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District 19: resale ECs sold up to 11% below private condos per square foot, and sometimes above

Executive condominiums made 32% of District 19's resales in the 12 months to September 2026. For leases from 2000 to 2014, their median price per square foot was 6% below private homes district-wide and 5% to 11% below on Sengkang and Punggol streets. On a single street it was lower in six of nine comparisons and higher in three.

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

Filed underDistrict 19Condo resalePrices and transactions

In District 19, how much less does a resale executive condominium sell for than a private condominium?

A little less per square foot, and not always. For leases from 2000 to 2014, the median for executive condominiums in the 12 months to September 2026 was 6% below private homes district-wide, and 5% to 11% below on Sengkang and Punggol streets in the same size band. Where one street has both kinds, it was lower in six of nine comparisons, by 1% to 9%, and higher in three. Developments overlapped: on Sengkang streets three of four executive condominiums had a median above the two lowest private developments. Executive condominiums were larger, and district-wide their median price was the higher one: $1.68M against $1.56M.

Key takeaways

  • Executive condominiums made 622 of District 19's 1,964 resales in the 12 months to September 2026, or 32%, in 20 developments.
  • District-wide, their median price per square foot was 6% below private homes for leases from 2000 to 2014 ($1,528 against $1,632) and 11% below for leases from 2015 ($1,648 against $1,850). That comparison mixes locations.
  • On Sengkang and Punggol streets, for leases from 2000 to 2014, the difference was 11% and 6% (Sengkang) and 5% and 6% (Punggol) at 800 to 1,199 and 1,200 to 1,599 sq ft.
  • On a single street with both kinds, the executive condominiums had the lower median in six of nine comparisons, by 1% to 9%, and the higher one in three, by 2%, 3% and 15%.
  • Executive condominiums were larger district-wide, a median of 1,087 sq ft against 958 sq ft for leases from 2000 to 2014, and their median price was higher: $1.68M against $1.56M.

Data snapshot

CalculatedResales that were executive condominiums
32%
622 of 1,964, in 20 developments
CalculatedEC below private, district-wide, leases 2000 to 2014
6%
$1,528 against $1,632 per sq ft
CalculatedEC below private, Sengkang streets, 800 to 1,199 sq ft
11%
$1,576 (106 resales) against $1,762 (65) per sq ft
CalculatedEC below private, Punggol streets, 800 to 1,199 sq ft
5%
$1,524 (137 resales) against $1,599 (64) per sq ft
CalculatedSingle-street comparisons where the EC median was lower
6 of 9
By 1% to 9%; higher in three, by 2%, 3% and 15%
CalculatedMedian price: EC against private, leases 2000 to 2014
$1.68M
Against $1.56M; median sizes 1,087 sq ft and 958 sq ft

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

District 19 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$1,586 per sq ft

$1,446 to $1,766 per sq ft

99-year, before 2000$1,174 per sq ft

$1,077 to $1,406 per sq ft

99-year, 2000 to 2014$1,632 per sq ft

$1,477 to $1,791 per sq ft

99-year, from 2015$1,850 per sq ft

$1,733 to $1,949 per sq ft

EC, before 2000$1,138 per sq ft

$1,102 to $1,157 per sq ft

EC, 2000 to 2014$1,528 per sq ft

$1,444 to $1,600 per sq ft

EC, from 2015$1,648 per sq ft

$1,605 to $1,716 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 19 in the 12 months to September 2026, by tenure and lease era. freehold / 999-year: $1,446 to $1,766, median $1,586, from 215 resales; 99-year, before 2000: $1,077 to $1,406, median $1,174, from 73 resales; 99-year, 2000 to 2014: $1,477 to $1,791, median $1,632, from 692 resales; 99-year, from 2015: $1,733 to $1,949, median $1,850, from 362 resales; EC, before 2000: $1,102 to $1,157, median $1,138, from 29 resales; EC, 2000 to 2014: $1,444 to $1,600, median $1,528, from 397 resales; EC, from 2015: $1,605 to $1,716, median $1,648, from 196 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 19 resale prices per square foot by tenure and lease era: data table
Tenure and lease era25th percentileMedian75th percentile
Freehold / 999-year$1,446 per sq ft$1,586 per sq ft$1,766 per sq ft
99-year, before 2000$1,077 per sq ft$1,174 per sq ft$1,406 per sq ft
99-year, 2000 to 2014$1,477 per sq ft$1,632 per sq ft$1,791 per sq ft
99-year, from 2015$1,733 per sq ft$1,850 per sq ft$1,949 per sq ft
EC, before 2000$1,102 per sq ft$1,138 per sq ft$1,157 per sq ft
EC, 2000 to 2014$1,444 per sq ft$1,528 per sq ft$1,600 per sq ft
EC, from 2015$1,605 per sq ft$1,648 per sq ft$1,716 per sq ft

Evidence

What the data shows

This analysis sits beside the District 19 property market page, which has the full tables for the district.

A third of the district's resales

URA recorded 1,964 resales of private apartments, condominiums and executive condominiums in District 19 in the 12 months to September 2026. Executive condominiums made 622 of them, or 32%, in 20 developments. Of those 622, 324 were on streets named for Sengkang and 222 on streets named for Punggol.

HDB sets a minimum occupation period for an executive condominium, counted from its Temporary Occupation Permit, and a unit can be sold on the open market only after it. URA's records show the sale, not who bought or what conditions applied.

District-wide, by lease era

District 19 resales: private homes and executive condominiums of the same lease era
GroupResalesMedian per sq ftMedian sizeMedian price
Private, lease before 200073 (9)$1,1741,173 sq ft$1.35M
EC, lease before 200029 (2)$1,1381,313 sq ft$1.50M
Private, lease 2000 to 2014692 (28)$1,632958 sq ft$1.56M
EC, lease 2000 to 2014397 (14)$1,5281,087 sq ft$1.68M
Private, lease from 2015362 (6)$1,850721 sq ft$1.29M
EC, lease from 2015196 (4)$1,6481,055 sq ft$1.75M

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

Number of developments in brackets. Private: apartments and condominiums on 99-year leases. Calculated.

Across the district, the median price per square foot of executive condominiums was below that of private homes of the same lease era: by 6% for leases from 2000 to 2014 and by 11% for leases from 2015. The executive condominiums were larger in every era, and their median price was the higher one: $1.68M against $1.56M, and $1.75M against $1.29M.

This comparison mixes locations. The private homes with leases from 2015 are on Hougang Avenue 2 and 7, in Serangoon North, on Lorong Lew Lian and on Upper Serangoon Road, and three of the four executive condominiums of that era are on Sengkang streets.

Sengkang and Punggol streets

Streets named for Sengkang and for Punggol each have both kinds of development with leases from 2000 to 2014, so the two can be compared there in the same size band.

Sengkang and Punggol streets, leases from 2000 to 2014, by size band
Streets and size (sq ft)PrivateExecutive condominiumEC lower by
Sengkang, 800 to 1,199$1,762 (65 in 6)$1,576 (106 in 4)11%
Sengkang, 1,200 to 1,599$1,535 (22 in 6)$1,436 (36 in 5)6%
Punggol, 800 to 1,199$1,599 (64 in 5)$1,524 (137 in 8)5%
Punggol, 1,200 to 1,599$1,655 (38 in 5)$1,557 (69 in 8)6%

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. Streets are grouped by name, so each row covers several streets. Calculated.

In all four rows the executive condominiums had the lower median price per square foot, by 5% to 11%. Each side of each row has at least 22 resales in at least four developments.

The leases are close in age but not identical. On Sengkang streets the private developments have leases from 2000 to 2012 and the executive condominiums from 2001 to 2014. On Punggol streets they are from 2011 to 2012 and from 2010 to 2013. Each row also covers several streets, which may differ in how far they are from a station.

Street by street

Six streets in the district have both a private development and an executive condominium with leases from 2000 to 2014 and at least five resales of each in a size band. That gives nine comparisons on a single street.

Street by street: streets with both kinds, leases from 2000 to 2014
Street and size (sq ft)PrivateExecutive condominiumEC compared with private
Compassvale Bow, 800 to 1,199$1,846 (30 in 2)$1,760 (28 in 1)5% lower
Edgedale Plains, 800 to 1,199$1,525 (10 in 1)$1,514 (45 in 2)1% lower
Edgedale Plains, 1,200 to 1,599$1,564 (10 in 1)$1,615 (22 in 2)3% higher
Punggol Field Walk, 800 to 1,199$1,474 (15 in 1)$1,500 (7 in 1)2% higher
Punggol Walk, 800 to 1,199$1,660 (22 in 1)$1,553 (39 in 2)6% lower
Punggol Walk, 1,200 to 1,599$1,651 (15 in 1)$1,500 (17 in 2)9% lower
Sengkang East Avenue, 800 to 1,199$1,455 (7 in 1)$1,386 (26 in 1)5% lower
Upper Serangoon View, 800 to 1,199$1,441 (36 in 3)$1,403 (5 in 1)3% lower
Upper Serangoon View, 1,200 to 1,599$1,257 (22 in 3)$1,445 (10 in 1)15% higher

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. Every street and size band where both kinds had at least five resales. Calculated.

On a single street the difference was smaller and went both ways. The executive condominiums had the lower median in six of the nine comparisons, by 1% to 9%, and the higher median in three, by 2%, 3% and 15%. Most of these comparisons are of one development against one or two others, so they say as much about those developments as about the two kinds.

The 15% is the least like for like. Eighteen of the 22 private resales in that row were in a development with a lease from 2001, set against an executive condominium with a lease from 2012.

By price

Sengkang and Punggol streets by median price
Streets and size (sq ft)PrivateExecutive condominium
Sengkang, 800 to 1,199$1.75M$1.50M
Sengkang, 1,200 to 1,599$2.07M$1.82M
Punggol, 800 to 1,199$1.65M$1.62M
Punggol, 1,200 to 1,599$2.12M$2.01M
Sengkang, all sizes$1.66M at 1,033 sq ft$1.59M at 1,033 sq ft
Punggol, all sizes$1.52M at 990 sq ft$1.70M at 1,098 sq ft

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

Median resale prices; for all sizes, with the median size. Leases from 2000 to 2014. Calculated.

Within a size band on Sengkang and Punggol streets the executive condominiums also had the lower median price. Across all sizes the result differs by area. On Punggol streets the executive condominiums had the higher median price, $1.70M against $1.52M, and the homes sold were larger: a median of 1,098 sq ft against 990 sq ft. On Sengkang streets the median size was the same and the executive condominiums had the lower median price.

Development by development

Medians of individual developments, 800 to 1,199 sq ft
StreetsPrivate developmentsExecutive condominiums
Sengkang5 developments, $1,455 to $1,9104 developments, $1,386 to $1,760
Punggol5 developments, $1,474 to $1,7718 developments, $1,442 to $1,598

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

Lowest and highest of the developments' own median resale prices per square foot, for developments with at least five resales in the band. Leases from 2000 to 2014. Calculated.

The spread between developments of the same kind was wider than the gap between the two kinds. At 800 to 1,199 sq ft on Sengkang streets, the medians of the five private developments ran from $1,455 to $1,910 per square foot and those of the four executive condominiums from $1,386 to $1,760. Three of the four executive condominiums had a median above the two lowest private developments, and one was above the third.

On Punggol streets the overlap was less. Six of the eight executive condominiums had a median above the lowest private development, three were above the second lowest, and none reached the other three.

Executive condominiums with leases from 2015

Four executive condominiums with leases from 2015 had resales, three of them on Sengkang streets. At 800 to 1,199 sq ft those three had a median of $1,626 per square foot and $1.62M, from 136 resales, 116 of them in one development. No private development with a lease from 2015 on Sengkang or Punggol streets had a resale, so there is nothing on those streets to compare them with.

What the records support

In District 19 over these 12 months, executive condominiums with leases from 2000 to 2014 had a lower median price per square foot than private condominiums of the same lease era: 6% lower district-wide, 5% to 11% lower on Sengkang and Punggol streets in the same size band, and lower in six of nine comparisons on a single street. Individual developments overlapped. District-wide, and on Punggol streets across all sizes, the executive condominiums sold were larger and their median price was the higher one; within a size band it was the lower one.

None of this adjusts for distance to a station, floor, facing or condition, any of which can differ between the developments compared.

Disclosure

James Wong is marketing a home in Riverfront Residences, a private development on Hougang Avenue 7 with a lease from 2018. It is not in the Sengkang, Punggol or single-street comparisons, but it is among the private developments with leases from 2015 in the district-wide table. He has sold homes in The Terrace, an executive condominium, and in Flo Residence and Riversound Residence, private developments; all three are on streets compared here. He has also sold a home in D'Pavilion, a freehold development that is in none of the comparisons. They are listed on the District 19 page.

Analysis · opinion

James's interpretation

I read this as a small and uneven difference. On a single street, executive condominiums with leases from 2000 to 2014 had a median within 7% of the private developments on that street in seven of nine comparisons, lower more often than higher.

I would not treat the label as the deciding factor. The spread between developments of the same kind was wider than the gap between the two kinds.

What I take from it is that a buyer choosing between the two here should compare specific developments at the size they need, and that an owner of an executive condominium has more comparable sales to draw on than the label suggests.

What it may mean for buyers

  • Compare specific developments, not the two labels. On Sengkang streets the medians of executive condominiums and private developments overlapped.
  • Look at the total price. On Punggol streets the executive condominiums had the lower median price per square foot and the higher median price, $1.70M against $1.52M; the homes sold were larger.
  • If you are considering a new executive condominium from a developer, HDB's eligibility conditions and minimum occupation period apply. Check them with HDB before comparing it with a resale.

What it may mean for sellers and owners

  • If you own an executive condominium with a lease from 2000 to 2014, private condominiums on the same street are a reference buyers may use, and so are the other executive condominiums.
  • Buyers may compare by size band. On Sengkang and Punggol streets the two kinds were 5% to 11% apart in median price per square foot there.
  • If you own a private condominium on Sengkang or Punggol streets, the executive condominiums on those streets are part of what buyers may have seen.

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.

Comparing on the same street or group of streets, lease era and size band does not adjust for distance to a station, floor, facing or condition.

Most single-street comparisons are of one development against one or two others, and three of them rest on five to seven resales on one side.

URA's records do not show who bought a home or under what conditions, so nothing here measures the effect of the rules on executive condominiums.

Methodology

The figures are calculated from URA's records of caveated sales in postal district 19, 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, condominiums and executive condominiums with a strata floor area. Left out: 58 sales of landed and strata-landed houses and 3 caveats 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. Executive condominiums, which URA records as their own property type, are grouped apart from private condominiums and apartments.

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.

Streets are described as Sengkang streets where the street name contains Anchorvale, Compassvale, Rivervale, Fernvale or Sengkang, and as Punggol streets where it contains Punggol, Edgedale, Edgefield, Sumang or Northshore. This is a grouping by street name, not URA's planning-area boundary.

The street-by-street comparison uses every street and size band in which private developments and executive condominiums with leases from 2000 to 2014 each had at least five resales.

A development's own median is given only where it had at least five resales in the size band.

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.
Executive condominium (EC)
URA's own property type for a development sold by a property developer to buyers who meet HDB's eligibility conditions. HDB sets a minimum occupation period, counted from the Temporary Occupation Permit, and a unit can be sold on the open market only after it. ECs are shown apart from private condominiums and apartments on this page.
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, condominiums and executive 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.

  3. 3.
    Conditions After Buying an Executive Condominium

    Housing & Development Board · Period: Jul 2026 · Extracted 5 Oct 2026

    Minimum occupation period of an executive condominium.

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.

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