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District 14: 103 freehold developments shared 268 resales

District 14 has 178 freehold developments with a sale in the past five years. In the 12 months to September 2026, 75 of them had no resale and 42 had exactly one. For 32% of freehold resales there was no other recent sale in the same development and size band.

Published
5 Oct 2026
Last fact-checked
5 Oct 2026
Data period
Oct 2025 – Sept 2026
Reading time
7 min

Filed underDistrict 14Condo resalePrices and transactions

How much sale evidence does a development in District 14 have of its own?

For most freehold developments, very little. URA recorded 615 private resales in District 14 in the 12 months to September 2026. Freehold developments made 268 of them, spread over 103 developments: 42 had exactly one resale and 89 had fewer than five. A further 75 freehold developments had none. For 32% of freehold resales there was no other sale in the same development and size band in the same month or the 12 months before. Eighteen developments on 99-year leases made the other 347 resales, and almost all of those had a recent sale beside them.

Key takeaways

  • Freehold developments are 178 of the 198 developments with a sale in the past five years, but made 268 of the 615 resales, or 44%.
  • Of those 178, 75 had no resale in the 12 months to September 2026, 42 had exactly one and 14 had five or more.
  • For 86 of the 268 freehold resales (32%), URA recorded no other sale in the same development and size band in the same month or the 12 months before. For 99-year resales the figure was 7 of 347 (2%).
  • Across developments the range is wide: the middle half of freehold resales of 800 to 1,199 sq ft spanned $1,299 to $1,707 per square foot, in 52 developments.
  • At 800 to 1,199 sq ft, the median for freehold homes on the numbered Geylang lorongs was 20% below the median on other streets, $1,299 against $1,628 per square foot, or 17% without one development. Under 800 sq ft the two were within 5%.

Data snapshot

CalculatedFreehold developments with a resale
103
They made 268 resales in the 12 months
CalculatedFreehold developments with exactly one resale
42
A further 75 had none
CalculatedFreehold resales with no recent sale in the same development and size band
32%
86 of 268
Calculated99-year resales with none
2%
7 of 347
CalculatedResales in 18 developments on 99-year leases
56%
347 of 615
CalculatedWidth of the middle half, freehold 800 to 1,199 sq ft
31%
$1,299 to $1,707 per sq ft, 90 resales in 52 developments

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

District 14 resale prices per square foot by tenure and lease era

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
Freehold / 999-year$1,556 per sq ft

$1,394 to $1,712 per sq ft

99-year, before 2000$1,414 per sq ft

$1,372 to $1,479 per sq ft

99-year, 2000 to 2014$1,828 per sq ft

$1,446 to $1,942 per sq ft

99-year, from 2015$2,271 per sq ft

$2,152 to $2,397 per sq ft

The scale starts at $1,000 per sq ft, not zero, so the bands show position, not size.

Middle half of resale prices per square foot in District 14 in the 12 months to September 2026, by tenure and lease era. freehold / 999-year: $1,394 to $1,712, median $1,556, from 268 resales; 99-year, before 2000: $1,372 to $1,479, median $1,414, from 44 resales; 99-year, 2000 to 2014: $1,446 to $1,942, median $1,828, from 160 resales; 99-year, from 2015: $2,152 to $2,397, median $2,271, from 143 resales.

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. Calculated from URA's caveat records.

Show the data as a table
District 14 resale prices per square foot by tenure and lease era: data table
Tenure and lease era25th percentileMedian75th percentile
Freehold / 999-year$1,394 per sq ft$1,556 per sq ft$1,712 per sq ft
99-year, before 2000$1,372 per sq ft$1,414 per sq ft$1,479 per sq ft
99-year, 2000 to 2014$1,446 per sq ft$1,828 per sq ft$1,942 per sq ft
99-year, from 2015$2,152 per sq ft$2,271 per sq ft$2,397 per sq ft

Evidence

What the data shows

This analysis sits beside the District 14 property market page, which has the full tables for the district.

Freehold by count, 99-year by sales

URA's records show 198 private apartment and condominium developments in District 14 with at least one sale in the past five years. Of these, 178 are freehold. In the 12 months to September 2026 there were 615 resales, and the freehold developments made 268 of them, or 44%.

Where District 14's resales came from
Tenure and lease eraDevelopments with a resaleResalesShare of resalesResales per development
Freehold or 999-year10326844%3
99-year, lease before 20004447%11
99-year, lease 2000 to 20141016026%16
99-year, lease from 2015414323%36
All121615100%5

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.

That is about three resales for each freehold development that had one, against 36 for each of the four 99-year developments with leases from 2015. Eighteen developments on 99-year leases made 347 resales, 56% of the district's total.

One resale in a year, or none

Developments by number of resales in the 12 months
Resales in the 12 monthsFreehold developments99-year developments
None752
One420
Two242
Three or four233
Five or more1413
All17820

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

Developments with at least one sale of any type recorded from September 2021. Resales counted from October 2025 to September 2026. Calculated.

Of the 178 freehold developments, 75 had no resale in the 12 months and 42 had exactly one. Only 14 had five or more. Among the 20 developments on 99-year leases, 13 had five or more.

Over the whole five years the picture is similar. The median freehold development had 6 resales from September 2021 to September 2026, and 79 of the 178 had five or fewer. For the 20 developments on 99-year leases the median was more than 40.

Is there another sale in the same development to go by?

For each resale in the 12 months, the records can be searched for any other sale in the same development in the same month or the 12 months before it.

Resales with no other sale to go by in the same development
GroupResalesNo other sale in the developmentNone in the same size band
Freehold26836 (13%)86 (32%)
99-year3471 (under 1%)7 (2%)

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

For each resale in the 12 months to September 2026: whether URA recorded any other sale in the same development in the same month or the 12 months before it, and whether any of those was in the same size band. Calculated.

For 32% of freehold resales, 86 of 268, there was no other sale in the same development and size band over that time. For 13% there was no other sale in the development at all. Among the 99-year resales the figures were 2% and one resale.

A wider range across developments

With few sales in a development, the comparison has to come from other developments, and across developments the range is wider.

How far apart resale prices per square foot were
HomesResalesMiddle half, per sq ftWidth
Freehold, under 500 sq ft61 in 35 developments$1,545 to $1,74613%
Freehold, 500 to 799 sq ft55 in 30 developments$1,497 to $1,74416%
Freehold, 800 to 1,199 sq ft90 in 52 developments$1,299 to $1,70731%
Freehold, 1,200 to 1,599 sq ft42 in 23 developments$1,318 to $1,71530%
Freehold, 1,600 sq ft and over20 in 10 developments$1,156 to $1,49429%
Parc Esta, 500 to 799 sq ft47 in one development$2,215 to $2,3858%
Sims Urban Oasis, 500 to 799 sq ft27 in one development$1,874 to $1,9223%
euHabitat, 500 to 799 sq ft25 in one development$1,381 to $1,4485%

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

Middle half: a quarter of resales were below the lower figure and a quarter above the higher one. Width: how far the higher figure is above the lower. Calculated.

Among freehold resales of 800 to 1,199 sq ft, the middle half sold for $1,299 to $1,707 per square foot, the higher figure 31% above the lower. Those 90 resales came from 52 developments. Inside a single development with many resales the range was much narrower: at 500 to 799 sq ft, 3% in Sims Urban Oasis, 5% in euHabitat and 8% in Parc Esta, against 16% for freehold homes in that band across 30 developments.

The numbered lorongs and other streets

The freehold resales divide into two parts by street: 115 were on the numbered Geylang lorongs, in 50 developments, and 153 were on other streets, in 53 developments.

Freehold resales on the numbered Geylang lorongs and on other streets
Size (sq ft)Numbered Geylang lorongsOther streetsLorongs lower by
under 500$1,599 (31 in 18)$1,678 (30 in 17)5%
500 to 799$1,570 (23 in 14)$1,638 (32 in 16)4%
800 to 1,199$1,299 (39 in 23)$1,628 (51 in 29)20%
1,200 to 1,599$1,333 (15 in 10)$1,429 (27 in 13)7%
1,600 and over$995 (7 in 5)$1,406 (13 in 5)29%

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 and developments in brackets. Numbered lorongs: streets URA records as Lorong followed by a number and Geylang. Calculated.

For homes under 800 sq ft the two were close: the median on the numbered lorongs was 5% and 4% lower in the two bands. At 800 to 1,199 sq ft it was 20% lower, $1,299 against $1,628 per square foot. The direction of that gap is firmer than its size. Nine of the 51 resales on other streets were in one development, and without it the gap is 17%. At 1,600 sq ft and over the median on the lorongs was 29% lower, but that row is thin: 7 resales against 13, seven of the 13 in one development, and homes of very different sizes, a median of 1,765 sq ft against 2,476 sq ft.

The two groups also differ in URA's market segment. All the resales on the numbered lorongs were in the Rest of Central Region; of the 51 resales of 800 to 1,199 sq ft on other streets, 31 were in the Outside Central Region. The segment does not account for the gap: the lorong median was 24% below the 20 other-street resales in the Rest of Central Region and 17% below the 31 in the Outside Central Region. The records do not say why the medians differ. They give no age for a freehold development, and the homes compared may differ in age, condition and layout as well as street.

What the records support

In District 14 over these 12 months, most freehold developments had too few resales to show a price level of their own, and 32% of freehold resales had no recent sale in the same development and size band beside them. Thirteen of the 20 developments on 99-year leases had five or more resales.

Nothing here measures what any one home is worth. It shows how much evidence the sale records hold, development by development.

Disclosure

James Wong has sold a home in euHabitat, a 99-year development in this district that is named in the tables. It is listed on the District 14 page.

Analysis · opinion

James's interpretation

I read this as a district where a freehold owner often cannot point to a recent sale in the same development: 116 of the 178 freehold developments had at most one sale of any type in the 12 months. When I price a freehold home here I expect to build the comparison from several developments, and I say so to the owner at the start.

I would not conclude that freehold homes here are hard to sell. The records count sales, not how long a home took to sell or how many buyers looked at it.

What I take from it is that the choice of comparable sales matters more here than in a district where developments have many resales, and that the size band and the street should be matched before anything else.

What it may mean for buyers

  • In a freehold development with one sale in the past year, ask to see sales in nearby developments of the same tenure and size band, not only the last sale in the building.
  • Expect a wide range. Among freehold resales of 800 to 1,199 sq ft, the middle half spanned $1,299 to $1,707 per square foot across 52 developments.
  • In a 99-year development with many resales the evidence is different in kind: many recent sales in the same development, in a narrow range.

What it may mean for sellers and owners

  • If your development has had no resale in the past year, the evidence for your price will come from other developments. Choose them by tenure, size band and street.
  • A single earlier sale in your development is one data point. It may have been a different size, floor or condition from your home.
  • If you own in one of the 99-year developments with many resales, buyers may already have seen the recent sales in your development.

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 count of developments is of those with at least one sale recorded from September 2021. A development where nothing was sold in five years is not in it.

The figure of 32% is for a look-back of 12 months. A longer look-back finds another sale for more of the resales.

A caveat lodged late can add a sale to a development after this was extracted, so a development shown with one resale may later show two.

Methodology

The figures are calculated from URA's records of caveated sales in postal district 14, 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: 29 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.

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

District 14 has no development on a 999-year lease in these records, so the group shown as freehold or 999-year is all freehold here.

A resale is counted as having another sale to go by if URA recorded any other sale, of any type, in the same development in the same month or the 12 months before it. The size bands are those used throughout this page.

The numbered Geylang lorongs are streets URA records as Lorong, a number and Geylang. No other grouping by street is used.

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.

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.

SoldCondoCase study available

euHabitat: sold after one viewing session

euHabitat · 3-bedroom · 1,141 sq ft

Six qualified buyer groups attended the first viewing session, with an offer the next day and a result above the seller's expectation.

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