9 Screened. 0 Cleared. Size Is the Wall.
Every one of today's 9 listings failed the 500–750 sqft size band — all 9 — and 7 of 9 were also outside the price band. The closest anything came to the box was $38,000 over on price and, on a separate listing, 3 sqft over on size. No listing failed on yield or MRT walk.
9 Screened. 0 Cleared. Size Is the Wall.
2 Aug 2026
Every one of today's 9 listings failed the 500–750 sqft size band — all 9 — and 7 of 9 were also outside the price band. The closest anything came to the box was $38,000 over on price and, on a separate listing, 3 sqft over on size. No listing failed on yield or MRT walk.
Why Nothing Cleared
9 screened, 9 failed, 0 passed, 0 skipped — no watchlist repeats today. The failures split cleanly into two bands, and size was the universal killer.
Size out of band: 9 of 9. Not one listing sat inside the 500–750 sqft box. What showed up was family-sized inventory: 359 Yishun Ring Road at $1,150,000 (1,560 sqft), 101A Canberra Street at $828,888 (1,249 sqft), 159 Bishan Street 13 at $1,238,000 (1,528 sqft). The two of those that were inside the price band — Yishun Ring Road and Canberra Street — died on size alone. Sub-$1.2M resale right now skews big, and the 1–2 bed units that fit the yield box aren't being listed inside the price band.
Price out of band: 7 of 9 — 5 above the $1.2M cap, 2 below the $750K floor. Above: Le Quest $1,688,000; Aquarius By The Park $1,800,000; The Reef at King's Dock $1,950,000; Adelphi Park Estate $10,500,000 (a 4,200 sqft outlier — almost certainly a landed or large-exclusive holding, not a condo unit); 159 Bishan Street 13 $1,238,000. Below: 467 Admiralty Drive $625,000; 303 Yishun Central $450,000.
Closest misses:
- 159 Bishan Street 13 — $1,238,000, just $38,000 (3.2%) over the cap. But at 1,528 sqft it's double the size box, so it was never one tweak away.
- The Reef at King's Dock — 753 sqft, 3 sqft past the size cap. At $1,950,000 the price gap makes the 3 sqft trivia.
- 101A Canberra Street — $828,888 sits cleanly inside the price band, the day's only listing the price box genuinely liked. But 1,249 sqft is a 3-bed footprint, not the 1–2 bed yield play this screen is built for.
The signal: this is an inventory-mix problem, not a yield or location problem. No listing today failed on net yield or MRT distance. The $750K–$1.2M market is currently populated with family-sized units, and the small-footprint supply that would clear the box isn't coming to market at these prices.
Market Context
Two items in the last 21 days of URA releases are genuinely relevant to this screen; the rest are peripheral.
2Q 2026 real estate statistics (24 Jul). URA's quarterly print is the most market-relevant release in the window, but it's one data point, not a trend — I won't read a direction into a headline I can't verify. What the screen tells us: the 2Q 2026 real estate statistics release landed nine days before today's run, and a week later asking prices in the buy box still produced zero passes. Whatever the index said, it hasn't moved the $750K–$1.2M resale shelf.
Bayshore Drive GLS — awarded (20 Jul). The URA sale site at Bayshore Drive closed its tender on 15 Jul and was awarded five days later on 20 Jul. Bayshore is D16 — just outside the buy box, but on the same East Coast corridor D15 anchors. A clean, fast award says developers are still paying for East Coast residential land; that's years-away supply, not today's resale stock, and I won't stretch it further.
Chitty Road and Veerasamy Road (28 Jul). The tender for this Little India (D08) site closed on 28 Jul. Outside the buy-box districts; the award, when it comes, is D08 supply news, not ours.
CTE(City) exit closures (21 Jul). Traffic operations, not market news — noted for completeness only.
Net: nothing in the list explains today's zero, and I won't pretend otherwise. The GLS news is adjacent, the price print is a single data point, and today's screen already has a visible, numeric explanation of its own.
What We're Watching
A price pullback or a fresh 500–750 sqft listing inside the band clears tomorrow's screen. The structural lever is our own pipeline tracker, not the news wires: roughly 7,000 units are in flight across the buy-box districts — about 2,900 of them in D15 alone. When new-launch competition starts absorbing demand in those corridors, resale asking prices in this box should finally move.
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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