{"id":98414,"date":"2026-09-25T16:10:39","date_gmt":"2026-09-25T08:10:39","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=98414"},"modified":"2026-09-25T16:34:34","modified_gmt":"2026-09-25T08:34:34","slug":"condo-resale-market-august-2026","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/condo-resale-market-august-2026\/","title":{"rendered":"Condo resale prices ease in August, volume holds steady"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\n<p><span style=\"font-weight: 400;\">Singapore\u2019s condo resale market saw little change in activity in August 2026, as the Hungry Ghost Month likely led some buyers to put their purchases on hold. However, the absence of new project launches may have helped to keep attention on resale homes, limiting the seasonal slowdown.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Mr. Luqman Hakim, Chief Data &amp; Analytics Officer at 99.co, noted that the small monthly change in volume did not necessarily point to stronger buying momentum, particularly as activity continued to trail both last year\u2019s level and the five-year average for August.<\/span><\/p>\n\n\n\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\"><h3>Table of contents<\/h3><ul><li><a href=\"#h-resale-volume-holds-close-to-july-but-remains-below-past-levels\" data-level=\"2\">Resale volume holds close to July, but remains below past levels<\/a><\/li><li><a href=\"#h-ocr-accounts-for-nearly-half-of-resale-transactions\" data-level=\"2\">OCR accounts for nearly half of resale transactions<\/a><\/li><li><a href=\"#h-overall-prices-ease-despite-gains-in-the-rcr-and-ocr\" data-level=\"2\">Overall prices ease, despite gains in the RCR and OCR<\/a><\/li><li><a href=\"#h-four-seasons-park-records-august-s-highest-resale-price\" data-level=\"2\">Four Seasons Park records August\u2019s highest resale price<\/a><\/li><li><a href=\"#h-median-capital-gain-rises-to-s-382-000\" data-level=\"2\">Median capital gain rises to S$382,000<\/a><\/li><li><a href=\"#h-district-28-leads-with-a-median-unlevered-return-of-44-1\" data-level=\"2\">District 28 leads with a median unlevered return of 44.1%<\/a><\/li><li><a href=\"#h-will-deferred-purchases-lift-resale-activity\" data-level=\"2\">Will deferred purchases lift resale activity?<\/a><\/li><\/ul><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-resale-volume-holds-close-to-july-but-remains-below-past-levels\"><b>Resale volume holds close to July, but remains below past levels<\/b><\/h2>\n\n\n\n<figure class=\"wp-block-image\"><img decoding=\"async\" width=\"975\" height=\"469\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2026\/09\/condo-resale-volume-august-2026.png\" alt=\"condo resale volume august 2026 chart\" class=\"wp-image-98417\"\/><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">Buyers purchased an estimated 1,040 resale condos in August, compared with 1,044 in July, marking a month-on-month decline of just 0.4%. While this suggests that activity broadly held its ground, the longer-term comparisons show a quieter market.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">August\u2019s resale volume came in 7.2% below the same month in 2025 and 9.4% below the five-year August average. In other words, transactions barely changed from July, but buying activity remained below the levels typically seen during this period.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">The Hungry Ghost Month likely contributed to the softer activity, with some buyers choosing to delay their purchases. At the same time, the pause in new project launches may have kept some prospective buyers focused on resale options, helping to cushion the seasonal dip.<\/span><\/p>\n\n\n\n<p><b>Read more:<\/b> <a href=\"https:\/\/www.99.co\/singapore\/insider\/august-developer-sales-slow-amid-launch-lull-and-hungry-ghost-month\/\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">New home sales slow amid launch lull and Hungry Ghost Month<\/span><\/a><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">However, Luqman explained that the calendar alone was unlikely to account for the subdued market.&nbsp;<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">\u201cBuyers have been taking longer to decide, while some sellers remain firm on their asking prices. This gap in expectations can slow transactions, particularly when buyers have several alternatives to compare.\u201d<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">As a result, fewer competing launches did not necessarily translate into more resale deals. Buyers still needed to find homes at prices they were comfortable paying, while sellers had to decide whether they would accept the offers on the table.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-ocr-accounts-for-nearly-half-of-resale-transactions\"><b>OCR accounts for nearly half of resale transactions<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">Across the three regions, the Outside Central Region (OCR) recorded the largest share of resale activity, accounting for 48.6% of August\u2019s transactions. The Rest of Central Region (RCR) followed with 33.5%, while the Core Central Region (CCR) contributed 17.9%.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Region<\/b><\/td><td><b>Share of condo resale transactions in August 2026<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Outside Central Region (OCR)<\/span><\/td><td><span style=\"font-weight: 400;\">48.6%<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Rest of Central Region (RCR)<\/span><\/td><td><span style=\"font-weight: 400;\">33.5%<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Core Central Region (CCR)<\/span><\/td><td><span style=\"font-weight: 400;\">17.9%<\/span><\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><i><span style=\"font-weight: 400;\">The OCR accounted for close to one in two condo resale transactions in August.<\/span><\/i><\/figcaption><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">Separately, sub-sales made up 3.9% of all secondary sale transactions, which include both resales and sub-sales. This share remained stable compared with July. A sub-sale occurs when an owner sells a unit before the project reaches completion. These transactions therefore form a separate part of the secondary market from resales of completed homes.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-overall-prices-ease-despite-gains-in-the-rcr-and-ocr\"><b>Overall prices ease, despite gains in the RCR and OCR<\/b><\/h2>\n\n\n\n<figure class=\"wp-block-image\"><img decoding=\"async\" width=\"945\" height=\"627\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2026\/09\/condo-resale-price-august-2026.png\" alt=\"condo resale price august 2026 graph\" class=\"wp-image-98418\"\/><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">Overall condo resale prices declined by 0.3% in August, although the three regions moved in different directions. CCR prices fell by 4.3%, while RCR and OCR prices rose by 0.5% and 0.8%, respectively.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">The year-on-year figures showed a similar split. Compared with August 2025, CCR prices were 2.6% lower, whereas RCR prices increased by 3.3% and OCR prices rose by 3%.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Region<\/b><\/td><td><b>Month-on-month price change<\/b><\/td><td><b>Year-on-year price change<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">CCR<\/span><\/td><td><span style=\"font-weight: 400;\">-4.3%<\/span><\/td><td><span style=\"font-weight: 400;\">-2.6%<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">RCR<\/span><\/td><td><span style=\"font-weight: 400;\">+0.5%<\/span><\/td><td><span style=\"font-weight: 400;\">+3.3%<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">OCR<\/span><\/td><td><span style=\"font-weight: 400;\">+0.8%<\/span><\/td><td><span style=\"font-weight: 400;\">+3.0%<\/span><\/td><\/tr><tr><td><b>Overall<\/b><\/td><td><b>-0.3%<\/b><\/td><td><b>+2.2%<\/b><\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><i><span style=\"font-weight: 400;\">Overall resale prices eased in August, while prices in the RCR and OCR continued to rise.<\/span><\/i><\/figcaption><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">Luqman suggested that the overall monthly decline could reflect continued price sensitivity and more room for negotiation on some homes. Nevertheless, the 2.2% annual increase shows that overall resale prices remained above their level a year ago. August\u2019s slight easing therefore sat alongside a longer-term rise in prices, even as buyers continued to weigh their options carefully.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-four-seasons-park-records-august-s-highest-resale-price\"><b>Four Seasons Park records August\u2019s highest resale price<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">A unit at <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/four-seasons-park\" target=\"_blank\" rel=\"noreferrer noopener\"><b>Four Seasons Park<\/b><\/a><span style=\"font-weight: 400;\"> fetched S$7.883 million, making it the highest-priced condo resale transaction in August.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Meanwhile, <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/reflections-at-keppel-bay\" target=\"_blank\" rel=\"noreferrer noopener\"><b>Reflections at Keppel Bay<\/b><\/a><span style=\"font-weight: 400;\"> recorded the RCR\u2019s highest resale transaction at S$5.3 million, while a unit at <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/the-hillside\" target=\"_blank\" rel=\"noreferrer noopener\"><b>The Hillside<\/b><\/a> <span style=\"font-weight: 400;\">led the OCR with a sale price of S$5.18 million.<\/span> <span style=\"font-weight: 400;\">These figures highlight the month\u2019s top individual deals, while the price index gives a broader view of how resale prices moved across the market.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-median-capital-gain-rises-to-s-382-000\"><b>Median capital gain rises to S$382,000<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">Despite the slight monthly easing in overall prices, the median capital gain for resale condos increased to S$382,000 in August, up S$4,000 from July\u2019s S$378,000.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Capital gain measures the difference between a unit\u2019s current sale price and its previous transaction price. The median represents the middle result among the matched transactions, meaning it offers a different perspective from the monthly price index \u2013 it shows how sale prices compare with what previous buyers paid for those same homes.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Among districts that qualified for the ranking, District 20, which covers Ang Mo Kio, Bishan and Thomson, recorded the highest median capital gain at S$795,000. In contrast, District 1, covering Boat Quay, Raffles Place and Marina, recorded a median capital loss of S$288,000.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">The difference shows that the overall median did not reflect every seller\u2019s experience, with outcomes varying across the transactions recorded in each district.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-district-28-leads-with-a-median-unlevered-return-of-44-1\"><b>District 28 leads with a median unlevered return of 44.1%<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">The overall median unlevered return for resale condos stood at 30.1% in August. This measure expresses the change from a unit\u2019s previous transaction price as a percentage, without factoring in the effect of borrowing.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Measure<\/b><\/td><td><b>Overall median<\/b><\/td><td><b>Highest district median<\/b><\/td><td><b>Lowest district median<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Capital gain<\/span><\/td><td><span style=\"font-weight: 400;\">S$382,000<\/span><\/td><td><span style=\"font-weight: 400;\">District 20: S$795,000<\/span><\/td><td><span style=\"font-weight: 400;\">District 1: -S$288,000<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Unlevered return<\/span><\/td><td><span style=\"font-weight: 400;\">30.1%<\/span><\/td><td><span style=\"font-weight: 400;\">District 28: 44.1%<\/span><\/td><td><span style=\"font-weight: 400;\">District 1: -11.5%<\/span><\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><i><span style=\"font-weight: 400;\">District 20 led in median dollar gains, while District 28 recorded the highest median percentage return.<\/span><\/i><\/figcaption><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">District 28, which covers Seletar and Yio Chu Kang, posted the highest median unlevered return at 44.1%. Meanwhile, District 1 recorded the lowest at -11.5%, alongside its position at the bottom of the median capital gain ranking.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Both calculations compare each unit\u2019s current transaction price with its previous transaction price. To qualify for the district rankings, a district must have at least 10 matching transactions.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-will-deferred-purchases-lift-resale-activity\"><b>Will deferred purchases lift resale activity?<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">Looking ahead, the end of the Hungry Ghost Month could bring some buyers back to the resale market as they resume purchases they had put on hold. However, the return of new launches could also give them more homes to consider before they make a decision. As Luqman noted, \u201cThe resumption of new launches may also draw buyers towards the primary market or encourage them to compare both options before committing.\u201d<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">For resale sellers, this means that renewed buyer interest may still come with careful comparisons and negotiations over price. August\u2019s figures suggest that buyers remain active, but many are taking their time to find a home that meets both their needs and their budget. Whether those enquiries turn into transactions will depend partly on how closely buyers\u2019 offers and sellers\u2019 expectations align, particularly as the launch calendar becomes busier.<\/span><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Singapore\u2019s condo resale market saw little change in activity in August 2026, as the Hungry Ghost Month likely led some buyers to put their purchases on hold. However, the absence of new project launches may have helped to keep attention on resale homes, limiting the seasonal slowdown. Mr. Luqman Hakim, Chief Data &amp; Analytics Officer&hellip;<\/p>\n","protected":false},"author":141,"featured_media":98416,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"59689,78762,78140,66051,50107,36790","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53982,53601,57131,53984],"tags":[59801,59813,56476,59593],"persona":[57127],"class_list":{"2":"type-post","16":"entry","17":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Condo resale prices ease in August, volume holds steady - 99.co<\/title>\n<meta name=\"description\" content=\"Singapore condo resale prices eased 0.3% in August 2026, while volume dipped just 0.4%. 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