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District 5: nine developments made just over half of all resales

In the 12 months to September 2026, nine 99-year developments with leases from 2015 made 51% of District 5's private resales. They sell at a higher price per square foot than every other group and at a lower median price than the freehold homes, so about half of the sales behind a figure for the district as a whole are theirs.

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

Filed underDistrict 5Condo resalePrices and transactions

Which homes in District 5 are actually being resold, and what does that do to the district's price figures?

About half are homes in a few newer developments. URA recorded 718 private resales in District 5 in the 12 months to September 2026. Nine 99-year developments with leases from 2015 made 367 of them, or 51%; Parc Clematis made 71 and Normanton Park 69. These homes sold at a median of $2,006 per square foot, against $1,756 for freehold and 999-year homes and $1,409 for 99-year homes with leases before 2000. They are also smaller, so their median price, $1.59M, is below the freehold group's $2.10M. A district-wide figure therefore says little about an older or freehold home.

Key takeaways

  • Nine 99-year developments with leases from 2015 made 367 of District 5's 718 resales in the 12 months to September 2026, or 51%. Forty freehold or 999-year developments made 159, or 22%.
  • The seven developments with the most resales made 49% of them. Parc Clematis made 71 and Normanton Park 69, about 10% each.
  • Median resale price per square foot: $2,006 for the newest 99-year group, $1,756 for freehold and 999-year, $1,606 for 99-year leases from 2000 to 2014, and $1,409 for 99-year leases before 2000.
  • At 800 to 1,199 sq ft, the newest 99-year homes sold at a median of $2,052 per square foot and the oldest at $1,442, a difference of $610, or 42%.
  • The newest group's share of resales rose from 21% in 2022 to 52% in the first nine months of 2026. Every group's median price per square foot rose as well, by 10% to 30%, so a district-wide figure moved with both the mix and the prices. The newest group's 30% includes six developments that had no resales in 2022.

Data snapshot

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

Resales in nine 99-year developments with leases from 2015
51%
367 of 718 resales
Resales in the seven busiest developments
49%
Parc Clematis 71, Normanton Park 69
Median price per sq ft: 99-year, lease from 2015
$2,006
Median price $1.59M at 764 sq ft
Median price per sq ft: freehold or 999-year
$1,756
Median price $2.10M at 1,270 sq ft
Median price per sq ft: 99-year, lease before 2000
$1,409
Median price $1.50M at 1,093 sq ft
Same size band, newest against oldest 99-year
$610 per sq ft
800 to 1,199 sq ft: $2,052 against $1,442

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

District 5 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$1,756 per sq ft

$1,546 to $1,882 per sq ft

99-year, before 2000$1,409 per sq ft

$1,286 to $1,520 per sq ft

99-year, 2000 to 2014$1,606 per sq ft

$1,497 to $1,800 per sq ft

99-year, from 2015$2,006 per sq ft

$1,888 to $2,119 per sq ft

The scale starts at $1,250 per sq ft, not zero, so the bands show position, not size.

Middle half of resale prices per square foot in District 5 in the 12 months to September 2026, by tenure and lease era. freehold / 999-year: $1,546 to $1,882, median $1,756, from 159 resales; 99-year, before 2000: $1,286 to $1,520, median $1,409, from 66 resales; 99-year, 2000 to 2014: $1,497 to $1,800, median $1,606, from 126 resales; 99-year, from 2015: $1,888 to $2,119, median $2,006, from 367 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 5 resale prices per square foot by tenure and lease era: data table
Tenure and lease era25th percentileMedian75th percentile
Freehold / 999-year$1,546 per sq ft$1,756 per sq ft$1,882 per sq ft
99-year, before 2000$1,286 per sq ft$1,409 per sq ft$1,520 per sq ft
99-year, 2000 to 2014$1,497 per sq ft$1,606 per sq ft$1,800 per sq ft
99-year, from 2015$1,888 per sq ft$2,006 per sq ft$2,119 per sq ft

Evidence

What the data shows

This analysis sits beside the District 5 property market page, which has the full tables for the district.

Nine developments, 51% of resales

In the 12 months to September 2026, URA recorded 718 resales of private apartments and condominiums in District 5, in 64 developments. Nine of those developments are on 99-year leases that began in 2015 or later. Between them they had 367 resales, 51% of the total.

Where District 5's resales came from
Tenure and lease eraDevelopments with a resaleResalesShare of resalesResales per development
99-year, lease from 2015936751%41
99-year, lease 2000 to 2014912618%14
99-year, lease before 20006669%11
Freehold or 999-year4015922%4
All64718100%11

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 41 resales per development in the newest group, against about 4 in each freehold or 999-year development. The freehold group is the largest by number of developments, 40 of the 64, and the smallest by sales per development.

Seven developments, 49%

Developments with the most resales in District 5
Parc Clematis (Jalan Lempeng)99-year from 201971$2,230$1.68M
Normanton Park (Normanton Park)99-year from 201969$2,013$1.52M
Whistler Grand (West Coast Vale)99-year from 201856$1,969$1.54M
Parc Riviera (West Coast Vale)99-year from 201541$1,745$1.20M
Clavon (Clementi Avenue 1)99-year from 201938$2,156$1.67M
The Trilinq (Jalan Lempeng)99-year from 201238$1,830$1.87M
Kent Ridge Hill Residences (South Buona Vista Road)99-year from 201836$1,984$1.56M
Twin Vew (West Coast Vale)99-year from 201727$1,887$1.59M
Botannia (West Coast Park)956-year from 192824$1,793$2.30M
Dover Parkview (Dover Rise)99-year from 199323$1,454$1.38M

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

Medians are of the resales in that development in the 12 months and depend on which sizes and floors happened to sell. Calculated.

Parc Clematis had 71 resales in the 12 months and Normanton Park 69, each about 10% of the district's total. The seven developments with the most resales made 49% of them. Six of the seven have leases from 2015 or later; the seventh, The Trilinq, has a lease from 2012. These seven are the developments with the most resales whatever their lease; the nine in the title are all the developments with leases from 2015 that had a resale, and three of those nine, Twin Vew, The Clement Canopy and One-North Eden, are not among the seven.

Four groups, four price levels

District 5 resales by tenure and lease era
Tenure and lease eraResales (developments)Middle half of pricesMedian price per sq ftMedian size
Freehold or 999-year159 (40)$1.58M to $2.60M$1,7561,270 sq ft
99-year, lease before 200066 (6)$1.34M to $1.74M$1,4091,093 sq ft
99-year, lease 2000 to 2014126 (9)$1.35M to $2.24M$1,6061,109 sq ft
99-year, lease from 2015367 (9)$1.24M to $2.15M$2,006764 sq ft

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. Calculated.

The median resale price per square foot was $2,006 in the newest 99-year group, $1,756 for freehold and 999-year homes, $1,606 for 99-year leases from 2000 to 2014 and $1,409 for 99-year leases from before 2000. The median across all 718 resales, $1,858, falls between the first two and is the median of no group.

The order changes when total price is used. The newest group has the smallest homes, a median of 764 sq ft, and a median price of $1.59M. Freehold and 999-year homes have a median of 1,270 sq ft and a median price of $2.10M.

Same size band, different era

Median price per square foot of District 5 resales by size and lease era
Size (sq ft)Freehold / 999-year99-year, before 200099-year, 2000 to 201499-year, from 2015
under 500$1,724 (11)–Low sample (1)$1,854 (33)
500 to 799$1,884 (19)–$1,553 (27)$1,980 (168)
800 to 1,199$1,716 (37)$1,442 (47)$1,606 (48)$2,052 (120)
1,200 to 1,599$1,810 (68)$1,268 (16)$1,698 (33)$2,103 (39)
1,600 and over$1,487 (24)Low sample (3)$1,481 (17)$2,139 (7)

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

Number of resales in brackets. Fewer than five resales is shown as low sample, with no median. Calculated.

The difference remains within a size band. Among resales of 800 to 1,199 sq ft, the median price per square foot was $2,052 in the newest 99-year group, from 120 resales, and $1,442 in the oldest, from 47. That is a difference of $610 per square foot, or 42%. Freehold and 999-year homes in that band, at $1,716 from 37 resales, were below the newest 99-year homes.

So in this district, over this period, a newer 99-year home cost more per square foot than a freehold home of similar size. The records do not give the age of the freehold developments, so this is a comparison of tenure groups as they stand, not of tenure alone.

How the mix changed

District 5 resales by year: the newest 99-year developments and all others
Year99-year, lease from 2015All other developmentsShare from the newest groupSub sales
202212446221%60
202311738323%119
202417044028%320
202530341042%215
2026 (Jan to Sep)28326452%16

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jan 2022 – Sep 2026. Extracted 5 Oct 2026.

Resales by calendar year. Sub sales are sales by a purchaser before the development's Certificate of Statutory Completion and strata titles are issued. Calculated.

The 51% is for the 12 months to September 2026, and the share has been rising: it was 42% in calendar 2025. In 2022 the newest group made 124 of 586 resales, or 21%. In the first nine months of 2026 it made 283 of 547, or 52%. Sub sales in the district rose to 320 in 2024 and then fell to 16 in the first nine months of 2026. URA counts an owner's sale as a sub sale before the development's completion certificate and strata titles are issued and as a resale after, so this is consistent with large developments reaching that point.

The median price per square foot rose in every group over the same period, so a figure for District 5 as a whole moved for two reasons at once: what a home in each group sold for, and how much of the total each group made up.

Median resale price per square foot in District 5 by group, 2022 and 2026
Tenure and lease era2022 (resales)2026, Jan to Sep (resales)Change
99-year, lease from 2015$1,544 (124)$2,008 (283)30%
Freehold or 999-year$1,458 (172)$1,755 (126)20%
99-year, lease 2000 to 2014$1,454 (201)$1,602 (92)10%
99-year, lease before 2000$1,214 (89)$1,442 (46)19%
All resales$1,454 (586)$1,858 (547)28%

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jan 2022 – Sep 2026. Extracted 5 Oct 2026.

Medians of the resales in each period. The homes sold in the two periods are not the same homes, so the change reflects which homes sold as well as price movement. Calculated.

The median across all resales rose 28%, from $1,454 to $1,858 per square foot. Three of the four groups rose by less than that, 10% to 20%. The newest group rose 30% and went from 21% of resales to 52%. Part of that 30% is a change in which developments the group contains: its 2022 resales came from three developments and its 2026 resales from nine. In those three developments alone the median rose 19%, from $1,544 to $1,837.

Disclosure

James Wong is marketing homes in two of the developments named here, Normanton Park and Kent Ridge Hill Residences, and has sold homes in Normanton Park and Westcove Condominium. Homes he is marketing are listed on the District 5 page.

Analysis · opinion

James's interpretation

I read this as a district where the resale evidence is concentrated in nine newer developments, and where that concentration can mislead people on both sides of a sale.

If you own a home in one of the nine newer developments, about half of the resales behind the district's figures are in developments like yours, and the evidence for your price is plentiful. If you own an older 99-year home or a freehold home, they are not, and I would set them aside. What matters is the sales in homes of your tenure, lease era and size, and there may be only a few.

My view is also that the price per square foot should not be used alone to compare across these groups, because the newer homes are much smaller. I would look at the total price for the size as well.

What it may mean for buyers

  • Ask which group a quoted figure comes from. Just over half the resales behind a District 5 figure for the past 12 months are from nine newer developments.
  • If you are deciding between a newer 99-year home and an older or freehold one, compare homes in the same size band. At 800 to 1,199 sq ft the medians were $2.09M, $1.38M (99-year before 2000) and $1.68M (freehold or 999-year).
  • In a development with few resales, look at sales over a longer period and in developments of the same tenure and era, and treat a single recent sale with care.

What it may mean for sellers and owners

  • In the developments with the most resales, check what else in your development is for sale and what has just sold before setting a price. Buyers may do the same.
  • In a development with few resales, expect to explain your price. The nearest recent sale may be in a different tenure group or a different size.
  • Do not rely on a district figure, whether it flatters your home or not. The four groups' medians ranged from $1,409 to $2,006 per square foot.

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.

The stock table counts developments that had at least one sale in the past five years. A development where nothing was sold is missing from it.

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

Methodology

The figures are calculated from URA's records of caveated sales in postal district 5, 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; the year-by-year table begins in January 2022.

Included: single-unit sales of apartments and condominiums with a strata floor area. Left out: 103 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; where a district-wide figure is quoted, it is to show that it describes none of them.

As read on 5 October 2026, the feed carried every record of Parc Clematis 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.

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 Parc Clematis twice, and the first version of this page counted them double. Resales in the 12 months to September 2026 were 718, not 789, and the nine newer 99-year developments made 51% of them, not 56%. Every figure has been 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.

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