% | +12 | $960,000 | $602 | 29 |
| 2 Room | 66 | 2.9% | +9 | $365,000 | $757 | 0 |
| Multi-generation | 2 | 0.1% | +2 | $1,300,000 | $761 | 2 |
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By flat type, 4-room flats were the most-traded at 960 deals (42.7%), then 5-room (567, 25.2%), 3-room (448, 19.9%) and Executive (203, 9.0%, made up of 120 EA and 83 EM). The August-to-September drop came almost entirely from 4-room (−195, or 16.9% fewer) and 3-room flats (−111, or 19.9% fewer). Executive flats went the other way, up 33 deals (19.4%): EA rose by 21 to 120 and EM by 12 to 83. Among the main flat types, EM, EA and 5-room flats have the highest shares of seven-figure deals, which sets up the next section.
Million-dollar flats
$1m+ HDB deals: 208 in September against 201 in August
I counted both months from the same file, downloaded in full on 5 October (I pulled it a second time later the same evening and the two copies were byte-for-byte identical). September had 208 resale deals at $1,000,000 or more and August had 201, so September was seven more, or 3.5% higher. That confirms the earlier count. Because total volume fell 10.9%, the share of all deals at $1m or more rose from 8.0% to 9.3%, a gain of 1.3 percentage points. The 208 is the highest monthly count anywhere in the file, which starts in January 2017. A year earlier, September 2025 had 172.
One honest caveat on August. The file counts deals by registration month, and the newest months can be topped up as late registrations come in. My million-dollar guide counted March to August on 31 August and found 1,009 deals; the same six months give 1,022 in today’s file, thirteen more. I have not reconciled that gap, but it is consistent with later additions, so August’s 201 could still creep up and September’s 208 probably will. Treat the +7 as a snapshot, not a final number.
HDB deals at $1m or more per month, March–September 2026 · Source: data.gov.sg, downloaded 5 Oct 2026, my calculations. The file holds 34 October deals at $1m or more so far, too early to compare.
| Month | All deals | $1m or more | Share |
|---|---|---|---|
| Mar 2026 | 2,042 | 144 | 7.1% |
| Apr 2026 | 1,933 | 137 | 7.1% |
| May 2026 | 2,126 | 165 | 7.8% |
| Jun 2026 | 2,125 | 188 | 8.8% |
| Jul 2026 | 2,649 | 187 | 7.1% |
| Aug 2026 | 2,520 | 201 | 8.0% |
| Sep 2026 | 2,246 | 208 | 9.3% |
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The share jump needs a second look, because a shrinking denominator flatters it. September lost 195 four-room and 111 three-room deals, which are mostly sub-million flats, so the share rises even if the number of seven-figure flats did not. To strip that out I looked at 4-room, 5-room and Executive flats together: in August 200 of 1,903 deals (10.5%) reached $1m, and in September 205 of 1,730 (11.8%) did. The share still rose, so it was not only the denominator, but the underlying move is about +7 deals, not a surge.
HDB deals at $1m or more by flat type, August versus September 2026 · Source: data.gov.sg, my calculations. The last two columns show the percentage of that flat type’s own deals that reached $1m. Executive flats are split into EA and EM; the multi-generation row is shown only so the column adds up to the total.
| Flat type | Aug | Sep | Change | Aug: % of type | Sep: % of type |
|---|---|---|---|---|---|
| 3 Room | 1 | 1 | 0 | 0.2% | 0.2% |
| 4 Room | 82 | 74 | −8 | 7.1% | 7.7% |
| 5 Room | 65 | 73 | +8 | 11.2% | 12.9% |
| EA | 21 | 29 | +8 | 21.2% | 24.2% |
| EM | 32 | 29 | −3 | 45.1% | 34.9% |
| Multi-generation (not one of the five) | 0 | 2 | +2 | – | 100.0% |
| All flats | 201 | 208 | +7 | 8.0% | 9.3% |
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Flat type tells the story of the swing, and splitting the Executive flats matters here. 4-room million-dollar deals fell by 8 (82 to 74), 5-room rose by 8 (65 to 73), EA rose by 8 (21 to 29) and EM fell by 3 (32 to 29), multi-generation flats added 2 (0 to 2) and there was one 3-room deal in each month. Net: −8 + 8 + 8 − 3 + 2 = +7. As a share of its own deals, 5-room went from 11.2% to 12.9%, 4-room from 7.1% to 7.7% and EA from 21.2% to 24.2%, while EM went from 45.1% to 34.9%: EM volume rose by 12 deals but its million-dollar deals fell by 3, so the share dropped by more than ten points. Even so, just over a third of EM deals still crossed $1m. Combined as one Executive group, the count was 53 in August and 58 in September (+5), which is the figure the earlier version of this table showed.
HDB deals at $1m or more by flat type, August versus September 2026 · Source: data.gov.sg, my calculations
Swipe to see the full chart →
The two flat types that gained are the ones with newer or longer leases at the top of their range, which fits the Cantonment Road and Mei Ling Street prices above. I am not claiming a cause; the data does not give buyers’ reasons.
HDB deals at $1m or more by town, August versus September 2026 · Source: data.gov.sg, same file for both months, my calculations. “Share of all $1m deals” is the town’s slice of September’s 208. “Share of town’s deals” is $1m flats as a percentage of that town’s September transactions.
| Town | Aug | Sep | Change | Share of all $1m deals | Share of town’s deals |
|---|---|---|---|---|---|
| Toa Payoh | 32 | 33 | +1 | 15.9% | 32% |
| Queenstown | 26 | 28 | +2 | 13.5% | 38% |
| Bedok | 13 | 20 | +7 | 9.6% | 14% |
| Kallang/Whampoa | 14 | 17 | +3 | 8.2% | 20% |
| Bukit Merah | 21 | 15 | −6 | 7.2% | 19% |
| Bishan | 15 | 12 | −3 | 5.8% | 23% |
| Tampines | 11 | 12 | +1 | 5.8% | 6% |
| Serangoon | 3 | 10 | +7 | 4.8% | 24% |
| Clementi | 8 | 9 | +1 | 4.3% | 25% |
| Ang Mo Kio | 6 | 9 | +3 | 4.3% | 12% |
| Hougang | 14 | 8 | −6 | 3.8% | 7% |
| Pasir Ris | 9 | 5 | −4 | 2.4% | 7% |
| Central Area | 7 | 5 | −2 | 2.4% | 31% |
| Bukit Timah | 1 | 5 | +4 | 2.4% | 62% |
| Punggol | 0 | 4 | +4 | 1.9% | 3% |
| Yishun | 0 | 4 | +4 | 1.9% | 3% |
| Geylang | 9 | 3 | −6 | 1.4% | 7% |
| Woodlands | 5 | 2 | −3 | 1.0% | 1% |
| Marine Parade | 2 | 2 | 0 | 1.0% | 18% |
| Bukit Panjang | 1 | 2 | +1 | 1.0% | 3% |
| Sengkang | 1 | 2 | +1 | 1.0% | 1% |
| Bukit Batok | 1 | 1 | 0 | 0.5% | 1% |
| Jurong East | 2 | 0 | −2 | – | – |
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HDB deals at $1m or more, the twelve towns with the most in September, August versus September 2026 · Source: data.gov.sg, my calculations
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Which town had the most? Toa Payoh, with 33 of the 208 deals, or 15.9% of all million-dollar flats and 32% of its own September deals. It also led in August with 32. Queenstown was second with 28 (13.5%) and Bedok third with 20 (9.6%); those three towns together account for 81 deals, 38.9% of the month. Kallang/Whampoa (17) and Bukit Merah (15) complete the top five. Twenty-two towns had at least one million-dollar deal in September and 21 did in August.
Who gained, who lost. Bedok (13 to 20) and Serangoon (3 to 10) each added seven. Bukit Timah (1 to 5), Punggol (0 to 4) and Yishun (0 to 4) each added four, Kallang/Whampoa and Ang Mo Kio three, and Queenstown two. On the other side, Bukit Merah (21 to 15), Hougang (14 to 8) and Geylang (9 to 3) each lost six, Pasir Ris four, Bishan and Woodlands three, and Central Area and Jurong East two. Five more towns moved by one: Toa Payoh, Tampines, Clementi, Bukit Panjang and Sengkang each gained one. All of that nets to +39 and −32, which is the +7.
My read. Seven more deals out of roughly 200 is within the normal month-to-month wobble, so I would not sell it as a new surge. What I do find notable is the geography: Bedok, Serangoon, Punggol and Yishun contributing more is a sign that seven-figure flats are no longer confined to the central and Toa Payoh-Queenstown belt. Bedok is the clearest example, going from 13 to 20. I would watch whether the October file keeps those outer-town deals or whether September was a one-month burst.
Private homes
The private market: what I can verify and what I cannot
A proper top 10 of private transactions needs caveat-level data, and in Singapore that sits in URA’s REALIS database, which is paid and key-gated. I do not have a licence to it for this page, and I will not hand you a list assembled from memory or from portal listings, because asking prices are not transactions. What I could verify falls into two groups.
The official picture. URA’s flash estimate, released on 1 October, has overall private home prices up 1.4% in the third quarter, after 0.5% in the second. Non-landed prices rose 0.9% (Core Central −0.1%, Rest of Central +0.2%, Outside Central +2.2%) and landed prices rose 2.8%. Transactions were 4,296 in the quarter, against 6,148 in the second, about 30% fewer. That is a quarterly view, not September alone, and the Q3 wrap is a separate piece on this site.
The biggest deals reported in public. EdgeProp’s fortnightly column on the largest deals names a handful of large private sales. I read its 11 and 25 September editions through a Yahoo Singapore reposting and its 2 October edition on EdgeProp’s own site. I list them below. This is a partial list and it is not a ranked top 10: the column picks one or two notable deals per category, so a sale it did not mention could be larger than the ones in it.
Largest private deals reported in EdgeProp’s 11 and 25 Sep 2026 columns · Partial list, not a ranking. Caveat dates are as the column gave them; most were not stated.
| Segment | Project or street | Detail | Price | Psf | Date given |
|---|---|---|---|---|---|
| Condo resale | Ardmore Park, District 10 | 9th-floor apartment | $12,550,000 | not given | 8 Sep |
| Condo resale | Skywaters Residences, Shenton Way | 28th storey | $11,480,000 | $5,498 | not given |
| Landed resale | Branksome Road, District 15 | Detached, 5,058 sq ft land | $13,168,000 | $2,603 | “past fortnight” |
| Landed resale | Mount Sinai Avenue | Semi-detached, 5,504 sq ft land, 999-year lease | $12,300,000 | $2,233 | not given |
| Landed resale | Sian Tuan Avenue | Landed home | $10,930,000 | not given | not given |
| Landed resale | Jalan Raya | Landed home | $7,500,000 | not given | not given |
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Largest private deals in EdgeProp’s 2 Oct 2026 column, which covers “the past 14 days” · Partial list, not a ranking. The column gives no caveat dates for the deals except the Luxus Hills terraces, and a fortnight to 2 Oct may include a day or two of October, so I cannot certify that each one falls inside September.
| Segment | Project or street | Detail | Price | Psf | Date given |
|---|---|---|---|---|---|
| Condo resale | Sculptura Ardmore, District 10 | 29th storey, 3,272 sq ft, freehold | $20,000,000 | $6,112 | “past 14 days” |
| Condo resale | Grange Residences, District 10 | Unit details not given | $9,250,000 | not given | “past 14 days” |
| Condo resale | The Draycott, District 10 | Unit details not given | $6,360,000 | not given | “past 14 days” |
| Landed | Oriole Crescent | House near the Bukit Timah school belt | $24,000,000 | $2,155 | “past 14 days” |
| Landed | Vanda Drive | House off Dunearn Road | $13,690,000 | $2,817 | “past 14 days” |
| Landed | Luxus Hills Heights | Three terrace houses | $6,585,000, $6,725,000, $7,072,000 | not given | 19 Sep |
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Putting the three columns together, the largest condo deal I can source for the period is the $20 million Sculptura Ardmore unit at $6,112 psf, and the largest landed deal is $24 million at Oriole Crescent. Both come from a column that picks notable deals, so the same warning applies: a bigger sale could exist that it did not mention. For August, SRX’s monthly report names a different top resale, S$7,883,000 at Four Seasons Park, which is a useful reminder that the condo resale top spot swings widely from month to month. The Ardmore Park, Skywaters, Branksome Road and Mount Sinai Avenue sales above are from the earlier columns. One correction to my own table: Branksome Road also appears in EdgeProp’s 4 September column, which covers the fortnight to 1 September, so that sale may belong to late August. I have left it in the table because the column dates are loose, but I do not count it as a confirmed September deal in the landed section below.
Two limits you should keep in mind. A column dated 25 September can include deals from late August, and apart from the Luxus Hills terraces, only the Ardmore Park sale carries a date inside September in what I read. I also left out a $11.35 million detached house on Jalan Jelita because its stated date, 28 August, is outside the month. If you need the exact September list, the clean routes are a REALIS pull or a call to me, since my access to the paid tools is for client work, not for publishing. In mid-October URA should publish its September developer-sales release, and I will return to this page once it and a full-month resale count are out.
Private resale volume leaders: what public sources can and cannot show
You asked, in effect, which condos had the most resale deals in September. I looked for a public ranking and could not find a reliable one, so I will not print a top 10. Here is each source I tried, what it gives and where it stops.
Public sources for private resale volume in September 2026, and their limits · Checked 5 Oct 2026
| Source | What it publishes | September 2026 status |
|---|---|---|
| URA REALIS and PMI app | Every private caveat by project, with resale counts | Paid or key-gated, so not used here. This is where a verified ranking would come from. |
| URA public releases | Flash price index and quarterly transaction totals | 1 Oct flash: 4,296 private transactions in Q3, all sale types, no project or month split. |
| data.gov.sg (URA datasets) | Quarterly counts by region and sale type | Aggregates only, no project names. The quarterly series I found listed ends at December 2025; I saw the listing, not the data. |
| SRX monthly condo resale report | Resale volume, price change by region, top resale price | Latest report found is for August 2026 (published 25 Sep): about 1,040 resales, down 0.4% from 1,044 in July, highest resale S$7,883,000 at Four Seasons Park. No September report yet, and no project ranking in what I could read. |
| 99.co Insider monthly resale report | Monthly resale market summary | An August 2026 piece exists; the page would not give me its text, and I found no September edition. |
| EdgeProp “What’s moving the market” | The priciest deals of each fortnight | Used above. Prices, not volume, and not complete. |
| EdgeProp Buddy 2026 volume list | Year-to-date condo transaction counts | Led by Tengah Garden Residences (861), Coastal Cabana (619), Rivelle Tampines (558), Pinery Residences (551) and River Modern (426). EdgeProp itself says the top is mostly developer new sales; there is no as-of date, no resale split and no September cut, so it is not a resale ranking. |
| PropertyGuru, PropertyNet, Business Times, Straits Times | Market commentary | I searched and found no September 2026 project-level resale count. PropertyNet carries a general 2026 resale outlook, not data. |
Swipe to see the full table →
What is verifiable, then: SRX has about 1,040 condo resales in August, URA has 4,296 private transactions of all types in the third quarter, and EdgeProp names the priciest September deals above. What is not: a project-by-project count of September resales. If that ranking matters to your decision, a REALIS pull is the clean route, and I can run one for a specific project or district on request. I will add the SRX September figures here once they are published.
Private homes by bedroom count, 1 to 5 bedrooms: what the public record supports
You asked for the private market by bedroom. I looked at SRX, EdgeProp, 99.co and PropertyGuru reports, URA’s releases and developer launch tallies, and the honest answer is that there is no public monthly split of private sales into one, two, three, four and five bedrooms. URA data has no bedroom field, so even a paid REALIS pull would need an area-band rule to be turned into bedroom counts. What does exist is project-level reporting after a launch weekend, and the one recent project where I found a full bedroom split is Lucerne Grand. Its sales ran from 3 October, so they belong to October, but it is the best bedroom evidence I have.
Lucerne Grand, units and launch-weekend sales by bedroom count, as at 6pm on Sunday 4 Oct 2026 · Totals from CDL’s release; bedroom counts as reported by EdgeProp on 4 Oct 2026 (145 + 157 + 48 = 350); unit counts from Stacked Homes. These are October sales, not September.
| Bedrooms | Units | Sold | Take-up | Share of the 350 sold | Share of the 570 units | Entry price |
|---|---|---|---|---|---|---|
| 1-bedroom | 0 | – | – | – | – | No such units in the project |
| 2-bedroom (incl. study) | 222 | 145 | 65.3% | 41.4% | 38.9% | $1.498m (624 sq ft) |
| 3-bedroom (incl. premium and study) | 253 | 157 | 62.1% | 44.9% | 44.4% | $1.988m (883 sq ft) |
| 4-bedroom (incl. study and entertainment) | 95 | 48 | 50.5% | 13.7% | 16.7% | $2.788m (1,152 sq ft) |
| 5-bedroom | 0 | – | – | – | – | No such units in the project |
| Whole project | 570 | 350 | 61.4% | 100% | 100% | Average about $2,480 psf |
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Lucerne Grand, inside the bedroom bands · Where I subtracted, the answer is arithmetic on the reported numbers, not a number any source gave me.
| Layout | Units | Sold | Take-up | How I got it |
|---|---|---|---|---|
| 2-bedroom | 96 | 84 | 87.5% | Reported by EdgeProp |
| 2-bedroom plus study | 126 | 61 | 48.4% | My subtraction: 145 two-bedroom sold less 84 |
| 3-bedroom, all variants | 253 | 157 | 62.1% | Reported by EdgeProp; variants not split |
| 4-bedroom premium | 47 | 41 | 87.2% | Reported by EdgeProp |
| 4-bedroom premium plus study or entertainment | 48 | 7 | 14.6% | My subtraction: 48 four-bedroom sold less 41; units 16 + 32 |
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Read the first table like this. Two-bedroom homes were 39% of the units and 41% of the sales, three-bedroom homes 44% and 45%, and four-bedroom homes 17% of the units but only 14% of the sales, so buyers took the small and middle layouts at a slightly higher rate than the large ones. The second table shows why: the standard two-bedroom and the four-bedroom premium both sold more than 87% of their units, while the larger four-bedroom layouts with a study or entertainment room sold only 7 of 48 on my arithmetic. There are no one-bedroom or five-bedroom units in Lucerne Grand, and I found no public one-bedroom or five-bedroom sales figure for September from any source.
The agency commentary relayed by Stacked Homes put the two-bedroom average at about $2,502 psf and the three-bedroom at about $2,498 psf, attributed to Realion and Huttons Asia. I could not open those notes, CDL itself gave only the project average of about $2,480 psf, so I treat the bedroom psf figures as unconfirmed. The next table lists the other bedroom-level data points I could verify, all from July launches or from summary pages.
Other bedroom-level data points I could verify, none of them September resale · Checked 5 Oct 2026
| Project or source | Period | Sold | Avg psf | Bedroom detail | Source and limit |
|---|---|---|---|---|---|
| Lentor Gardens Residences | Launch day, Sat 18 Jul 2026 | 270 of 499 (54%) | $2,350 | Share of launch-day sales: 3-bedroom 42%, 2-bedroom 40%, 4-bedroom 18% | EdgeProp, citing Kingsford Group for the mix. Shares only, no unit counts. |
| Dunearn House | Launch weekend, 25-26 Jul 2026 | 212 of 380 (56%) | $3,140 | Three-bedroom fully sold, per Frasers Property’s release | Unit counts by type differ between reports, so I show none. |
| SRX condo resale report | Aug 2026 (latest) | About 1,040 resales | n/a | No bedroom field in what I could read; region split is OCR 48.6%, RCR 33.5%, CCR 17.9% | SRX summary only; no September report yet. |
| URA flash and quarterly releases | Q3 2026 flash | 4,296 private sales, all types | n/a | No bedroom data in the release | Public tables do not carry bedrooms or unit area. |
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No estimate from floor area. I could have guessed bedrooms from floor area bands, but I would then be handing you my guess dressed as data, and the right band depends on the age of the project (a 700 sq ft unit is a two-bedroom in a new launch and often a one-bedroom-plus-study in an older one). I have not done it. A proper split by bedroom needs a REALIS pull with a stated area-band rule per project age; I can run one for a project or district on request.
My read. In Lucerne Grand the standard two-bedroom and the four-bedroom premium went first, and at Dunearn House the standard three-bedroom sold out. In Lucerne Grand those are the layouts with the lowest total price in their band, so it looks to me like total price mattering more than bedroom count; I cannot test that for Dunearn. If you are buying a new launch, it suggests asking for the unit mix still available, not just the sold percentage, because a project can be 61% sold and still have the larger layouts mostly unsold. That is my reading of two launches, not a market-wide finding.
Landed homes
Landed: the index, the biggest September deals and what the volume data can show
The official picture. URA’s flash estimate of 1 October has landed prices up 2.8% in the third quarter, after a 2.5% rise in the second, against 0.9% for non-landed homes. On the index levels in the release, landed went from 258.4 to 265.6, about 8.5% above a year ago. Compounding Q1 (−0.4% final), Q2 (+2.5%) and Q3 (+2.8%) gives about +4.9% for the first nine months, which matches the cumulative figure in press coverage of the flash. Landed flash numbers can move a lot: the Q1 flash said −1.8% and the final was −0.4%, so I would not quote 2.8% to a decimal until the final numbers land on 23 October.
The biggest deals. The table below lists the largest September landed deals I could verify. It comes from the same EdgeProp columns as the private list above, so the same limit applies: a column names a few notable sales, and a bigger one could exist that it did not mention. Of the six entries, only the Luxus Hills terraces and Mount Sinai Avenue have a stated type I can split by.
Highest-priced landed deals I can source for September 2026 · Partial list from EdgeProp’s fortnightly columns, not a ranking of all September landed sales. Psf is on land area, as EdgeProp gives it. Branksome Road ($13,168,000, detached, $2,603 psf) is left out because its date may fall in late August.
| # | Street | Type as stated | Land size | Price | Psf | Source and date |
|---|---|---|---|---|---|---|
| 1 | Oriole Crescent | House (type not stated) | not given | $24,000,000 | $2,155 | EdgeProp 2 Oct, fortnight to 30 Sep |
| 2 | Vanda Drive | House (type not stated) | not given | nearly $13,690,000 | $2,817 | EdgeProp 2 Oct |
| 3 | Mount Sinai Avenue | Semi-detached, 999-year lease | 5,504 sq ft | nearly $12,300,000 | $2,233 | EdgeProp 25 Sep, last 14 days |
| 4 | Sian Tuan Avenue | Landed home (type not stated) | not given | $10,930,000 | not given | EdgeProp 25 Sep |
| 5 | Jalan Raya | Landed home (type not stated) | not given | $7,500,000 | not given | EdgeProp 25 Sep |
| 6 | Luxus Hills Heights | Terrace (three houses) | not given | $7,072,000, $6,725,000, $6,585,000 | not given | EdgeProp 2 Oct, sold 19 Sep |
Swipe to see the full table →
Landed sales by type, what public sources show · Different counters use different definitions, so do not subtract one source from another.
| Type | 1Q 2026 deals (Huttons) | 1Q 2026 avg psf (Huttons) | 3Q 2026 median land psf (PropKaki) | September 2026 deals I can source |
|---|---|---|---|---|
| Terrace | 228 | $2,284 | $2,411 | 3 (Luxus Hills Heights, $6.6m to $7.1m) |
| Semi-detached | 133 | $1,934 | $1,989 | 1 (Mount Sinai Avenue, nearly $12.3m) |
| Detached | 57 | $2,069 | $2,155 | None confirmed; Oriole Crescent and Vanda Drive are described only as houses |
| Good Class Bungalow | not in the Huttons count | n/a | n/a | None reported in the columns I read |
Swipe to see the full table →
Volumes, with the limits stated plainly. URA’s flash release gives 4,296 private sales for the quarter to mid-September and does not separate landed from non-landed, so I cannot give you a verified September or Q3 landed count. The nearest public figures are below. They disagree, mostly because one counts caveats and another leaves out Good Class Bungalows and cluster homes, but they point the same way: steady at roughly 420 to 520 a quarter, not a collapse, even as total private sales fell about 30%.
Landed sales counts from public sources · Caveat counts are not completed-sale counts; none of these is URA’s own landed count for September.
| Source | Period | Landed count | Definition and limit |
|---|---|---|---|
| ERA, citing URA caveats | 1Q 2026 and 2Q 2026 | 447 then 502 | Caveat-based; I read the 2Q figures in ERA’s 2Q 2026 URA report. |
| Huttons, via EdgeProp | 4Q 2025 and 1Q 2026 | 482 then 418 | Excludes Good Class Bungalows and cluster homes. |
| PropKaki tracker (URA caveats) | 3Q 2026 so far versus 2Q 2026 | 436 versus 524 (−16.8%) | A third-party computation I could not reproduce; it does not say how far into the quarter it runs. |
| Knight Frank, quoted on 1 Oct | Each quarter of 2026 | About 500 to 600 | An analyst’s round range, not a count. |
| URA flash estimate, 1 Oct | 3Q 2026 to mid-September | 4,296 private sales, all types | No landed split in the release. |
Swipe to see the full table →
By type, the only count I could verify is Huttons’ first-quarter one: 228 terrace, 133 semi-detached and 57 detached deals, excluding Good Class Bungalows. For the third quarter I found only a third-party tracker’s median land price per square foot by type, which I show with that label. For Good Class Bungalows, Realion’s research counted seven caveated deals in the second quarter (four in the first) at an average land rate of $2,341 psf, led by a $64.9 million Nassim Road sale; I found no verified Q3 GCB count, and none appears in the EdgeProp columns I read. A full terrace, semi-detached, detached and GCB split for September needs REALIS, or URA’s full third-quarter tables due on 23 October.
My read. Landed volume looks steady while price keeps rising, and I think that is the combination of a small, tightly held market where sellers do not have to sell. The deal list also shows how misleading a headline price can be: the $24 million Oriole Crescent house is $2,155 psf on land, below the $2,817 psf at Vanda Drive and well below the $3,000-plus psf semi-detached prices that turn up in the July and August columns (see my Q3 wrap). A big cheque usually means a big plot, not a pricier square foot. I would compare landed homes on land psf within the same street or estate, and I would treat the 2.8% flash as a good first draft, not a settled fact.
Sentiment
What buyers, sellers and developers did
Buyers: Lucerne Grand sold well, in October
CDL’s 570-unit Lucerne Grand at Lakeside Drive previewed from 18 September and opened for sale on Saturday 3 October. By 6pm on Sunday 4 October, CDL said 350 units, or 61%, had gone at an average of about $2,480 psf, and 93% of the buyers were Singaporeans. Entry points were $1.498 million for a 624 sq ft two-bedroom, $1.988 million for an 883 sq ft three-bedroom and $2.788 million for a 1,152 sq ft four-bedroom. One thing people mix up: those sales were booked in October, so they will show up in October’s private numbers and not in September’s.
My read. A two-day sellout of 61% at about $2,480 psf, in the Jurong Lake District, says buyers will pay for an MRT-linked Outside Central Region launch when the pricing feels defensible. It lines up with URA putting the Outside Central Region up 2.2% in the quarter. What I would not conclude is that every launch will do the same. Sales on opening weekends are the best evidence of intent, but they are also the point of peak marketing, and the real test is what the remaining 39% does over the next three months.
Sellers: the HDB downgrader worry has not shown up yet
On 28 July the 15-month wait-out period for private-property owners buying resale HDB flats was lifted. HDB has said it has not seen a significant increase in prices or in the number of resale flats bought by downgraders since then. My September data does not contradict that. The deals at the very top are five-room flats in mature towns, which is where I would expect downgraders to look first, but I cannot tell buyers’ previous housing type from the public file, so I will not claim they are downgraders. I can say that million-dollar deals ran at 8.0% of volume in August and 9.3% in September.
Developers and rates
On the developer side, I do not yet have September’s official developer-sales number, so I will not describe what developers sold last month. Lucerne Grand is the first test of whether buyers will absorb a 570-unit project in one go, and its first weekend answered that well. Financing is not the obstacle. Mortgage-comparison sites put three-month compounded SORA at roughly 1.1% to 1.2% in September and October. I could not open MAS’s own SORA page this session, so I am not quoting a decimal to the second place, and you should check the current fixing with your bank before you rely on any one number. At those levels the monthly instalment on a given loan is a lot kinder than it was at the 2023 peak, and cheap money has not yet translated into rising HDB prices, which says something about how much of the HDB story is supply rather than rates.
What supports the market (my read)
- Low floating mortgage rates, with SORA in the region of 1.1% to 1.2%.
- Strong first-weekend take-up at Lucerne Grand and a 2.2% quarterly rise in the Outside Central Region.
- A thicker million-dollar layer in HDB resale, and the wait-out period gone.
What holds it back (my read)
- Three straight quarterly dips in HDB’s Resale Price Index, with more flats reaching their minimum occupation period and BTO supply still large.
- Private transaction volume about 30% lower quarter on quarter.
- The Core Central Region still slipping, so the top of the private market is not leading.
Looking ahead
What happens next
These are the open questions I am watching, in the order they will be answered. They are my list, not forecasts.
- Mid-October: URA’s September developer sales. This tells us how many new private homes were sold in September, before Lucerne Grand arrives. Now out: see September 2026 new home sales.
- October: the Lucerne Grand sell-through. 61% in two days is one datapoint. I want to see whether it clears the rest of the project by year-end without a price concession.
- Early November: the October HDB file. It will show whether September’s drop in volume was a pause or the start of a slower patch, and whether the $1m layer stays above 200 deals a month. The data.gov.sg file already holds 212 October rows after five days, so I would not bet on a collapse.
- Late October onwards: URA’s full third-quarter statistics and HDB’s own quarterly report, usually out within a few weeks of the flash estimate. They replace the flash numbers I quoted and may shift them by a few tenths. I will check whether they finally give landed counts by type and add them to the landed section.
- Any policy tweak. Nothing in September told me one is imminent. If that changes I will say so here.
For the quarter-level picture across both markets, read my Q3 2026 market wrap.
My read for October. I expect HDB volume to land between September’s level and August’s, with the median hovering near $640,000 to $650,000 and the million-dollar count staying near 200. That is a guess from the shape of the last seven months, not a forecast, and I will mark it right or wrong when the data arrives.
Questions people are asking me about September
$1,720,000, for a 107 sqm five-room flat on levels 19 to 21 at Block 1C Cantonment Road (Pinnacle@Duxton) in the Central Area. A second Pinnacle@Duxton flat, at 1B, went for $1,701,000. The $1.72m sale is $8,000 below the highest price in the whole data.gov.sg resale file, $1,728,000 at 96A Henderson Road in April 2026. Source: data.gov.sg HDB resale flat prices by registration date, downloaded 5 October 2026.
The data.gov.sg file showed 2,246 resale transactions registered in September 2026 when I downloaded it on 5 October, against 2,520 in August (down 10.9%) and 2,174 in September 2025 as the file now stands. The newest month is sometimes topped up by late registrations, so treat 2,246 as a floor rather than a final number.
It depends on the measure. The median price rose to $650,000 from $635,000 in August, but that is mostly a mix effect: fewer 3-room flats were sold. The median price per square foot slipped to about $598 from $601, and HDB's flash Resale Price Index for the third quarter fell 0.2%, the third quarterly dip in a row.
A verified, ranked top 10 comes from URA's REALIS database, which needs a paid subscription, and September's caveats are still being compiled. I list the biggest deals reported in EdgeProp's fortnightly columns of 11 September, 25 September and 2 October instead, labelled as a partial list; the largest condo deal in them is a $20 million Sculptura Ardmore resale and the largest landed deal is $24 million at Oriole Crescent. The URA developer-sales release for September normally follows in mid-October.
CDL said 350 of 570 units (61%) were sold by 6pm on Sunday 4 October 2026, at an average of about $2,480 psf, with 93% of buyers Singaporean. The sales opened on 3 October, so they count towards October's private numbers, not September's.
Tampines, with 189 of the 2,246 deals (8.4%), then Sengkang (166), Punggol (150), Woodlands (147) and Bedok (140). The ten busiest towns made up 60.9% of the month. Tampines had 229 deals in August, so it stayed first while losing 40. Source: data.gov.sg HDB resale flat prices, downloaded 5 October 2026, my calculations.
Toa Payoh, with 33 of the 208 deals at $1m or more (15.9%), ahead of Queenstown (28) and Bedok (20). Toa Payoh also led August with 32. About 32% of Toa Payoh's own September deals crossed $1 million.
Seven more: 208 against 201 (+3.5%), counted from the same data.gov.sg file. Because total volume fell 10.9%, the share of deals at $1m or more rose from 8.0% to 9.3%. By flat type, 5-room (+8), EA (+8) and multi-generation (+2) gained while 4-room (down 8) and EM (down 3) fell. By town, Bedok and Serangoon each gained seven and Bukit Merah, Hougang and Geylang each lost six. August's figure can still rise if late registrations are added.
Tampines St 61 and Northshore Drive each had 33 deals, followed by Bedok Reservoir Road (31) and Yishun Ring Road (29). By flat type, 4-room flats led with 960 deals (42.7%), then 5-room (567), 3-room (448), EA (120) and EM (83).
I could not find a reliable public ranking. URA's project-level data sits in the paid REALIS database, SRX's latest monthly report is for August (about 1,040 condo resales), and EdgeProp's project volume list is year-to-date and mostly developer new sales. The largest condo deal I can source is a $20 million Sculptura Ardmore resale at $6,112 psf in EdgeProp's 2 October column, which is a notable-deals list, not a ranking.
Against August: 3-room 448 deals (down 111), median $430,000; 4-room 960 (down 195), $628,000; 5-room 567 (down 11), $758,888; EA (Executive Apartment) 120 (up 21), $889,000; EM (Executive Maisonette) 83 (up 12), $960,000. Deals at $1m or more: 3-room 1, 4-room 74 (down 8), 5-room 73 (up 8), EA 29 (up 8), EM 29 (down 3). The highest prices were $1,108,000 for a 3-room, $1,400,000 for a 4-room, $1,720,000 for a 5-room, $1,500,000 for an EA and $1,480,000 for an EM. EA and EM are my split of the EXECUTIVE flat type by flat model. Source: data.gov.sg, downloaded 5 October 2026, my calculations.
Not as a full 1 to 5 bedroom split. URA's public releases have no bedroom field and a complete split needs the paid REALIS database. The best public bedroom data I found is Lucerne Grand's launch weekend on 3 and 4 October, so October sales: EdgeProp reported 145 of 222 two-bedroom units sold (65%), 157 of 253 three-bedroom (62%) and 48 of 95 four-bedroom (51%). The project has no one-bedroom or five-bedroom units, and I found no public one-bedroom or five-bedroom sales figure for the month.
URA's flash estimate has landed prices up 2.8% in the third quarter, after 2.5% in the second. The largest September landed deal I can source is $24 million at Oriole Crescent ($2,155 psf), then $13.69 million at Vanda Drive and nearly $12.3 million for a semi-detached house on Mount Sinai Avenue, all from EdgeProp's fortnightly columns, which are partial lists and not a ranking. URA's flash release gives no landed volume, so I could not verify a September landed transaction count.
Wondering where your own flat or home sits in all this?
Send me your block or project and the floor, and I will pull the latest comparable deals from the same data I used above and tell you where I think you stand. If the honest answer is “wait”, I will say so.
Sources and dates
Facts below are restated in my own words. The analysis, the “my read” boxes and the October expectation are mine and are opinion. Data and sources were checked on 5 October 2026.
- data.gov.sg, Resale flat prices based on registration date from Jan 2017 onwards, HDB, downloaded in full on 5 October 2026 — every HDB transaction, volume, median, price-per-square-foot, top-10, town, street, block, flat-type and million-dollar figure on this page, recomputed by me from the raw rows with the month field equal to 2026-09 (2,246 rows) and 2026-08 (2,520 rows). I downloaded the file twice on 5 October and the copies were identical. Price per square foot is floor area in sqm times 10.7639. For EA and EM I split flat type EXECUTIVE by the flat model field: models containing Maisonette are EM, and Apartment, Premium Apartment and Adjoined flat are EA. Limits: the newest month, and to a lesser degree August, can be topped up by late registrations (my 31 August count of March to August $1m flats was 1,009, today’s is 1,022); the file carries 212 October rows; and the file’s Q3 total of 7,415 is lower than the 7,528 a press report attributes to HDB.
- Urban Redevelopment Authority, Release of flash estimate for 3rd Quarter 2026 private residential property price index, 1 October 2026 — the 1.4% overall, 0.9% non-landed, 2.8% landed and regional changes, and the 4,296 versus 6,148 transaction counts.
- Yahoo Singapore, report on HDB’s Q3 2026 flash estimate, 1 October 2026 — the 0.2% fall in the Resale Price Index, the 7,528 transactions as at 29 September, the 597 and 491 million-dollar flat counts, and HDB’s comment on downgraders after the 28 July end of the 15-month wait-out period. I did not open HDB’s own release page; the 202.4 index level comes from search-result summaries of the same release.
- EdgeProp Singapore, “What’s moving the market” columns of 11 and 25 September 2026, read through Yahoo Singapore reposts (11 Sep, 25 Sep) — the private deals in the partial table, and the $1.5 million Dawson Road and $1.701 million Cantonment Road HDB sales that my dataset rows confirm. Limits: a handful of notable deals per column, not a full ranking, and mostly without caveat dates. EdgeProp’s own site blocked me for the September columns, which is why I used the reposts.
- EdgeProp Singapore, “What’s moving the market” (Oct 2), 2 October 2026 — the Sculptura Ardmore, Grange Residences, The Draycott, Oriole Crescent, Vanda Drive and Luxus Hills Heights deals. I read it through an automated page reader, so I relied on its extraction of the figures; the column gives “past 14 days” rather than caveat dates.
- SRX, Condo Resale Volume and Resale Prices Decreased Slightly in August 2026, published 25 September 2026 — the 1,040 August resales, the 0.4% change from July and the S$7,883,000 Four Seasons Park top resale. Limits: I could read only the summary paragraph on SRX’s property-data page, not the full article; SRX’s site blocked my automated fetch. No September report was available on 5 October.
- EdgeProp Buddy, condos with the highest transaction volume for 2026 — the five year-to-date leaders and EdgeProp’s note that they are mostly developer new sales. Limits: no as-of date, no resale split, no monthly cut.
- data.gov.sg, Private Residential Property Transactions in the Whole of Singapore, Quarterly (URA) — checked only as a listing, to confirm it is region-level quarterly data and carries no project names. Also searched, with nothing usable for September: 99.co Insider (the August 2026 resale page would not load its text), PropertyGuru, PropertyNet, Business Times and Straits Times.
- City Developments Limited, launch-weekend release for Lucerne Grand — 350 of 570 units sold, the average of about $2,480 psf, the 93% Singaporean share and the entry prices. The release states the sales position as at 6pm on 4 October; the 18 September preview start comes from the project’s 99.co listing, which I saw in search results but did not open in full.
- SORA: mortgage-comparison sites such as Homejourney, October 2026, for the 1.1% to 1.2% range. These are secondary sources. I did not retrieve the MAS fixing, so this range is approximate and unverified against the official figure.
- EdgeProp Singapore, Lucerne Grand 61.4% sold at an average $2,480 psf, 4 October 2026 — 145 of 222 two-bedroom, 157 of 253 three-bedroom and 48 of 95 four-bedroom units sold, the standard two-bedroom (84 of 96) and four-bedroom premium (41 of 47) take-up, and the 93% Singaporean share. Limit: I did not see CDL publish the bedroom counts; the subtractions in the second Lucerne table are mine.
- Stacked Homes, Lucerne Grand preview (unit mix: 96, 126, 125, 128, 47, 16 and 32 units by layout) and its launch sales review (agency psf by bedroom, attributed to Realion and Huttons Asia, which I could not open and treat as unconfirmed).
- EdgeProp Singapore, Lentor Gardens Residences sells 54% on launch day (270 of 499 units, $2,350 psf, bedroom shares from Kingsford Group), and Frasers Property, Dunearn House sales release (212 of 380, $3,140 psf, three-bedroom fully sold).
- EdgeProp Singapore “What’s moving the market” of 4 September (the fortnight to 1 September, which includes Branksome Road) and, read through the Yahoo repost, 25 September (Mount Sinai Avenue, Sian Tuan Avenue, Jalan Raya); the 2 October column, already cited, supplies Oriole Crescent, Vanda Drive and Luxus Hills Heights. Limits as above: partial lists, dates mostly not given.
- Landed volume sources: ERA Singapore, 2Q 2026 URA quarterly report (447 and 502 landed caveats); EdgeProp, Huttons’ 1Q2026 landed report (type counts and psf); PropKaki landed tracker (436 versus 524 caveats and median land psf by type; a third-party computation I could not reproduce); Yahoo Singapore, landed property as the main driver of the 3Q2026 flash, 1 October 2026 (Knight Frank’s 500 to 600 a quarter; 4.9% cumulative landed rise); Real Estate Asia, Realion’s Q2 2026 Good Class Bungalow count. I did not find any source that gives a September or third-quarter landed count by type.
- My own analysis, not reported fact — the EA and EM split, the flat-type readings, the Lucerne Grand subtractions and the bedroom and landed “my read” boxes, the mix-effect reading of the median, the reading of the top-10 pattern, the reading of the town, street and million-dollar changes, the “my read” boxes, the supports-and-holds-back lists, and the expectation for October.
This report is general commentary on public data. It is not financial advice and it is not a valuation of any property. VionaPropnex is not affiliated with HDB, URA, EdgeProp, CDL or data.gov.sg. For authoritative figures use their own pages.