This analysis sits beside the District 23 property market page, which has the full tables for the district.
Most resales were between $1M and $2M
URA recorded 805 resales of private apartments, condominiums and executive condominiums in District 23 in the 12 months to September 2026. Of these, 553, or 69%, sold for $1M to under $2M. Another 138 sold for under $1M and 114 for $2M or more.
| Price | Resales | Share |
|---|---|---|
| Under $1M | 138 | 17% |
| $1M to $1.25M | 144 | 18% |
| $1.25M to $1.5M | 185 | 23% |
| $1.5M to $2M | 224 | 28% |
| $2M and over | 114 | 14% |
| All | 805 | 100% |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.
Private apartments, condominiums and executive condominiums. Each price range runs up to but not including its upper figure. Calculated from URA's caveat records.
A price range holds very different homes. This analysis looks first at private 99-year homes, which made 469 of the 805 resales, and then at executive condominiums and freehold and 999-year homes.
Private 99-year homes, by the year the lease began
The district page groups 99-year homes by leases before 2000, from 2000 to 2014 and from 2015, as every district page on this site does. Here the middle group is split at 2009. The cut was chosen after looking at the records: the private 99-year developments with a resale have leases from 1981 to 2001, two from 2006 and 2008, a run from 2009 to 2013 and five more from 2016 to 2022, and the homes sold on the two sides of 2009 differ.
| Lease | $1M to $1.25M | $1.25M to $1.5M | $1.5M to $2M |
|---|---|---|---|
| Lease before 2000 | 1,060 sq ft (70 in 8) | 1,249 sq ft (37 in 6) | 1,324 sq ft (20 in 5) |
| Lease 2000 to 2008 | 980 sq ft (10 in 4) | 1,130 sq ft (27 in 5) | 1,276 sq ft (24 in 5) |
| Lease 2009 to 2014 | 797 sq ft (25 in 7) | 807 sq ft (22 in 6) | 1,098 sq ft (33 in 7) |
| Lease from 2015 | 635 sq ft (11 in 3) | 700 sq ft (24 in 4) | 980 sq ft (27 in 3) |
| Lease before 2009 (all) | 1,028 sq ft (80 in 12) | 1,206 sq ft (64 in 11) | 1,302 sq ft (44 in 10) |
| Lease from 2009 (all) | 732 sq ft (36 in 10) | 732 sq ft (46 in 10) | 990 sq ft (60 in 10) |
| From 2009 smaller by | 29% (296 sq ft) | 39% (474 sq ft) | 24% (312 sq ft) |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.
Median floor area, with resales and developments in brackets. Executive condominiums and freehold and 999-year homes are in the next table. Each price range runs up to but not including its upper figure. Calculated.
In each of the three price ranges, the median size fell with each later group of leases. The largest step in each range was at 2009: 183, 323 and 178 sq ft, against 48 to 119 sq ft between the two earlier groups and 107 to 162 sq ft between the two later ones.
Taken as two groups, at $1M to $1.25M the median home on a lease before 2009 was 1,028 sq ft, from 80 resales in 12 developments, and on a lease from 2009 it was 732 sq ft, from 36 resales in 10 developments: 29% smaller. At $1.25M to $1.5M the medians were 1,206 sq ft and 732 sq ft, which is 39% smaller, and at $1.5M to $2M they were 1,302 sq ft and 990 sq ft, which is 24% smaller.
In price per square foot, the medians at $1M to $1.25M were $1,045 for leases before 2009 and $1,567 for leases from 2009.
Development by development
The order held for every development with enough resales to check. In each of the three price ranges, every development on a lease before 2009 with at least five resales in the range had a larger median size than every development on a lease from 2009 with at least five. That is five developments against two at $1M to $1.25M, five against four at $1.25M to $1.5M and four against six at $1.5M to $2M.
At $1M to $1.25M the margin was narrow and the evidence thin. The closest pair was Maysprings, on a lease from 1994, at a median of 861 sq ft, and Kingsford Hillview Peak, on a lease from 2012, at 850 sq ft, and only two developments on leases from 2009 had five or more resales in that range. In the other two ranges the gaps between the closest pairs were 247 and 81 sq ft.
That is a statement about what sold in a price range. Across all of their resales the line is less clean: nine of the eleven developments on leases from 2009 with at least five resales had a median size below that of every development on an earlier lease, but Tree House and Foresque Residences, at 1,152 and 1,184 sq ft, did not.
Which developments are behind the figures
Some rows of the table rest largely on one development. In the row for leases from 2015, Midwood made 6 of the 11 resales at $1M to $1.25M, 17 of the 24 at $1.25M to $1.5M and 16 of the 27 at $1.5M to $2M. In the row for leases from 2000 to 2008, the cell at $1M to $1.25M is 10 resales in four developments, Hillview Regency made 14 of the 27 at $1.25M to $1.5M, and The Warren 11 of the 24 at $1.5M to $2M.
The two combined rows are broader: in those six cells no development made more than 37% of the resales. They still lean on Midwood. Leaving Midwood out, homes on leases from 2009 were 27%, 32% and 18% smaller in the three ranges, not 29%, 39% and 24%. Leaving out any other single development, the three figures stayed within 28% to 33%, 33% to 41% and 23% to 25%.
The size of the gap moves with the year of the cut, and so does how cleanly the developments divide. With the cut at any year from 2000 to 2015, the later leases had medians 15% to 41% smaller in these three ranges. But 2009 is the only cut at which, in all three ranges, every earlier-lease development with five or more resales had a larger median size than every later-lease one.
Executive condominiums and freehold
| Group | $1M to $1.25M | $1.25M to $1.5M | $1.5M to $2M |
|---|---|---|---|
| EC, lease before 2000 | Low sample (3) | 1,292 sq ft (13 in 3) | 1,442 sq ft (10 in 3) |
| EC, lease 2000 to 2014 | 732 sq ft (16 in 2) | 958 sq ft (43 in 6) | 1,098 sq ft (53 in 6) |
| EC, lease from 2015 | Low sample (2) | 990 sq ft (9 in 1) | 1,087 sq ft (14 in 1) |
| Freehold or 999-year | 732 sq ft (7 in 6) | 953 sq ft (10 in 7) | 1,087 sq ft (43 in 18) |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.
Median floor area, with resales and developments in brackets. Fewer than five resales is a low sample, with no median. Each price range runs up to but not including its upper figure. Calculated.
Executive condominiums with leases from 2000 to 2014 had medians of 732 sq ft, 958 sq ft and 1,098 sq ft in the three ranges. Sol Acres, on a lease from 2014, made 11 of the 16 resales in the first, 19 of the 43 in the second and 21 of the 53 in the third. Most of this group is on leases from 2011 and 2014: 123 of its 133 resales in the 12 months.
Executive condominiums with leases before 2000 had medians of 1,292 sq ft and 1,442 sq ft at $1.25M to $1.5M and $1.5M to $2M, from 13 and 10 resales; Yew Mei Green made 7 of each. All the resales of executive condominiums with leases from 2015 were at one development, iNz Residence.
Freehold and 999-year homes in these ranges had medians of 732 sq ft, 953 sq ft and 1,087 sq ft, smaller in each range than private 99-year homes on leases before 2009. The first two figures are from 7 and 10 resales.
Below $1M and above $2M
| Group | Under $1M | $2M and over |
|---|---|---|
| Private 99-year, lease before 2000 | 980 sq ft (13 in 5) | Low sample (3) |
| Private 99-year, lease 2000 to 2008 | – | 1,615 sq ft (5 in 4) |
| Private 99-year, lease 2009 to 2014 | 560 sq ft (82 in 7) | 1,345 sq ft (13 in 4) |
| Private 99-year, lease from 2015 | 484 sq ft (18 in 2) | 1,249 sq ft (5 in 3) |
| EC, lease before 2000 | – | – |
| EC, lease 2000 to 2014 | 570 sq ft (20 in 1) | Low sample (1) |
| EC, lease from 2015 | Low sample (1) | Low sample (3) |
| Freehold or 999-year | Low sample (4) | 1,453 sq ft (84 in 16) |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.
Median floor area, with resales and developments in brackets. Fewer than five resales is a low sample, with no median. Calculated.
Under $1M the homes were small or on older leases. Of the 138 resales, 82 were private homes with leases from 2009 to 2014, at a median of 560 sq ft; 20 were in one executive condominium, Sol Acres, at a median of 570 sq ft; 18 were private homes with leases from 2015, at a median of 484 sq ft, 12 of them at Midwood; and 13 were private homes with leases before 2000, at a median of 980 sq ft.
At $2M and over, 84 of the 114 resales were freehold or 999-year homes, at a median of 1,453 sq ft. Freehold and 999-year homes were mostly in the two highest ranges: 127 of the 148 resold for $1.5M or more. Midwood made 3 of the 5 resales on leases from 2015 at $2M and over.
What the records support
In District 23 over these 12 months, private 99-year homes in the same price range differed in size with the year the lease began. In each of the three ranges from $1M to $2M, the median home on a lease from 2009 was 24% to 39% smaller than the median on an earlier lease, or 18% to 32% with Midwood, the development with the most resales, left out. Every development on an earlier lease with at least five resales in a range had a larger median size there than every such development on a later lease.
That is a pattern in what sold, across different developments in different parts of the district. It is not a measure of what a lease is worth, and a price range is not one price: the median paid on leases before 2009 and from 2009 was $1.10M and $1.17M in the first range, $1.38M and $1.37M in the second, and $1.62M and $1.75M in the third.
The records give size, price, tenure and lease. They do not give condition, facing, floor plan or distance to a station, and they do not show what any one home is worth.
Disclosure
James Wong has sold a home in Sol Acres, the executive condominium with the most resales in the district. It is listed on the District 23 page.