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District 13 · RCR · Rest of Central Region

District 13 — Macpherson, Potong Pasir, Braddell

Bidadari reset this district. New HDB and private supply around Woodleigh sits beside long-established Potong Pasir stock, and the two price on entirely different logic.

MacphersonPotong PasirBraddellBidadariWoodleigh

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,017 psf

median $1,575,000

399 caveats

HDB 4-room · TOA PAYOH

$990,000

449 resales

Condo rent

$3,900 / month

505 contracts

MRT

North East, Circle

Bidadari reset this district. New HDB and private supply around Woodleigh sits beside long-established Potong Pasir stock, and the two price on entirely different logic.

What moves price here

  1. Bidadari supply is the structural change — a large, new, well-connected estate changes the comparable set for everything around it.
  2. $2,017 psf across 399 condo deals, with new launches around Woodleigh pulling the figure up.
  3. Established Potong Pasir stock trades at a discount to the new supply, which is worth understanding before assuming it’s undervalued.

Who it suits

Buyers who want a new-estate product with central-line access, and value hunters looking at the older stock nearby.

What to check before you commit

  • New-sale versus resale in any comparable
  • Bidadari’s remaining build-out timeline
  • Which MRT line your unit actually serves

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 13? Ask me and I’ll pull them.

Can you afford it?

What income does District 13 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · TOA PAYOHMSR 30% cap$990,000$742,500$3,919$13,064
Private condoTDSR 55% cap$1,575,000$1,181,250$6,235$11,336

The flat is harder to qualify for than the condo. The HDB here needs $13,064 a month to pass, the private home $11,336 — even though the condo costs more. That's MSR: HDB loans are capped at 30% of income, private at 55%. It catches people out, and it's worth knowing before you assume the flat is the safe option.

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
The Tre Ver70$2,01799-yr
Bartley Ridge53$2,01599-yr
Park Colonial49$2,30299-yr
The Woodleigh Residences46$2,41399-yr
The Poiz Residences43$2,15199-yr
The Venue Residences18$1,97999-yr

One district, 1.5× the price. The Acacias trades at $1,584 psf (7 deals) while Myra trades at $2,428 psf (5 deals) — both in District 13. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

33 projects transacted in District 13 over the 12 months to July 2026, across 399 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty