Skip to content
James Wong Homes

Condo

District 10 freehold and 999-year: half of 42 developments had medians of $2,142 to $2,713 per sq ft

Freehold and 999-year homes made 77% of District 10's resales in the 12 months to September 2026, at a median of $2,303 per square foot. Among the 42 developments with at least five resales, half had medians between $2,142 and $2,713 and the full range was $1,819 to $4,290. Across the district, larger homes did not consistently show the lower price per square foot seen in five other districts; inside developments the differences were small and went both ways.

Published
6 Oct 2026
Last updated
6 Oct 2026
Last fact-checked
6 Oct 2026
Data period
Oct 2025 – Sept 2026
Reading time
9 min

Filed underDistrict 10Condo resalePrices and transactions

What does a freehold home in District 10 sell for per square foot, and does a larger one cost less per square foot?

It varied more by development than by size. In the 12 months to September 2026 the median for freehold and 999-year resales in District 10 was $2,303 per square foot. Among the 42 of 188 developments with at least five resales, half had medians between $2,142 and $2,713; the full range was $1,819 to $4,290, each end resting on six resales. Across five size bands the medians ran only from $2,121 to $2,341, the largest band highest. In five other districts the largest band was below the 500 to 799 sq ft band in each of five 12-month periods. In District 10 it was below in two, and those turn on five developments. Inside fourteen developments the larger band was lower in nine, higher in five.

Key takeaways

  • Freehold and 999-year homes made 612 of District 10's 798 resales in the 12 months to September 2026, in 188 developments. Their median was $2,303 per square foot and $3.60M.
  • Among the 42 developments with at least five resales, half had medians between $2,142 and $2,713 per square foot. The full range was $1,819 to $4,290, each end resting on six resales. The other 146 developments had fewer than five resales each.
  • Across the five size bands the medians ran from $2,121 to $2,341 per square foot. The largest band, 1,600 sq ft and over, was the highest: 10% above 500 to 799 sq ft and 2% above each of the two bands between.
  • In Districts 5, 14, 19, 21 and 23 the largest band was lower than 500 to 799 sq ft in every one of five 12-month periods. In District 10 it was lower in two. In the first of those, three developments made 62% of the smaller band's resales; in the second, two made 45%. With those five developments left out, it was higher in every period.
  • Inside a development the differences were small and went both ways. Of fourteen developments with at least five resales in each of two size bands over 24 months, the larger band was lower in nine and higher in five, from 10% lower to 7% higher, and six were within 2%.

Data snapshot

CalculatedEvery figure here is worked out on this site from the source below.

Median resale price per sq ft: freehold or 999-year
$2,303
612 resales in 188 developments
Half of 42 developments had medians between
$2,142 and $2,713
Per square foot; developments with at least five resales
Full range of those 42 medians
$1,819 to $4,290
Each end rests on six resales
Range of medians across five size bands
$2,121 to $2,341
Per square foot; 20 to 303 resales in a band
Largest band against 500 to 799 sq ft, five periods
Higher in 3, lower in 2
Higher in all five with five developments left out
Inside a development, larger against smaller band
Lower in 9, higher in 5
14 developments; from 10% lower to 7% higher

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2021 – Sep 2026. Extracted 5 Oct 2026.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2024 – Sep 2026. Extracted 5 Oct 2026.

District 10 freehold and 999-year resale prices per square foot by size band

Middle half of resale prices per square foot (25th percentile, median, 75th percentile) · $ per sq ft · Oct 2025 – Sep 2026

  • 25th percentile to 75th percentile
  • Median
Under 500 sq ft$2,168 per sq ft

$2,059 to $2,297 per sq ft

500 to 799 sq ft$2,121 per sq ft

$1,965 to $2,488 per sq ft

800 to 1,199 sq ft$2,293 per sq ft

$2,094 to $2,562 per sq ft

1,200 to 1,599 sq ft$2,305 per sq ft

$2,130 to $2,543 per sq ft

1,600 sq ft and over$2,341 per sq ft

$2,083 to $2,811 per sq ft

The scale starts at $1,750 per sq ft, not zero, so the bands show position, not size.

Middle half of resale prices per square foot of freehold and 999-year homes in District 10 in the 12 months to September 2026, by size band. under 500 sq ft: $2,059 to $2,297, median $2,168, from 20 resales in 12 developments; 500 to 799 sq ft: $1,965 to $2,488, median $2,121, from 66 resales in 35 developments; 800 to 1,199 sq ft: $2,094 to $2,562, median $2,293, from 95 resales in 55 developments; 1,200 to 1,599 sq ft: $2,130 to $2,543, median $2,305, from 128 resales in 74 developments; 1,600 sq ft and over: $2,083 to $2,811, median $2,341, from 303 resales in 119 developments.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

Price divided by strata floor area. Single-unit resales. The medians are close across the bands, and each band's middle half is wide because it mixes many developments. Calculated from URA's caveat records.

Show the data as a table
District 10 freehold and 999-year resale prices per square foot by size band: data table
Size band25th percentileMedian75th percentile
Under 500 sq ft$2,059 per sq ft$2,168 per sq ft$2,297 per sq ft
500 to 799 sq ft$1,965 per sq ft$2,121 per sq ft$2,488 per sq ft
800 to 1,199 sq ft$2,094 per sq ft$2,293 per sq ft$2,562 per sq ft
1,200 to 1,599 sq ft$2,130 per sq ft$2,305 per sq ft$2,543 per sq ft
1,600 sq ft and over$2,083 per sq ft$2,341 per sq ft$2,811 per sq ft

Evidence

What the data shows

This analysis sits beside the District 10 property market page, which has the full tables for the district.

One median, a wide range

URA recorded 798 resales of private apartments and condominiums in District 10 in the 12 months to September 2026. Freehold and 999-year homes made 612 of them, in 188 developments, and their median price per square foot was $2,303.

That figure covers a wide range. Forty-two of the 188 developments had at least five resales, enough for a median of their own; 36 are freehold and six are on 999-year leases. Half of the 42 medians lay between $2,142 and $2,713 per square foot. The lowest was $1,819 and the highest $4,290, about 2.4 times as much.

The two ends rest on six resales each. Among the eight developments with ten or more resales, the medians ran from $1,833 to $2,847.

The 42 freehold and 999-year developments in four groups, by their own median price per square foot
DevelopmentsTheir medians per sq ftMiddle size among themMiddle price among them
Lowest 11$1,819 to $2,1411,082 sq ft$1.91M
Next 11$2,144 to $2,3231,636 sq ft$3.73M
Next 10$2,323 to $2,7191,372 sq ft$3.62M
Highest 10$2,724 to $4,2902,147 sq ft$6.53M

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

The 42 freehold or 999-year developments with at least five resales in the 12 months, in order of their median price per square foot. Middle size and middle price: the median of the developments' own median size and median price. Calculated.

The groups do not line up neatly by size. The group with the highest medians per square foot had the largest middle size, 2,147 sq ft, and the lowest group the smallest, 1,082 sq ft, but the second group's was larger than the third's, and within each group the developments' own median sizes ran widely: from 667 to 2,885 sq ft in the highest group and from 420 to 2,330 sq ft in the lowest.

The other 146 freehold and 999-year developments with a resale had fewer than five each, so their price level cannot be read from the 12 months alone. The 42 are the developments that sold most often, and they made 338 of the 612 resales.

By size band

Freehold and 999-year resales in District 10 by size band
Size (sq ft)ResalesMedian per sq ftMedian price
under 50020 in 12 developments$2,168$918,000
500 to 79966 in 35 developments$2,121$1.38M
800 to 1,19995 in 55 developments$2,293$2.38M
1,200 to 1,599128 in 74 developments$2,305$3.17M
1,600 and over303 in 119 developments$2,341$5.33M

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

Calculated from URA's caveat records.

Across the five size bands the median price per square foot ran from $2,121 to $2,341, a spread of $220. The middle half of the 42 developments' medians alone spans $571. The largest band, 1,600 sq ft and over, had the highest median: 8% above the band under 500 sq ft, 10% above 500 to 799 sq ft, and 2% above each of the two bands between.

Freehold and 999-year resales: 500 to 799 sq ft against 1,600 sq ft and over in six districts
District500 to 799 sq ft1,600 sq ft and overLarger band compared
District 10$2,121 (66)$2,341 (303)10% higher
District 5$1,884 (19)$1,487 (24)21% lower
District 14$1,593 (55)$1,406 (20)12% lower
District 19$1,659 (47)$1,420 (28)14% lower
District 21$2,042 (29)$1,705 (50)17% lower
District 23$1,650 (9)$1,551 (34)6% lower

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

Median resale price per square foot, with resales in brackets. The districts are those on this site with at least five freehold or 999-year resales in both bands. Calculated.

In the five other districts on this site with enough freehold or 999-year resales in both bands, the larger band had the lower median in these 12 months, by 6% to 21%.

Each of those districts has its own page: District 5, District 14, District 19, District 21 and District 23.

Period by period

The same comparison in each of five 12-month periods
12 months toDistrict 10Districts 5, 14, 19, 21 and 23
September 20227% higher13% to 26% lower
September 202313% lower2% to 25% lower
September 202414% lower6% to 27% lower
September 20258% higher9% to 26% lower
September 202610% higher6% to 21% lower

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2021 – Sep 2026. Extracted 5 Oct 2026.

Median price per square foot of freehold and 999-year resales of 1,600 sq ft and over, against 500 to 799 sq ft. At least nine resales in every band and period. Calculated.

The records hold five 12-month periods. In the five other districts the larger band had the lower median in every one of them, though some of those figures are thin: District 23's smaller band had 9 to 17 resales in each period. In District 10 the larger band was higher in three of the five periods, by 7%, 8% and 10%, and lower in two, by 13% and 14%.

The two periods in which it was lower turn on a few developments. In the 12 months to September 2023, three developments, Royalgreen, Juniper Hill and Petit Jervois, made 81 of the 131 resales at 500 to 799 sq ft. In the 12 months to September 2024, One Draycott and Jervois Treasures made 48 of the 106. All five developments together made 83 and 50 of the band's resales in those two periods, at medians of $2,787 and $2,864 per square foot, against $2,071 and $2,101 for the rest of the band.

With those five developments left out of all five periods, the larger band was higher than the 500 to 799 sq ft band in every period, by 4% to 11%. Against the two bands in between, 800 to 1,199 and 1,200 to 1,599 sq ft, and with nothing left out, the largest band was within 1% or higher in every period: from under 1% lower to 7% higher.

So across District 10 as a whole, the records do not consistently show the lower price per square foot for larger homes that the other five districts show, and where the district figure did show it, a handful of developments in the smaller band account for it. Inside a development is a separate question, taken next.

Inside a development

The district-wide figure mixes developments, so the same question can be put inside one development at a time. Over the 24 months to September 2026, fourteen freehold or 999-year developments had at least five resales in each of two size bands. That is 14 of the 232 with a resale in those 24 months.

In nine of the fourteen the larger band had the lower median price per square foot, and in five the higher. The differences ranged from 10% lower to 7% higher, the median of the fourteen was 1% lower, and six of the fourteen were within 2% either way. Some of these medians rest on as few as five resales, and ten of the fourteen compare neighbouring size bands.

Nine of the fourteen comparisons involve homes of 1,600 sq ft and over. In seven of those nine the larger band was lower and in two it was higher. None of the fourteen sets homes of 500 to 799 sq ft against homes of 1,600 sq ft and over, so this is not the same comparison as the district's.

The total price

Freehold and 999-year resales in District 10 by price
PriceResalesShare
Under $2M11118%
$2M to $3M11318%
$3M to $5M21635%
$5M to $10M14223%
$10M and over305%
All612100%

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.

Shares are rounded and may not add to 100%. Calculated from URA's caveat records.

Sizes run large in this district, and so do totals. Just under half of the freehold and 999-year resales were of 1,600 sq ft or more. Of the 612, 388, or 63%, sold for $3M or more: 216 for $3M to $5M, 142 for $5M to $10M and 30 for $10M or more. Another 111 sold for under $2M.

What the records support

In District 10 over these 12 months, the median price per square foot of freehold and 999-year resales varied more between developments than between size bands. The middle half of the 42 developments with enough resales spanned $571, from $2,142 to $2,713, and the full range was $1,819 to $4,290. The five size bands spanned $220, from $2,121 to $2,341. Most developments had too few resales to show a level of their own.

The records do not give the age of a freehold development, its condition or its exact position, any of which may lie behind the differences between developments. They show that the differences are there.

Disclosure

James Wong is marketing a home in Holland Peak, a freehold development on Holland Hill. It had one resale in the 12 months and is not among the 42 developments compared. It is listed on the District 10 page.

Analysis · opinion

James's interpretation

I read this as a district where the useful question is not what District 10 costs per square foot. It is which development, and then how large.

I would not carry a price per square foot from one development to another here without checking that they sit at a similar level. Half of the 42 lay within about $570 per square foot of each other, and the rest did not.

On size, I would not assume a discount per square foot for a larger home here, as the figures for the other five districts might suggest. Across the district the largest band was level with the others or above them in most periods, and inside the fourteen developments the differences were small and went both ways.

What it may mean for buyers

  • Ask for the recent sales in the development itself. Where there are few, sales in developments of the same tenure and a similar size nearby may be the next reference.
  • The total depends heavily on size. The median price of freehold and 999-year resales was $2.38M at 800 to 1,199 sq ft, $3.17M at 1,200 to 1,599 sq ft and $5.33M at 1,600 sq ft and over.
  • A larger home did not reliably cost less per square foot here. Inside fourteen developments the difference between size bands ranged from 10% lower to 7% higher.

What it may mean for sellers and owners

  • A district figure is unlikely to describe your home. Of the 42 developments with enough resales, 20 had medians between $2,142 and $2,713 per square foot, 11 were above that and 11 below.
  • If your development had fewer than five resales in the year, as 146 of the 188 did, the evidence for a price may have to come from other developments.
  • For homes of 1,600 sq ft and over, nine developments had enough resales to compare with a smaller size band in the same development. The larger band had the lower median price per square foot in seven and the higher in two, by 10% at most.

Limitations

URA's records cover only sales with a caveat lodged, and recent months are incomplete. September 2026 in particular is likely to gain sales as more caveats are lodged.

URA records some sales without a development name. Those cannot be placed in a district from the feed used here and are not counted.

The records give a home's size, floor range, tenure and price. They do not give its condition, facing, layout or renovation, and a development's median depends on which of its homes happened to sell.

Freehold developments carry no lease start year in the records, and the start year of a 999-year lease says nothing about when the homes were built, so the age of these developments is not known from this data. A 99-year development's lease start year is not its completion year.

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not covered.

The 42 developments with at least five resales made 338 of the 612 freehold and 999-year resales, and are the ones that sold most often. The other 146 developments are not in the comparison of developments. Half is the middle half of the 42 developments' medians (20 of them lie inside it), not half of the homes sold.

The comparison inside a development is of fourteen developments, and a development's median in a size band depends on which of its homes were sold. With a different minimum number of resales or a longer period, the number of developments and the range of differences change.

Apart from Bishopsgate Residences, whose copies are removed as the methodology says, records that are identical in every field are counted as separate sales, because the feed carries no unit number to tell two like sales from one sale entered twice. Three such pairs are among the 798 resales.

Methodology

The figures are calculated from URA's records of caveated sales in postal district 10, read through URA's Data Service on 5 October 2026. The feed holds the past five years, so the earliest sale is from September 2021. The headline period is the 12 months to September 2026.

Included: single-unit sales of apartments and condominiums with a strata floor area. Left out: 13 sales of landed and strata-landed houses and 1 caveat covering more than one unit.

Each development is grouped by tenure and, for 99-year developments, by the year its lease began. Where a record of a 99-year sale gives no start year, the year is taken from the development's other records. Leases of more than 900 years are grouped with freehold.

Floor area is converted at 10.7639 square feet to the square metre, and price per square foot is the price divided by that area. The size bands are under 500, 500 to 799, 800 to 1,199, 1,200 to 1,599, and 1,600 sq ft and over. Medians and quartiles are taken across the sales in each group, with quartiles by linear interpolation. A group with fewer than five sales is marked low sample. Prices of $1M and over are rounded to the nearest $10,000, lower prices to the nearest $1,000, and percentages to the nearest whole number.

Prices are given by group. No single price is used to describe the whole district, because the groups differ in lease era, size and tenure.

As read on 5 October 2026, the feed carried every record of Bishopsgate Residences an even number of times, as exact copies, across the whole five years. Half of the copies are kept, so each sale is counted once.

A development's own median is given only where it had at least five resales in the 12 months. The comparison inside a development uses resales from October 2024 to September 2026 and the smallest and largest size bands in which the development had at least five resales each.

The comparison with other districts uses the same rules, for Districts 5, 14, 19, 21 and 23. The five 12-month periods each run from October to September, the first ending in September 2022.

The five developments left out in the comparison that follows the period table are those that made the most resales at 500 to 799 sq ft in the two periods in which District 10's larger band was lower: Royalgreen, Juniper Hill and Petit Jervois in the first, One Draycott and Jervois Treasures in the second. They were picked after looking at the records, to show what the result rests on.

New sale, sub sale and resale
URA's types of sale. A new sale is a sale by the developer, and a sub sale a sale by a purchaser, before the Certificate of Statutory Completion and the strata titles have been issued for all units in the development. A resale is a sale after they have been issued.
Caveat
A notice lodged with the Singapore Land Authority, usually by the buyer's lawyer, after an option is exercised or an agreement signed. URA's records are of caveats lodged, so a sale with no caveat is not in them.
Postal district
One of 28 areas defined by the first two digits of the postal code. District boundaries are not the same as HDB towns or URA planning areas.
Tenure and lease era
Freehold developments and those on leases of more than 900 years, most of them 999-year, are grouped together. A 99-year development is grouped by the year its lease began, which is not the year the homes were completed. Newer and older on this page refer to the year the lease began.
Middle half (25th to 75th percentile)
The range that the middle half of sales fall in. A quarter of sales were below the 25th percentile and a quarter were above the 75th.
Price per square foot
The price divided by the strata floor area in URA's record.
Low sample
Fewer than five sales in a group. No median is shown, because one or two sales can move it a long way.

How all research on this site is built

Sources

  1. 1.
    URA Data Service: private residential property transactions

    Urban Redevelopment Authority · Period: Sep 2021 – Sep 2026 · Extracted 5 Oct 2026

    Caveated sales of apartments and condominiums in the district.

  2. 2.
    REALIS data dictionary

    Urban Redevelopment Authority · Period: Oct 2026 · Extracted 5 Oct 2026

    Definitions of new sale, sub-sale and resale.

Corrections and updates

  • 6 Oct 2026: Correction: the data feed carried every sale at Bishopsgate Residences twice. With one copy kept it had three resales in the 12 months, not six, so 42 developments, not 43, had enough resales for a median of their own. District totals fell by three resales and the figures were recalculated.

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

Planning your next move?

Planning a move and want the numbers mapped out?

Tell James what you are weighing up: selling, buying, upgrading or holding. He will come back with the questions and numbers that matter for your situation.

WhatsApp JamesBook a discussion

Prefer to call? +65 9696 9567

I usually reply within one working day.

Messages go directly to James. Your details are used only to respond to your enquiry. See the privacy notice.