🏘️ HDB
Bedok South Horizon just printed three five-room resales at S$1.45M–S$1.46M — and a Woodlands flat cleared S$1.01M. This is the cleanest evidence yet that the 28 Jul 2026 wait-out lift is rerouting upgrader demand into newly-MOP-ed OCR BTO resale, not just premier-town resales.** Bedok South Horizon (940-unit 2021 BTO, only just past MOP) recorded three five-room sales at S$1.45M–S$1.46M over the fortnight to 9 Sep — its highest-ever resales and 48 transactions YTD per EdgeProp Research. The headline transaction: Block 152C 1,216 sq ft at S$1,458,888 (per The Online Citizen). Separately, EdgeProp carries a Woodlands HDB five-room at S$1.01M — the first known million-dollar print in a non-mature OCR estate north of the causeway corridor, signalling the wait-out rerouting has now reached the deepest non-mature segment. Sources: EdgeProp — What’s moving the market: Singapore’s biggest property deals and hottest searches (Sept 11) · The Online Citizen — Bedok South Horizon new Bedok HDB resale record S$1,458,888. Note: Woodlands S$1.01M figure sourced from EdgeProp article headline only — verify article body against HDB Resale Statistics portal before client citation.
- Dawson Block 92 five-room cleared S$1.5M on 5 Sep 2026 (1,065 sq ft, 28th–30th floor) — one of the highest HDB resale prints of the fortnight to 9 Sep, reinforcing the premier-Dawe Town tail continues to print well above the Q2 2026 RPI of 202.8. Source: EdgeProp — What’s moving the market (Sept 11).
- Jurong HDB rental yields are outpacing the rest of Singapore (EdgeProp, 4 Sep) — Why this matters: with Parc Riviera logging 115 Q3 rental deals at a 4.0% gross yield, Jurong is the cleanest yield data point in OCR right now. For an HDB upgraders weighing rent-vs-sell math on a maturing OCR flat, Jurong’s 3.5–4.0% yield band is the live benchmark. Source: EdgeProp — Why Jurong’s HDB rental yields are outpacing the rest of Singapore.
🏙️ Private Residential
- The Chuan (999y, Lorong Chuan, Serangoon) tops OCR rents at S$10,500/month on a 4-bedder — EdgeProp’s fortnightly rent data shows The Chuan’s 4-bedder (~1,651 sq ft) is now the OCR’s highest rent, with another 3-bedder at S$7,500. 12-month avg yield ~2.9%. St Gabriel’s Primary within 5-min walk. Source: EdgeProp — What’s moving the market (Sept 11).
- Seahill (D5, 460 units + 18 landed, West Coast Crescent) prints S$10,300/month on a 4-bedder — second-highest OCR rent. Unblocked sea views, NUS High / Waseda proximity support tenant demand. Source: EdgeProp — What’s moving the market (Sept 11).
- New-launch sales muted fortnight to 9 Sep: The Sen, Union Square Residences, Coastal Cabana, Grand Dunman, Hudson Place Residences — 2–4 deals each — confirms the Sept 13 EdgeProp read that post-Amberwood preview buying is digesting rather than chasing. Resale volume is even quieter (D’Nest, Reflections At Keppel Bay, The Floravale top with 3 deals each).
🏡 Landed Residential
- Branksome Road D15 detached S$13.168M / ~S$2,603 psf on freehold 5,058 sq ft — the year’s biggest non-GCB D15 landed print — second caveated D15 Branksome Road transaction this year (March: S$16.9M / S$2,674 psf on 6,321 sq ft). The D15 detached-bungalow band has now re-anchored into the S$2,600–S$2,700 psf zone, materially above the post-LBC-rise (+3.5% landed, effective Sep 2026) implied psf for new landed supply. Source: EdgeProp — What’s moving the market (Sept 11).
- Jalan Jelita (off Holland Road, D10) detached S$11.35M on 28 Aug, ~S$2,205 psf on 999y 5,148 sq ft — a 3-min walk to Jelita Mall and 9-min to Henry Park Primary. 999-year tenure D10 landed is now pricing into the S$2,200 psf band, narrowing the gap to freehold D11 prints. Source: EdgeProp — What’s moving the market (Sept 11).
- GCB market data unchanged from yesterday — Bishopsgate S$40M / S$2,481 psf (Sep 4) remains the canonical Sep anchor; Q3 2026 caveated-deal count tracking toward 7–10 deals in line with 1H2026’s 10.
_Stories: 4 new today (HDB 2, Private 3, Landed 2 — Bedok South Horizon + Branksome Road as twin anchors; Woodlands S$1.01M headline only, treat as directional). Sources: EdgeProp “What’s moving the market (Sept 11)” weekly data summary (URA Realis + EdgeProp Research, downloaded Sept 9), The Online Citizen (Bedok Block 152C). Bedok South Horizon S$1,458,888 and 3-flat S$1.45M–S$1.46M cluster verified against EdgeProp article + The Online Citizen Instagram cross-post. Branksome Road S$13.168M / S$2,603 psf and Jalan Jelita S$11.35M verified against EdgeProp article. Woodlands S$1.01M is article-headline-only — verify before client citation. Always fact-check paywalled items against the full article before reposting._
Quick Self-Check
Click each question to reveal the answer.
What is the lead story in today’s digest?
The lead story is today’s Singapore residential deep-dive — see the section above titled “🏘️ HDB” for the full analysis, what it means for home buyers, and the next 90-day signals to watch.
Where can I read the original sources?
Every story in the digest links out to its source (Business Times, EdgeProp, Straits Times, etc.). Each bullet ends with a link to the original article — never to syndicated copies.
How does SmartNest choose what to cover?
Each weekday we pick the single highest-SEO-value residential story across HDB, private residential, and landed — plus a tight roundup of the day’s other notable prints. Core categories get full depth; the commercial/industrial wider-market section only fires when a story has a clear homebuyer read-through.