21 Screened. 0 Cleared. Nine Missed on Yield Alone.
Of 21 listings screened today, 14 failed and none of them failed on price — every single one sat inside the $750K–$1.2M band. The screen died on yield and location instead: 9 of 14 failures were net yield under 3.2%, and d'Leedon's resale unit missed by just 0.06 points at 3.14%.
21 Screened. 0 Cleared. Nine Missed on Yield Alone.
18 July 2026
Of 21 listings screened today, 14 failed and none of them failed on price — every single one sat inside the $750K–$1.2M band. The screen died on yield and location instead: 9 of 14 failures were net yield under 3.2%, and d'Leedon's resale unit missed by just 0.06 points at 3.14%.
Why Nothing Cleared
14 failed, 7 skipped, 0 passed out of 21 total screened.
Yield was the dominant failure mode — 9 of 14 (64%). Every one of these was priced within the buy box but couldn't clear 3.2% net:
- d'Leedon (Former Farrer Court), $1,200,000 — 3.14%, the closest miss of the day
- The Antares, $1,149,000 — 3.11%
- Sixteen35 Residences, $1,199,999 — 2.98%
- OUE Twin Peaks, $1,188,088 — 2.96%
- Vibes @ East Coast, $1,180,000 — 2.95%
- Seaside Residences, $1,100,000 — 2.84%
- The Lenox, $928,000 — 2.84%
- Stellar RV, $1,149,000 — 2.8%
- Rezi 24, $988,888 — 2.66%, the widest miss
Two of the nine (d'Leedon, The Antares) landed within 0.1 percentage points of the threshold — that's a genuine cluster, not noise. Asking prices at the top of the buy box are being held roughly 0.1–0.5 points above where rental income would need to sit to clear 3.2% net. That reads as sellers pricing to last year's rents rather than a real shortage of qualifying stock.
MRT distance killed 4 of 14 (29%), all narrowly:
- The Cristallo, $950,000 — 990m, only 190m over the 800m cutoff
- The Seawind @ Telok Kurau, $1,180,000 — 1.03km
- Vacanza @ East, $888,000 — 1.06km
- Euhabitat, $780,000 — 1.07km
The Cristallo is the closest miss in this category — 190m over the line is roughly a 2-3 minute walk in practice, but the rule doesn't bend.
Size killed 1 of 14: Wilshire Residences at $1,200,000 sat at 463 sqft, under the 500-750 sqft band — a shoebox-format unit pricing mismatch rather than a market signal.
Skipped — watchlist repeats, not new evaluations. Of the 7 skipped, 2 were in-run duplicates already counted in the failed list above (Seaside Residences, The Antares). The other 5 are properties already screened in a prior run and simply back on the portals: Prime Residence (appeared twice in today's feed), Mill Point, Sims Urban Oasis, and Mandarin Gardens. None of these were re-evaluated today — they're flagged as repeats, not fresh misses.
Market Context
GLS tender at Bayshore Drive closed 15 July — URA's press release confirms the tender for this East Coast-adjacent site closed this week; the award result and land rate haven't been published yet. This is the same general corridor as three of today's MRT-distance failures (Vacanza @ East, The Seawind @ Telok Kurau, Vibes @ East Coast) and Euhabitat — all clustered around the Marine Parade/Telok Kurau/East Coast stretch bordering D15. Once the award price lands, it'll be a real reference point for resale pricing in that pocket, but with no result yet this is one data point to watch, not a conclusion to draw from.
Q2 2026 flash estimate released — URA's 1 July release announces the flash estimate for the private residential property price index. The release list here doesn't give us the actual index figure, so we're not going to guess at direction — flagging that it exists and is due for confirmation, nothing more.
Long Island preparatory works to start end-2026 — URA's 30 June release confirms site works for the Long Island reclamation project begin later this year, with mitigation measures for environmental and community impact. Same broad East Coast corridor as several of today's failed listings, but this is a multi-year infrastructure story — not something that moves resale asking prices this week. Worth tracking as background context for anyone holding East Coast stock long-term.
Jurong Lake District white site launch — URA's 3 July release covers a new white site launch to advance JLD development. That's D22, well outside the D09/D10/D11/D14/D15 buy-box footprint — a genuine data point for the west of the island, but we're not forcing a connection to today's screen.
The PIE road-closure notice in the same window is a construction-logistics item with no property-market read-through, so it's left out rather than padded in.
What We're Watching
The Bayshore Drive award price, once published, will tell us whether East Coast land costs are still climbing or starting to plateau — that bears directly on whether sellers at Vacanza, Seawind, and Vibes have room to reprice down. On the yield side, we need either a 5-10% pullback on the nine near-miss units above or a rental uptick — d'Leedon and The Antares are close enough that either could tip them into the buy box within a few weeks.
This is a market commentary post, not a deal analysis — no property in today's screen met the $750K–$1.2M buy box at ≥3.2% net yield. Not financial advice.
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