For digest readers, the four numbers that matter for District 28 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 REALIS 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 28 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 28 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 28 (Seletar) · OCR (Outside Central Region)
- Total new launch projects: 5
- Total units: 584
- Average median PSF: $2,073 psf
District Overview
District 28 (Seletar) is in the Outside Central Region and currently has 5 new launch projects with a combined 584 units. The average median PSF across all projects is $2,073 psf.
Monthly PSF Trend
Average median PSF trend for new launch projects in District 28.
| Month | Avg Median PSF | Total Sold | Active Projects |
|---|---|---|---|
| Feb 2023 | $1,746 psf | 3 | 2 |
| Mar 2023 | $2,185 psf | 5 | 1 |
| Apr 2023 | $2,185 psf | 5 | 1 |
| May 2023 | $2,188 psf | 2 | 1 |
| Jun 2023 | $1,788 psf | 4 | 2 |
| Jul 2023 | $2,220 psf | 4 | 1 |
| Aug 2023 | $2,185 psf | 3 | 1 |
| Sep 2023 | $1,732 psf | 9 | 2 |
| Nov 2023 | $2,245 psf | 2 | 1 |
| Dec 2023 | $1,805 psf | 3 | 2 |
| Jan 2024 | $2,254 psf | 7 | 1 |
| Feb 2024 | $1,359 psf | 1 | 1 |
| Mar 2024 | $1,870 psf | 12 | 2 |
| Apr 2024 | $2,254 psf | 6 | 1 |
| May 2024 | $2,269 psf | 1 | 1 |
| Jun 2024 | $2,253 psf | 7 | 1 |
| Jul 2024 | $2,272 psf | 4 | 1 |
| Aug 2024 | $1,835 psf | 10 | 2 |
| Sep 2024 | $1,916 psf | 11 | 2 |
| Oct 2024 | $2,154 psf | 3 | 1 |
| Nov 2024 | $2,406 psf | 10 | 1 |
| Dec 2024 | $2,214 psf | 4 | 1 |
| Jan 2025 | $2,416 psf | 4 | 1 |
| Feb 2025 | $2,410 psf | 2 | 1 |
| Mar 2025 | $2,407 psf | 8 | 1 |
| May 2025 | $1,796 psf | 1 | 1 |
| Jun 2025 | $1,924 psf | 2 | 1 |
| Dec 2025 | $2,599 psf | 17 | 1 |
| Jan 2026 | $2,606 psf | 3 | 1 |
| Feb 2026 | $2,618 psf | 2 | 1 |
| Mar 2026 | $2,616 psf | 5 | 1 |
Active Projects Comparison
Comparison of all new launch projects in District 28.
| Project | Median PSF | Sold | Launched | Absorption |
|---|---|---|---|---|
| BELGRAVIA ACE | — | 82 | 85 | 96.5% |
| LUXUS HILLS | — | 0 | 0 | 0% |
| PARC GREENWICH | $1,383 psf | 496 | 496 | 100% |
| POLLEN COLLECTION | $2,227 psf | 124 | 132 | 93.9% |
| POLLEN COLLECTION II | $2,610 psf | 27 | 67 | 40.3% |
Market Segment Context
District 28 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, D18, D19, D21.
See the full District 28 (Seletar) for comprehensive market data.
The the trailing window period’s new-launch transacted price trajectory for District 28 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 28 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 REALIS for the per-project caveats and assess which projects in District 28 fall into which category.
The embedded chart for this new-launch price trend digest of District 28 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 28’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 28 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 28 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 REALIS and the MAS SORA dashboard (as of 2026-Q1).
Frequently Asked Questions
How many new launch projects are in District 28?
What is the average PSF for new launches in District 28?
Is District 28 in the CCR, RCR, or OCR?
What does the the trailing window new-launch price trend reading for District 28 indicate?
The reading is a snapshot of transacted activity in the trailing window for District 28 on the new-launch transacted price trajectory dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2026-Q1).
How was this new-launch transacted price trajectory figure computed?
The figure is derived from URA REALIS caveats for District 28 filed during the trailing window. new-launch transacted price trajectory computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
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.
Where can I find more new-launch price trend data for District 28?
The authoritative source is URA REALIS for private residential, HDB resale portal for HDB. ShiokNest aggregates this data into per-geography, per-period, and per-segment views with chart visualisations and trend analysis.
Methodology & Sources
The dataset behind this report spans All available months; we refresh it as new data becomes available.
Transaction data sourced from URA REALIS.
- Developer sales data from URA REALIS.
- 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.