9 Screened. 0 Cleared. Every One Was Oversized.

9 Screened. 0 Cleared. Every One Was Oversized.

1 August 2026

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Nine listings screened this morning. Nine failed. Every single one was too big — the smallest unit in today's pool was 753 sqft, three over our 750 sqft ceiling, and it was asking $1.95M. Not one listing in the feed was a compact unit under $1.2M. That's not a screen failure; that's the market telling us what isn't being listed.

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Why Nothing Cleared

The numbers:

• 9 screened, 0 passed, 0 skipped. No watchlist repeats today — every listing was freshly evaluated, and none survived. The cleanest possible version of a zero: no recycled inventory, just a feed with nothing on-target in it.

• Size killed all 9. Every listing exceeded the 500–750 sqft band, every one above the ceiling. The pool ran from 753 sqft (The Reef at King's Dock — three sqft over the cap, though at $1.95M the size point is academic) to 4,200 sqft (Adelphi Park Estate at $10.5M — a landed-scale holding, not a candidate by any measure).

• Price failed 7 of 9 — five above the $1.2M ceiling, two below the $750K floor. The only two listings that cleared the price gate were both oversized family units:

  • 359 Yishun Ring Road — $1.15M, 1,560 sqft
  • 101A Canberra Street — $828,888, 1,249 sqft

• Closest price miss: 159 Bishan Street 13 at $1,238,000 — just $38K (3.2%) over the ceiling. It also carries 1,528 sqft, so it fails both gates, but that $38K gap is the narrowest price near-miss in the pool. When the closest thing to a candidate is 3.2% over the ceiling and double the size cap, the feed isn't near-missing — it's on a different product entirely.

• Zero yield failures. Zero MRT-distance failures. Not one listing was rejected for yielding too little or being too far from a station — every single failure was price- and/or size-driven. That's a structurally off-target pool, not a near-miss pool, and our yield math never even got a candidate to work on.

• Geography confirms it. Five of the nine were northern heartland (Admiralty, Yishun twice, Bishan, Canberra); the rest were Bukit Batok, HarbourFront, and two large units further out — up to that $10.5M outlier. Nothing anywhere near the D09/10/11/14/15 buy-box.

The signal worth reading: it's not that asking prices are too high in absolute terms — it's that what's being listed in this price band is predominantly large, older family units in the heartland, not compact, rental-friendly units near the buy-box districts. And when a compact unit does surface (753 sqft at King's Dock), it's priced 60%+ above our ceiling. The $750K–$1.2M compact resale band is effectively absent from today's market feed.

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Market Context

Five URA releases in the last 21 days. Three matter, one is noise, and one we won't extract numbers from without guessing.

Bayshore Drive GLS awarded — 20 July. URA awarded the Bayshore Drive sale site five days after its tender closed on 15 July. Bayshore sits on the Bayshore/Bedok stretch of the East Coast corridor, immediately adjacent to the D15 buy-box. This is the supply story that matters for our patch: today's own screen data shows ~2,900 units across four D15 projects in the works (Meyer Blue, Grand Dunman, The Continuum, Emerald of Katong), and the Bayshore award adds another launch pipeline right next door. Resale sellers on the eastern corridor benchmark against this new-build flow rather than discounting to move — consistent with what today's screen shows, where nothing under $1.2M is turning over. One award is one data point, not a trend, but it reinforces that the eastern corridor's supply story is being set by new launches, not resale.

Q2 2026 real estate statistics — 24 July. URA released its Q2 2026 real estate statistics last week — the quarterly price/volume reference point for the whole market. We're not going to guess at the index movement from the release title alone; if we can't read the print, we won't invent it. Why it matters: whether resale prices in the compact segment are holding or easing. If tomorrow's screen still can't find a sub-$1.2M compact unit, the print is telling us the floor is holding.

Chitty Road / Veerasamy Road tender closed — 28 July. The URA sale site in Little India closed its tender on Tuesday. It's outside the buy-box (D8), though a few MRT stops from the D9/D11 core, and it's a forward supply signal for the late-2020s completion window. We'll track the award when it comes.

The CTE road-closure advisory — 21 July. Traffic notice, nothing to do with the resale buy-box. Flagging it so you know we read the list.

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What We're Watching

For tomorrow's screen to clear something, the feed needs a compact unit — nothing under 750 sqft appeared at all today. The two things that would change that: a D15/east-coast resale seller testing the market below the $1.2M line as new launches absorb demand, or a fresh compact listing surfacing on the platforms we screen. The Bayshore award and the Q2 print will tell us whether the price floor underneath is moving. Today, it isn't.

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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.