In the week to 1 September, three older freehold condominiums in District 15 each set a new price record, EdgeProp reported from resale caveats. Roov's own URA records show the same three sales.
One Fort, completed in 2005, sold a 1,238 sq ft three-bedroom on a high floor for $2.6 million in August: $2,100 psf, against the project's previous best of $2,078 psf in January 2025. De Centurion, completed in 2010, sold a 775 sq ft two-bedroom for $1,595,000 in September: $2,058 psf, above the $2,035 it reached in February. The Eastside, completed in 2006, sold a 1,206 sq ft unit on a low floor for $2.45 million: $2,032 psf, the first time the project has cleared $2,000, and well above its previous best of $1,927 in April 2023.
Three sales is not a trend. Thirty-one is closer to one.
The wider count
We looked at every freehold condominium in District 15 that changed hands between June and the start of September and had at least five earlier resales on Roov's record, so the comparison is fair. Of those 89 projects, 31 sold above their previous best since September 2021, when our URA record begins.
The highest prices sit at the top of the market: Amber 45 at $2,889 psf, The Sea View at $2,878, The Seafront on Meyer at $2,669, One Amber at $2,661, The Waterside at $2,616 and Amber Skye at $2,607. Further down, a record meant crossing a round number. Questa @ Dunman went from $2,024 to $2,103 psf, and Flamingo Valley, with 99 earlier resales on our record, cleared $2,000 for the first time at $2,055.
The median did not follow
Across the district the picture is flatter. In the twelve months to August, 694 freehold condominium units resold in District 15 at a median $1,885 psf. In the twelve months before that, 778 resold at $1,858. That is a rise of about 1.5%, on fewer deals. Leasehold condominiums in the same district did slightly better, from $1,649 to $1,703 psf, about 3.3%.
So the records are happening project by project, not across the district. Buyers are paying up for particular addresses, stacks and sizes, and a high-floor three-bedroom in a well-kept freehold project is exactly the kind of unit that sets a record. The median unit is not moving the same way.
What it means if you own in one of these projects
A record in your project is one data point. It tells you what one buyer paid for one unit, on one floor, facing one way. It does not re-price every other unit in the block. Before you anchor an asking price on a headline, check the comparable sales for your size and floor with the valuation tool, and look at the district's transaction record for how many units like yours actually sold, and at what.
If you are deciding whether this is the moment to sell, the stay or sell tool sets the sale against holding on, and our guide to seller's stamp duty covers the timing rule if you bought in the last few years.
What it means if you are buying
In District 15, freehold condominiums resold at a median about 11% above leasehold ones over the last year. That gap buys tenure, and usually an older building with larger rooms. Whether it is worth paying depends on how long you intend to hold and what the difference would otherwise earn, which the returns tool sets out over a holding period.
Four of the twelve primary schools in MOE's new two-track Phase 2C are in District 15: CHIJ (Katong), Ngee Ann, Tanjong Katong and Tao Nan. If a school is part of why you are looking here, read what the 2027 changes do to the school premium before paying for the last hundred metres, and our school proximity guide for how the distance is measured.
The affordability test does not care about records either. What you can borrow and the stamp duty on the purchase are the same whether the unit next door sold at a high or not.
In District 20 the question runs the other way: a mega-launch is coming, and resale has already run ahead of it. We looked at what Thomson Reserve will have to compete with.