For digest readers, the four numbers that matter for District 18 in the trailing window are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The new-launch transacted price trajectory reading for District 18 reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The the trailing window new-launch price trend digest for District 18 sits within a defined cycle context. New-launch pricing follows tranche-release strategy; absorption depends on developer pacing. This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2026-Q1).
- District 18 (Tampines, Pasir Ris) · OCR (Outside Central Region)
- Total new launch projects: 5
- Total units: 2,525
- Average median PSF: $1,887 psf
District Overview
District 18 (Tampines, Pasir Ris) is in the Outside Central Region and currently has 5 new launch projects with a combined 2,525 units. The average median PSF across all projects is $1,887 psf.
Monthly PSF Trend
Average median PSF trend for new launch projects in District 18.
| Month | Avg Median PSF | Total Sold | Active Projects |
|---|---|---|---|
| Feb 2023 | $1,656 psf | 25 | 2 |
| Mar 2023 | $1,610 psf | 11 | 2 |
| Apr 2023 | $1,440 psf | 3 | 1 |
| May 2023 | $1,421 psf | 2 | 1 |
| Jun 2023 | $1,639 psf | 3 | 2 |
| Jul 2023 | $1,596 psf | 21 | 2 |
| Aug 2023 | $1,660 psf | 4 | 2 |
| Sep 2023 | $1,766 psf | 4 | 1 |
| Oct 2023 | $1,759 psf | 1 | 1 |
| Nov 2023 | $1,756 psf | 6 | 1 |
| Dec 2023 | $1,810 psf | 1 | 1 |
| Jan 2024 | $1,817 psf | 2 | 1 |
| Feb 2024 | $1,754 psf | 1 | 1 |
| May 2024 | $1,767 psf | 1 | 1 |
| Jun 2024 | $1,516 psf | 1 | 1 |
| Sep 2024 | $1,557 psf | 7 | 1 |
| Dec 2024 | $1,651 psf | 1 | 1 |
| Feb 2025 | $2,363 psf | 1,041 | 1 |
| Mar 2025 | $2,107 psf | 725 | 2 |
| Apr 2025 | $2,066 psf | 71 | 2 |
| May 2025 | $2,098 psf | 15 | 2 |
| Jun 2025 | $2,078 psf | 22 | 2 |
| Jul 2025 | $2,065 psf | 19 | 2 |
| Aug 2025 | $2,030 psf | 7 | 2 |
| Sep 2025 | $1,980 psf | 5 | 2 |
| Oct 2025 | $2,371 psf | 10 | 1 |
| Nov 2025 | $2,361 psf | 7 | 1 |
| Dec 2025 | $2,123 psf | 12 | 2 |
| Jan 2026 | $2,274 psf | 1 | 1 |
| Feb 2026 | $2,086 psf | 9 | 2 |
| Mar 2026 | $2,021 psf | 563 | 4 |
| Apr 2026 | $1,984 psf | 86 | 3 |
| May 2026 | $2,127 psf | 15 | 2 |
| Jun 2026 | $2,105 psf | 7 | 2 |
Active Projects Comparison
Comparison of all new launch projects in District 18.
| Project | Median PSF | Sold | Launched | Absorption |
|---|---|---|---|---|
| AURELLE OF TAMPINES | $1,826 psf | 760 | 760 | 100% |
| PARKTOWN RESIDENCE | $2,332 psf | 1,164 | 1,193 | 97.6% |
| PASIR RIS 8 | $1,808 psf | 487 | 487 | 100% |
| RIVELLE TAMPINES | $1,935 psf | 570 | 572 | 99.7% |
| TENET | $1,535 psf | 618 | 618 | 100% |
Market Segment Context
District 18 falls within the Outside Central Region (OCR), which includes Districts 16, 17, 18, 19, 21, 22, 23, 24, 25, 26, 27, 28.
Compare with other OCR districts: D16, D17, D19, D21, D22.
See the full District 18 (Tampines, Pasir Ris) for comprehensive market data.
The the trailing window period’s new-launch transacted price trajectory for District 18 reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For District 18 in the trailing window, the dispersion across these categories is the more informative reading than the headline median. Use new launches map for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA for the per-project caveats and assess which projects in District 18 fall into which category.
The embedded chart for this new-launch price trend digest of District 18 in the trailing window visualises the new-launch transacted price trajectory trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place District 18’s the trailing window reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether District 18 is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use stamp duty calculator for district-level visual comparison and mortgage calculator for direct numeric benchmarking.
Looking ahead from the trailing window, the forward variables for District 18 new-launch transacted price trajectory are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA and the MAS SORA dashboard (as of 2026-Q1).
Frequently Asked Questions
How many new launch projects are in District 18?
What is the average PSF for new launches in District 18?
Is District 18 in the CCR, RCR, or OCR?
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether the trailing window’s new-launch transacted price trajectory reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Methodology & Sources
The dataset behind this report spans All available months; we refresh it as new data becomes available.
Transaction data sourced from URA.
- Developer sales data from URA.
- PSF values represent median price per square foot from developer sales.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.