2026 Property Market Guide

Upcoming Condo Launches
in Singapore 2026

Complete guide to every major new launch expected in 2026 — from OCR family condos to CCR prestige projects and Executive Condominiums. Expert analysis, price estimates, and investment recommendations for HDB upgraders and investors.

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Jamus Lee, Trusted advisor
Licensed Property Agent — CEA: R065771E
ERA Realty Network Pte Ltd

Why 2026 Is a Unique Window of Opportunity

The Singapore property market in 2026 is presenting a unique window of opportunity. Following a period of measured moderation — where HDB resale prices have cooled slightly and mortgage rates have stabilised near multi-year lows — the landscape is shifting from a seller's sprint to a buyer's market. With the 3-month compounded SORA hovering near 1.0%, down from a peak above 3% in early 2025, monthly mortgage repayments are at their most affordable in years.

Simultaneously, a robust pipeline of Government Land Sales (GLS) sites and en-bloc redevelopments is bringing a diverse range of upcoming condo launches to the market. The URA's private residential price index rose 0.9% in Q1 2026, the sixth consecutive quarter of growth, with Outside Central Region (OCR) non-landed homes leading at 2.2%. The market is not collapsing. It is consolidating, and consolidation creates opportunity.

Singapore Skyline at Sunset — Property Market Opportunities 2026 Figure 1: The Singapore skyline continues to evolve, presenting new opportunities for astute property investors in 2026.

For HDB upgraders nearing their Minimum Occupation Period (MOP) and investors seeking capital appreciation, entering a new launch at the earliest preview phase often secures the lowest entry price. This is the "first-mover advantage" — buying before the surrounding precinct matures and before subsequent land bids push benchmark prices higher.

Quick Summary of Upcoming Condo Launches

The table below provides a snapshot of the most significant new launch condos expected to open for booking in 2026. Price ranges are estimates based on land bid prices, construction costs, and comparable recent launches.

Project Name District Region Expected Launch Est. Price Range Suitable For
Hudson Place Residences D05 (RCR) one-north May 2026 $2,400–$2,600 PSF Tech professionals, Investors
Lentor Gardens Residences D26 (OCR) Lentor (TEL) Jul 2026 $2,100–$2,300 PSF Families, HDB Upgraders
Dunearn House D11 (CCR) Newton / Stevens Jul 2026 $2,800–$3,100 PSF Investors, Right-sizers
Lucerne Grand D22 (OCR) Lakeside (EWL) Sep/Oct 2026 $2,000–$2,200 PSF West-side Upgraders, Investors
Thomson Reserve D20 (RCR) Upper Thomson (TEL) Sep/Oct 2026 $2,300–$2,500 PSF Families, Long-term Holders
Chencharu Close GLS D27 (OCR) Khatib (NSL) 1H 2027 $2,200–$2,300 PSF HDB Upgraders, First-timers
Hougang Central Residences D19 (OCR) Hougang (NEL) 1H 2027 $2,400–$2,500 PSF Upgraders, Families
Senja Close EC D23 (OCR) Bukit Panjang 4Q 2026 $1,400–$1,500 PSF Eligible HDB Upgraders
Woodlands Drive 17 EC D25 (OCR) Woodlands (NSL/TEL) 4Q 2026 $1,400–$1,500 PSF North-side Upgraders

Estimates based on GLS land bid data and comparable launches as of June 2026. Actual launch prices may vary.

Best Upcoming Launches for HDB Upgraders

For HDB owners who have recently crossed their MOP, the transition to private property is a significant financial milestone. The best upcoming condo launches singapore for this demographic balance affordability, space, and family-centric amenities.

Chencharu Close GLS (Yishun/Khatib)

This integrated commercial and residential development in District 27 is a standout for upgraders from the North. With an estimated 875 units and a commercial podium, it brings much-needed private housing to the Yishun/Khatib area. Integrated developments command a premium in the resale market due to their unmatched convenience, making this a strong long-term hold.

Eyeing the transformation in District 27? Dive into our comprehensive analysis of Yishun's first private integrated development in our Chencharu Close GLS guide.

Hougang Central Residences

For North-East upgraders, the Hougang Central integrated development is the most compelling option. Situated at Hougang Avenue 10, this 835-unit project is directly integrated with the Hougang MRT station on the North-East Line (NEL). The commercial component includes a new mall, ensuring that residents enjoy retail and F&B options at their doorstep from day one.

Anticipating the next major transformation in District 19? Dive into our comprehensive analysis of the upcoming dual-line integrated transport hub in our Hougang Central Residences guide.

The Executive Condominium Pipeline

ECs remain the ultimate hybrid for eligible upgraders. The 2026 EC pipeline is strong, with Senja Close EC (295 units, CDL, Bukit Panjang) and Woodlands Drive 17 EC Plot 1 (420 units, CDL, Woodlands) both targeting 4Q 2026 launches. If you qualify for an EC, it should be your primary consideration. The built-in capital appreciation upon privatisation at the 10-year mark makes it one of the safest and most rewarding property plays available to eligible Singaporeans.

Best Upcoming Launches for Investors

Investors in 2026 must navigate a landscape of higher ABSD rates and an influx of new supply. The strategy must shift from speculative flipping to identifying assets with strong tenant pools, clear exit strategies, and proximity to economic catalysts.

Hudson Place Residences (one-north)

Located in District 05 (RCR), this 327-unit development by Qingjian Realty is situated in the heart of one-north, Singapore's premier R&D and tech hub. The tenant pool of expatriate professionals, biomedical researchers, and tech workers is robust, high-yielding, and growing. As one-north continues to expand with new corporate campuses and research facilities, the demand for nearby private housing will only intensify.

one-north R&D Hub — A major tenant pool for Hudson Place Residences Figure 5: The one-north R&D hub provides a robust and growing tenant pool for nearby residential projects.

Tanjong Rhu Road GLS (2H 2027)

While launching in 2027, this RCR site deserves early attention. It is the second residential GLS plot along Tanjong Rhu Road in nearly three decades. Waterfront living near the city remains highly prized, and proximity to top schools like Dunman High School ensures demand from both affluent local families and expatriates.

Berlayar Close GLS (2H 2026 tender, 2027/2028 launch)

This 695-unit RCR site benefits directly from the Greater Southern Waterfront (GSW) transformation. Walking distance to Telok Blangah MRT and the promise of a transformed waterfront precinct make this a strong medium-term investment thesis.

My recommendation for investors: The OCR has become expensive relative to its fundamentals. With suburban new launches crossing $2,100 PSF, the risk-to-reward ratio is thinning. Pivot to the RCR. The price gap between OCR and RCR has compressed significantly, meaning you are paying only a modest premium for substantially better rentability, a wider exit audience, and proximity to economic engines.

Upcoming Launches by Region

Understanding regional dynamics is the foundation of any sound property investment strategy in Singapore.

OCR Projects (Outside Central Region)

The OCR remains the engine of the Singapore property market, driven by genuine HDB upgrader demand and the expansion of regional centres. OCR non-landed prices led all regions in Q1 2026 growth at 2.2%, reflecting the strength of this segment.

The advantages are clear: lower quantum entry prices, family-friendly environments, and strong potential for capital gains as regional centres like Woodlands, Jurong, and Punggol develop. The disadvantages are equally real: greater distance from the CBD, potential oversupply in concentrated areas like Lentor, and thinner rental yields compared to the city fringe.

For buyers, the OCR is best suited to owner-occupiers and long-term holders. Investors should be selective, focusing on integrated developments and projects near MRT interchanges rather than mid-block sites.

RCR Projects (Rest of Central Region)

The city fringe offers the best of both worlds: proximity to the core without the CCR price tag. Projects like Thomson Reserve (D20), Hudson Place Residences (D05), and the upcoming Tanjong Rhu and Dorset Road GLS sites represent the RCR's diverse appeal.

The RCR currently offers the strongest relative value in the market. Rentability is excellent due to shorter commutes, and the buyer pool at the resale stage is broad, encompassing both locals and expatriates. The key disadvantage is a higher entry quantum than the OCR, which requires more upfront capital.

CCR Projects (Core Central Region)

The CCR is the domain of luxury, prestige, and wealth preservation. Projects like Dunearn House (D11) and Amberwood at Holland (D10) represent the pinnacle of Singapore residential real estate.

With the price gap between OCR and CCR at historical lows, 2026 presents a rare opportunity for local buyers to upgrade into prime districts at relatively attractive valuations. The CCR is best suited to buyers with long holding periods, high net worth, and a primary goal of wealth preservation rather than rental yield maximisation.

Future Growth Areas to Watch

When evaluating future condo launches singapore, astute buyers look beyond the project itself and analyse the broader master plan. Here are the key growth corridors to monitor.

Woodlands Regional Centre

Woodlands is transforming into the largest economic hub in the North. The upcoming Johor Bahru-Singapore Rapid Transit System (RTS) Link will dramatically reduce cross-border commute times, attracting businesses and workers to the North. The Woodlands Drive 17 EC plots are perfectly positioned to ride this wave of job creation and infrastructure upgrades.

Bayshore Precinct (Bedok)

The launch of Vela Bay in April 2026 and the upcoming Bayshore Drive GLS (1,280 units, 1H 2028) signal the dawn of a new waterfront lifestyle precinct in the East. Capitalising on East Coast Park and the new TEL stations at Bayshore and Bedok South, this area will see significant value uplift as it transitions into a vibrant, car-lite community. The Bedok Rise Residences project is an early indicator of the strong demand in this corridor.

Curious about Singapore's newest car-lite precinct? Explore the master plan and future pricing of this 60-hectare urban village in our Bayshore Drive GLS guide.

Jurong Lake District (JLD)

The massive Town Hall Link GLS site (1,200 units) and the Lucerne Grand launch underscore the government's long-term commitment to the West. As the JLD takes shape with over 83,000 sqm of commercial space and a new MRT station, residential properties in the vicinity will benefit from the influx of businesses and amenities over the next decade.

Lentor Precinct (Ang Mo Kio)

The Lentor transformation is arguably the most concentrated new-launch story in Singapore today. With Lentor Gardens Residences, Lentor Central Plot 3, and Lentor Central Plot 4 all in the pipeline, the precinct will eventually house thousands of new residents. The key question for investors is whether the supply concentration will weigh on rental yields. The answer depends heavily on the pace of amenity development in the area.

My View: Which Upcoming Launches Offer the Best Potential?

Having tracked the Singapore property market through multiple cycles, here is my unvarnished assessment of the 2026 pipeline.

For Homebuyers and HDB Upgraders

Do not overlook the EC pipeline. Senja Close EC and Woodlands Drive 17 EC offer the most compelling margin of safety in today's market. The subsidised entry price, combined with the capital uplift upon privatisation, makes ECs the most efficient vehicle for wealth building available to eligible Singaporeans. For those who do not qualify for ECs, integrated developments like Chencharu Close GLS and Hougang Central Residences provide the convenience premium that sustains resale value over time.

For Investors

The OCR has become expensive relative to its fundamentals. I recommend pivoting to the RCR. Projects near economic hubs — such as Hudson Place Residences in one-north — offer superior tenant demographics, stronger rental yields, and a wider exit audience. For those with higher budgets, the narrowed price gap makes CCR projects like Dunearn House a viable "flight to quality" play that will hold its value through market cycles.

Modern luxury condo interior — Representative of CCR prestige Figure 6: CCR properties like Dunearn House represent a flight to quality and long-term wealth preservation.

For Long-Term Holders

If your holding period is 10 years or more, mega-developments with dual-line MRT access are the gold standard. Thomson Reserve fits this profile perfectly. Its scale ensures comprehensive facilities and lower per-unit maintenance costs, while its location at the Bright Hill MRT interchange — serving both the TEL and the future CRL — guarantees enduring demand from families for decades to come.

Upcoming GLS Sites and Their Potential

The Government Land Sales (GLS) programme is the primary mechanism through which the Singapore government manages private housing supply. Understanding the 2H 2026 GLS sites provides a critical window into where the next generation of new launches will emerge.

The 2H 2026 GLS programme introduces 4,745 new homes across 9 sites, comprising 7 private residential sites (including 1 mixed-use), 1 white site, and 1 EC site. The headline sites are:

Town Hall Link (OCR, 1,200 units)

This large site adjacent to Jurong East MRT will create an iconic landmark in the Jurong Lake District. With over 83,000 sqm of commercial space in the white site component, this will be a transformative development for the western precinct. Expect a launch in 2028 or beyond.

Berlayar Close (RCR, 695 units)

Walking distance to Telok Blangah MRT and benefiting from the Greater Southern Waterfront transformation, this site is one of the most compelling RCR opportunities in the pipeline. The Telok Blangah Residences project is an early indicator of the strong demand for this waterfront corridor.

Holland Plain (CCR, 610 units)

A massive injection of supply into the exclusive District 10. Situated within Bukit Timah's landed housing enclaves and GCB estates, this site will attract buyers seeking prestige and proximity to top-tier schools. Expect premium pricing when it eventually launches.

Tanjong Rhu Close (RCR, 505 units)

The second residential GLS plot along Tanjong Rhu Road in nearly three decades. Near Dunman High School and Chung Cheng High School, this site will appeal to families and investors seeking waterfront-adjacent living near the city.

How GLS Land Bids Set Tomorrow's Launch Prices

Woodlands North aerial view showing GLS development

Every new launch condominium begins as a Government Land Sales (GLS) tender — and the price a developer pays for raw land today mathematically dictates the minimum price floor for the units they will sell tomorrow. Understanding recent GLS bid trends is the single most reliable leading indicator of where launch prices are heading across every region.

The 2H2026 GLS programme has introduced 9,200 private residential units, with several landmark sites already awarded at record-breaking prices. Tracking these land costs allows astute buyers to anticipate price movements before the broader market catches on. For a detailed breakdown of every major GLS site in the pipeline — including Woodlands, Hougang, Bedok, Bayshore, and Lentor — and how land economics translate into launch pricing, explore our comprehensive Upcoming GLS Sites Analysis.

Essential Property Market Guides

Making the right property decision requires understanding both the specific projects and the broader market dynamics. Our comprehensive guides help you navigate key decision points in your property journey.

OCR vs RCR vs CCR: Which Region Offers Better Returns?

Regional Analysis • Investment Strategy

Unsure whether to invest in Singapore's OCR, RCR, or CCR? This definitive guide compares property regions, historical performance, rental yields, and growth opportunities for 2026. Understand which region aligns with your investment goals, budget, and risk tolerance.

Read Full Analysis →

New Launch vs Resale Condo: Which Is the Better Choice?

Buyer's Guide • Price Comparison

New launch or resale condo in 2026? Compare prices, cash flow, capital appreciation, rental yields, and lifestyle factors. Comprehensive analysis covering progressive payment schemes, immediate occupancy, facility quality, and the true cost of ownership for both options.

Read Full Comparison →

Singapore Neighbourhood Property Guides

Choosing the right location is just as important as choosing the right project. Our comprehensive neighbourhood guides help you understand the property market, lifestyle amenities, future growth potential, and investment outlook for key residential areas across Singapore.

Living in Hougang

District 19 • North-East Region

Discover why Hougang is becoming one of Singapore's most sought-after residential areas. Comprehensive analysis of property prices, MRT connectivity (NEL + future CRL interchange), top schools, shopping amenities, and the transformative Hougang Central Residences integrated development.

Read Full Guide →

Living in Woodlands

District 25 • Northern Region

Explore Singapore's largest northern town undergoing major transformation. Complete guide to the RTS Link impact, TEL connectivity, Woodlands Regional Centre development, property investment potential, schools, healthcare facilities, and upcoming EC launches.

Read Full Guide →

Living in Bedok

District 16 • East Region

Discover one of Singapore's most enduring mature estates. Complete guide to property market, MRT connectivity (EWL, DTL, TEL), top schools, East Coast Park lifestyle, Bayshore transformation, and investment opportunities in this vibrant East-side hub.

Read Full Guide →

Frequently Asked Questions

Will condo prices drop in Singapore in 2026?

A sharp drop is highly unlikely. While transaction volumes have cooled, land costs, construction costs, and low unsold inventory keep prices firm. We expect price growth to moderate to a sustainable 2–4% annually rather than decline.

Is it better to buy a new launch or a resale condo in 2026?

It depends on your timeline. Resale condos offer immediate rental income and a lower PSF price. New launches offer progressive payment schemes, brand-new facilities, and the potential for capital appreciation as the project approaches TOP. For most upgraders with a 5-year-plus horizon, a new launch is the better choice.

What is the estimated PSF for OCR new launches in 2026?

Based on recent land bid prices and construction costs, most OCR new launches in 2026 will be priced between $2,000 and $2,300 PSF. Some premium projects near MRT interchanges may exceed this range.

Are Executive Condominiums (ECs) still a good investment?

Yes. ECs remain one of the most profitable property asset classes in Singapore due to their subsidised entry price and the capital uplift they experience upon full privatisation at the 10-year mark. Historically, ECs have delivered some of the strongest total returns in the Singapore residential market.

How does the current SORA rate affect my purchase?

With the 3-month compounded SORA hovering near 1.0% in early 2026, mortgage repayments are highly affordable. However, buyers must stress-test their finances as rates are cyclical. Always model your repayments at a SORA of 2.5–3.0% to ensure you can sustain the mortgage through a rate normalisation cycle.

Can I use my CPF to buy a new launch condo?

Yes, you can use your CPF Ordinary Account (OA) savings for the downpayment and monthly mortgage instalments, subject to the CPF withdrawal limits and the Valuation Limit (VL) of the property. Consult a licensed mortgage broker to model the exact CPF and cash components for your specific purchase.

How many new condos are launching in 2026?

Including GLS sites and en-bloc redevelopments, we anticipate over 15 major project launches in 2026, injecting approximately 8,000–10,000 new units into the market.

Which district has the most upcoming launches?

District 26 (Lentor) and the broader North region (Yishun/Woodlands) have the highest concentration of upcoming launches due to recent GLS activity. The OCR as a whole dominates the 2026 pipeline by unit count.

Should I wait for the 2027 launches instead?

Attempting to time the market is a high-risk strategy. If you find a 2026 project that fits your budget and lifestyle needs, acting is generally better than waiting. Future launch prices will factor in higher holding costs, inflation, and potentially higher land bid prices.

What is the impact of the Greater Southern Waterfront on new launches?

Projects in the RCR near the Greater Southern Waterfront — such as the upcoming Berlayar Close GLS — will see a sustained "halo effect" from the transformation, likely commanding a premium due to the promised waterfront lifestyle, commercial integration, and improved connectivity.

Disclaimer

Please note that the property names used on this website are based on road names from Government Land Sales (GLS) sites or en bloc sales, and may not reflect the official names of the developments. These provisional names are provided for reference only and may differ from the final official names.

All calculations, figures, prices, and costs displayed on this website are for illustrative purposes only and do not represent the actual or final selling prices of the developments.

We are committed to accuracy and transparency; however, the information provided should not be regarded as an offer, statement, representation, or guarantee. While we strive to ensure the information is correct, it may not always be complete, up to date, or free from errors. Users are strongly encouraged to exercise due diligence and verify details through direct inquiries. Our agents and this website shall not be held liable for any decisions or actions taken based on the information provided here.

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