10 Screened. 0 Cleared. Size Killed 8 of Them.
Four of today's ten rejects priced right into the $750K–$1.2M box — and got knocked out purely on size. The buy-box math isn't broken; the inventory matching it is. None of today's listings even reached a yield or MRT-distance check — the price/size prefilter ate the entire po...
10 Screened. 0 Cleared. Size Killed 8 of Them.
29 July 2026
Four of today's ten rejects priced right into the $750K–$1.2M box — and got knocked out purely on size. The buy-box math isn't broken; the inventory matching it is. None of today's listings even reached a yield or MRT-distance check — the price/size prefilter ate the entire pool before it got that far.
Why Nothing Cleared
10 listings screened, 10 failed, 0 skipped as watchlist repeats — today's pool was entirely fresh evaluations, no duplicates to flag.
Size was the dominant failure reason: 8 of 10 listings (80%) were outside the 500–750 sqft band, almost always on the high side. Price band failure hit 6 of 10 (60%). Four listings failed on both counts at once; four failed on size alone; two failed on price alone.
The more useful cut is the four that failed only on size, because their pricing was already exactly where the buy box wants it:
- 359 Yishun Ring Road — $1,150,000, but 1,560 sqft (more than double the 750 sqft cap)
- 101A Canberra Street — $828,888, but 1,249 sqft
- 405 Yishun Avenue 6 — $970,000, but 1,593 sqft
- 110B Bidadari Park Drive #05-252 — $1,000,000, but 1,001 sqft
All four are priced squarely inside $750K–$1.2M. None comes close to the 750 sqft ceiling — the smallest overshoot is still 251 sqft over. That's the real story in today's screen: the market isn't short of listings priced in the buy box, it's short of compact listings priced in the buy box. Larger family-sized units at this price point are plentiful; sub-750 sqft units at this price point are not showing up today.
On the price side, the closest miss was 159 Bishan Street 13 at $1,238,000 — $38,000 (3.2%) over the $1.2M ceiling — though it also fails on size at 1,528 sqft, so it wasn't a genuine near-clear. The LakeGarden Residences missed by a wider $50,000 ($1,250,000) but was otherwise clean on size. At the low end, 47 Telok Blangah Drive at $400,000 sits nearly $350,000 under the $750K floor — not a near-miss, just off-target. Adelphi Park Estate ($10.5M, 4,200 sqft) is a luxury outlier with no realistic path into this buy box on either axis.
No listing in today's batch failed on net yield or MRT walkability — the screen never got that far. Worth flagging for anyone reading the daily digest and wondering why yield numbers weren't mentioned today: they weren't calculated, because nothing survived the price/size gate to be tested against them.
Market Context
Bayshore Drive GLS award lands inside D15 — and D15's pipeline is already the deepest in the buy-box set. URA's tender award for the Bayshore Drive site on 20 July followed the tender closing on 15 July — one GLS site, so treat it as a single data point, not a trend. But the location matters: Bayshore sits in D15, which per our own pipeline tracking already has ~2,896 units in the construction queue (Meyer Blue, Grand Dunman, The Continuum, Emerald of Katong). Another awarded site adds to that queue rather than starting a new one. We don't have the award price from the release, so we can't say anything about land-cost-implied breakeven psf — only that D15 keeps getting more future private-resale supply stacked on top of an already large pipeline, which is a headwind for anyone underwriting rental scarcity in that district long-term.
Q2 2026 real estate statistics were released but we don't have the numbers. URA's release of 2nd Quarter 2026 real estate statistics on 24 July is the kind of print that normally moves this conversation — quarterly price index, rental index, vacancy. We only have the release title from the pre-fetched list, not the published figures, so we won't guess at direction here. Worth pulling the actual print before next week's notes.
Chitty Road/Veerasamy Road tender is D08, outside the buy-box districts. URA's tender closing for the sale site at Chitty Road and Veerasamy Road closed 28 July — one day ago — but that's Jalan Besar/Rochor, not D09/D10/D11/D14/D15. Noted for completeness, not treated as buy-box-relevant.
The CTE(City) exit road closures from 21 July are a traffic notice, not a property-market signal — excluded rather than stretched into relevance.
What We're Watching
Tomorrow's screen clears something if a compact (500–750 sqft) unit lists in the $750K–$1.2M band — today proved that price alone isn't the blocker, size is. Also watching for the actual Q2 2026 URA index figures once available, since today's release announcement gave us the headline but not the numbers. No cooling-measure or policy shift in the current release list that would move the buy box itself.
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.
Want to act on this analysis?
I take a small number of buyers for end-to-end representation. If the numbers work for you, let's talk.
Not financial advice. How the model works →
More from Deal Diary
