The short answer: Seven new launch condos selling or previewing in 2026 published entry prices at or under S$1.5 million, but most of those prices have since been exceeded by what is left. Stacked Homes' 28 August 2026 remaining-stock tables list three with units under S$1.5M: Vela Bay 1-bedders (about S$1.38M), Narra Residences 2-bedders (about S$1.42M) and Newport Residences 1-bedders (about S$1.47M).
Updated 27 September 2026. The "From" column is the published entry price for the unit type shown, at preview or launch, not today's price. The remaining-stock column is from Stacked Homes (28 August 2026), which describes its figures as average starting prices, not the price of a specific unit. Availability of the entry unit is not confirmed for any project. Check the current price list with the developer's sales team.
Which new launch condos had entry prices under S$1.5 million?
Published entry prices at preview/launch
Sorted by entry price. "Entry unit" is the cheapest 2-bedroom the developer or press priced at preview or launch or, for Newport Residences (2-bedders from S$1.968M), the 1-bedroom. Cheaper 1-bedroom types priced at launch at Narra Residences (S$998,000), The Sen (S$993,900) and Vela Bay ("above $1.2 million") are covered below.
| Project | District | Tenure | Entry unit | Size | From | Psf | Launched | Lowest remaining price (Stacked Homes, 28 Aug 2026)† |
|---|---|---|---|---|---|---|---|---|
| Narra Residences | D23 (Dairy Farm) | 99-year | 2-bedroom | 560 sq ft | S$1.17M | S$2,089 | 31 Jan 2026 | 2BR about S$1.42M (149 left) |
| Newport Residences | D2 (Anson Road) | Freehold | 1-bedroom | 431 sq ft | S$1.298M | S$3,012 | 31 Jan 2026 | 1BR about S$1.47M (19 left) |
| Hudson Place Residences | D5 (one-north) | 99-year | 2-bedroom Premium | 646 sq ft | above S$1.4M* | above S$2,167* | 16 May 2026 | 2BR about S$1.66M (26 left) |
| Vela Bay | D16 (Bayshore) | 99-year | 2-bedroom | 592 sq ft | above S$1.4M* | above S$2,365* | 25 Apr 2026 | 1BR about S$1.38M (6 left); 2BR about S$1.84M (12 left) |
| Dunearn House | D11 (Bukit Timah) | 99-year | 2-bedroom | 527 sq ft | S$1.475M | S$2,799 | 25 Jul 2026 | 2BR about S$1.91M (72 left) |
| Lucerne Grand | D22 (Lakeside) | 99-year | 2-bedroom | 624 sq ft | S$1.498M | S$2,401 | Preview; bookings 3 Oct 2026 | Not yet launched; no remaining-stock figure |
| The Sen | D21 (Jalan Jurong Kechil) | 99-year | 2-bedroom | 678 sq ft** | S$1,499,800 | S$2,212 | 15 Nov 2025 | Not in Stacked's list; remaining stock not reported since end-May 2026*** |
†Stacked Homes lists average starting prices for the units left in each bedroom type, with the number of units remaining, as of its 28 August 2026 article. Stock has changed since. Unit counts can differ slightly from sales totals based on URA caveats. *Neither developer has published an exact 2-bedroom price. EdgeProp reported Hudson Place Residences' 646 sq ft 2-bedders as "expected to exceed $1.4 million" (27 Apr 2026) and Vela Bay's 592 sq ft 2-bedders as "in excess of $1.4 million" (10 Apr 2026). The psf is our calculation from S$1.4 million, so the real figure is higher. EdgeProp reports Hudson Place's starting prices project-wide as "above $2,200 psf". **Stacked Homes (1 Jun 2026) gives the entry 2-bedder as 678 sq ft. Our cross-check, assuming the from price and psf refer to the same unit: S$1,499,800 ÷ S$2,212 psf = about 678 sq ft. ***At end-May 2026 The Sen had 221 units left, including 107 2-bedders, per Stacked Homes (1 Jun 2026). No current price for those units was reported.
Sources: Narra Residences, EdgeProp (8 Jan 2026); Newport Residences, CDL (1 Feb 2026) and Stacked Homes (17 Jan 2026); Hudson Place Residences, EdgeProp (27 Apr 2026) and Stacked Homes (4 May 2026); Vela Bay, EdgeProp (10 Apr 2026); Dunearn House, EdgeProp (8 Jul 2026); Lucerne Grand, CDL (September 2026); The Sen, Stacked Homes (20 Nov 2025). Remaining stock: Stacked Homes (28 Aug 2026).
Of the seven, only Vela Bay, Narra Residences and Newport Residences show remaining stock under S$1.5 million in the Stacked data. Lucerne Grand has not opened bookings yet, and The Sen's current prices are not reported. At Hudson Place Residences and Dunearn House, the remaining units start well above the launch "from" price.
What do you get at each project?
- Narra Residences (Santarli and Apex Asia, 540 units, near Hillview MRT on the Downtown Line). Its 1-bedroom-plus-study units (517 sq ft, from S$998,000) were all sold on the launch weekend of 31 January to 1 February 2026, when 135 units went at an average of S$2,180 psf (EdgeProp). The lowest 2-bedroom transacted that weekend was S$1.176M. Stacked lists its remaining 2-bedders from about S$1.42M.
- Newport Residences (CDL, 246 units, freehold, Anson Road). The only freehold project on the list, occupying the 23rd to 45th storeys of Newport Plaza. 140 units (57%) sold on the launch weekend at an average of S$3,370 psf (CDL). Its 431 sq ft 1-bedders carry the highest psf here. CDL names Tanjong Pagar MRT and the upcoming Prince Edward Road and Cantonment MRT stations nearby.
- Hudson Place Residences (Qingjian Realty and Forsea Holdings, 327 units, Media Circle). 201 units sold at launch at an average of S$2,458 psf. Stacked Homes notes it is not within comfortable walking distance of an MRT station.
- Vela Bay (SingHaiyi and Chuan Capital, 515 units), linked by a covered walkway to Bayshore MRT on the Thomson-East Coast Line (EdgeProp, 10 Apr 2026). 371 units sold on launch day at an average of S$2,886 psf. Its 1-bedroom-plus-study units (484 sq ft, "above $1.2 million") were "almost fully taken up" (EdgeProp); Stacked counted six 1-bedders left in August.
- Dunearn House (Frasers Property, CSC Land and Sekisui House, 380 units). One of two CCR projects on the list, about 450 m from Sixth Avenue MRT. 227 units (59.7%) were sold by the end of August 2026. We compare it with Amberwood at Holland in our head-to-head.
- Lucerne Grand (CDL, 570 units, directly linked to Lakeside MRT). No 1-bedders; the 624 sq ft 2-bedder is the entry unit. Bookings open on 3 October 2026, so no sales or remaining-stock figures exist yet. See our review.
- The Sen (Sustained Land, 347 units, launched November 2025 and still selling: 12 units in August 2026). All 10 of its 1-bedroom units were taken up at launch (EdgeProp); Stacked Homes gives their entry price as S$993,900 for 452 sq ft. Stacked Homes notes it is away from immediate MRT access.
What is the cheapest new launch condo in Singapore in 2026?
By published entry price, Tengah Garden Residences had the lowest 2026 launch price, with 1-bedders from S$980,000 and 2-bedders from S$1.11M (S$1,779 psf). But it sold 853 of its 863 units at launch in April 2026 (EdgeProp), and Stacked counted one 4-bedroom unit left in August. Narra Residences' S$998,000 1-bedders and The Sen's S$993,900 1-bedders are also sold.
By remaining stock, the lowest figure in Stacked Homes' 28 August 2026 list is Vela Bay's 1-bedroom, at an average starting price of about S$1.38M with 6 units left. Next are Narra Residences' 2-bedders at about S$1.42M (149 left) and Newport Residences' 1-bedders at about S$1.47M (19 left). Narra's S$1.17M launch price for its 2-bedder is not what Stacked now lists.
Which projects did we check and leave out?
| Project | Why it is not on the list |
|---|---|
| Tengah Garden Residences | 99% sold at launch (April 2026); one 4-bedroom left per Stacked (28 Aug 2026) |
| Pinery Residences | "All two-bedroom units were fully sold" at launch (March 2026); 2-bedders were from S$1.486M (EdgeProp) |
| Lentor Gardens Residences | No published 2-bedroom entry price. Stacked lists remaining 2-bedders at about S$1.67M (28 Aug 2026) |
| Union Square Residences | Still selling, but its only published entry price (1-bedders from S$1.38M) dates from its preview, which began on 1 November 2024 (EdgeProp) |
| Arina East Residences | Sources give conflicting 1-bedroom entry prices |
| Amberwood at Holland | Entry price S$2.568M (3-bedroom) |
| Thomson Reserve, The Serra Residences, Chuan Grove and Bedok Rise projects | Upcoming; no prices published yet |
How should you read a "from" price?
A "from" price is the cheapest unit in the cheapest layout, usually on a low floor or in the least popular stack. It is a floor, not a typical price. Averages end up higher once better floors, views and larger units are counted:
| Project | Lowest published psf | Launch average psf |
|---|---|---|
| Narra Residences | S$1,930 (1-bedroom + study) | S$2,180 |
| The Sen | S$2,199 (1-bedroom) | S$2,358 |
| Hudson Place Residences | above S$2,167 (2-bedroom, our calculation); EdgeProp: above S$2,200 | S$2,458 |
| Vela Bay | above S$2,365 (2-bedroom, our calculation) | S$2,886 |
| Dunearn House | S$2,799 (2-bedroom) | S$3,140 |
| Newport Residences | S$3,012 (1-bedroom) | S$3,370 |
Sources: EdgeProp, CDL and Stacked Homes launch reports cited above.
Three practical points:
- Few units carry the entry price, and they tend to go first. Dunearn House has 40 units of its 527 sq ft 2-bedroom type out of 380 (Stacked Homes), and the S$1.475M price is for the cheapest of those. Stacked's August figure for its remaining 2-bedders is about S$1.91M.
- Smaller units cost more per square foot. At Lucerne Grand the 3-bedder starts at S$2,251 psf, lower than the 2-bedder's S$2,401 psf, even though it costs S$490,000 more.
- Launch-time prices are a snapshot. The "From" column is as published at preview or launch; the remaining-stock column is Stacked's August snapshot. Ask the developer's sales team for the current price list.
How much cash do you need for a S$1.5 million new launch condo?
For a Singapore Citizen buying a first home with a first bank loan, current IRAS and MAS rules (as recorded in our facts registry) give these figures:
| S$1.17M (Narra 2BR launch price) | S$1.475M (Dunearn House 2BR launch price) | S$1.5M | |
|---|---|---|---|
| Buyer's Stamp Duty (BSD) | S$31,400 | S$43,600 | S$44,600 |
| Bank loan at 75% LTV | S$877,500 | S$1,106,250 | S$1,125,000 |
| Minimum cash (5%) | S$58,500 | S$73,750 | S$75,000 |
| Cash or CPF (20%) | S$234,000 | S$295,000 | S$300,000 |
| Upfront total (25% + BSD) | S$323,900 | S$412,350 | S$419,600 |
| Monthly repayment at 4%, 30 years* | S$4,189 | S$5,281 | S$5,371 |
| Income needed at 55% TDSR, no other debt* | about S$7,620 | about S$9,600 | about S$9,770 |
*Our estimate. Banks test your loan at a medium-term interest rate floor of 4% (MAS), not today's rate, and total debt repayments cannot exceed 55% of monthly income (TDSR). Working: repayment = loan × r ÷ (1 − (1 + r)^−360), with r = 4% ÷ 12. Your actual rate will differ.
What changes these numbers:
- Singapore PRs pay 5% ABSD on a first home: S$75,000 more on S$1.5 million.
- Buying a second property means 20% ABSD for citizens, and a lower 45% LTV if you still have a housing loan outstanding.
- Loan tenure over 30 years, or running past age 65, cuts the first-loan LTV to 55%.
- BSD is due within 14 days of signing. See our BSD calculator and TDSR vs MSR explainer.
For using CPF, see our CPF usage limits guide.
Are executive condos cheaper?
For eligible buyers, often yes, per square foot. ECs are not private condos: you must meet HDB's EC eligibility rules, including a household income ceiling. One EC still selling launched with an entry price under S$1.5 million, but its remaining units are now listed above that:
| EC | District | Tenure | Entry unit | Size | From | Psf | Launched | Lowest remaining price (Stacked Homes, 28 Aug 2026)† |
|---|---|---|---|---|---|---|---|---|
| Coastal Cabana | D17 (Pasir Ris) | 99-year | 3-bedroom | 872 sq ft | S$1.438M | S$1,649 | January 2026 | 3BR about S$1.64M (125 left) |
†Average starting price as listed by Stacked Homes. Availability of the entry unit is not confirmed.
Sources: Stacked Homes (9 Dec 2025); Stacked Homes (28 Aug 2026).
Coastal Cabana's entry 3-bedder was priced below the 2-bedders above, and its remaining 3-bedders (about S$1.64M) still cost less than the remaining 2-bedders at Hudson Place Residences, Vela Bay or Dunearn House. Because its land was tendered before 8 May 2026, it keeps the 5-year minimum occupation period, and the S$16,000 income ceiling applies (the S$18,000 ceiling is only for EC sites whose tenders close on or after 24 August 2026). Rivelle Tampines, the other 2026 EC, was reported fully sold within a month of its March 2026 launch (EdgeProp). For ECs launching in late 2026 and 2027, see our EC launches guide.
This page explains prices and rules. It is not financial advice, and it does not recommend any project. Your budget, loan eligibility and plans should drive the decision.
FAQ
Can I still buy a new launch condo for under S$1.5 million in Singapore?
Possibly, at a few projects. Seven projects selling or previewing in 2026 published entry prices at or under S$1.5 million, but in Stacked Homes' 28 August 2026 data only three still listed units below it: Vela Bay 1-bedders (about S$1.38M, 6 left), Narra Residences 2-bedders (about S$1.42M) and Newport Residences 1-bedders (about S$1.47M). These are average starting prices, and availability of any specific unit is not confirmed. Lucerne Grand (2-bedders from S$1.498M) opens bookings on 3 October 2026.
What is the cheapest new launch condo still selling in 2026?
In Stacked Homes' 28 August 2026 list of remaining stock, Vela Bay's 1-bedders, at an average starting price of about S$1.38M with 6 units left. Among 2-bedders, Narra Residences at about S$1.42M (149 left); it launched its 2-bedders from S$1.17M in January 2026. Tengah Garden Residences launched lower, from S$980,000, but is 99% sold.
Are there 1-bedroom new launch condos under S$1 million?
Not among current launches. The sub-S$1 million 1-bedders at Tengah Garden Residences, Narra Residences and The Sen all sold out at or soon after launch.
How much cash do I need for a S$1.5 million condo?
At least S$75,000 in cash (5%), plus S$300,000 in cash or CPF (20%) and S$44,600 in Buyer's Stamp Duty: S$419,600 upfront in total, for a Singapore Citizen's first home with a first bank loan at 75% LTV.
Why is the average price higher than the "from" price?
The "from" price is the cheapest unit on the lowest floor or least popular stack. At Dunearn House the entry psf was S$2,799, while launch-weekend sales averaged S$3,140 psf.
Is an EC a better option under S$1.5 million?
It can give more space for the money, but not under S$1.5 million at Coastal Cabana any more: it launched 3-bedders from S$1.438M, and Stacked Homes lists its remaining 3-bedders at about S$1.64M (28 August 2026). ECs also have income ceilings, a minimum occupation period and resale restrictions that private condos do not.
Sources
- Stacked Homes, "New Launch Condos 2026 Starting From $1.38M With Remaining Units", 28 August 2026: stackedhomes.com
- Stacked Homes, "5 New Launch Condos That Still Have Two-Bedders Available", 1 June 2026 (data as of end-May 2026): stackedhomes.com
- CDL, "CDL presents Lucerne Grand", September 2026: cdl.com.sg
- CDL, "Strong debut for Newport Residences", 1 February 2026: cdl.com.sg
- EdgeProp, "Newport Residences sells 57% of units at launch weekend, priced at an average of $3,370 psf", 1 February 2026: edgeprop.sg
- Stacked Homes, Newport Residences review, 17 January 2026: stackedhomes.com
- EdgeProp via Yahoo, "Narra Residences at Dairy Farm to preview from Jan 17, with prices starting from $1,930 psf", 8 January 2026: sg.news.yahoo.com
- EdgeProp, "Narra Residences sells nearly 25% of units at $2,180 psf on launch weekend", 1 February 2026: edgeprop.sg
- EdgeProp, "Qingjian Realty, Forsea Holdings to preview Hudson Place Residences on May 1", 27 April 2026: edgeprop.sg
- EdgeProp, "Hudson Place Residences sells over 61% of units at average $2,458 psf on launch weekend", 17 May 2026: edgeprop.sg
- Stacked Homes, Hudson Place Residences review, 4 May 2026: stackedhomes.com
- EdgeProp via Yahoo, "Vela Bay to anchor Bayshore's next chapter", 10 April 2026: sg.news.yahoo.com
- EdgeProp via Yahoo, "Vela Bay sells 72% on launch day at average price of $2,886 psf", 25 April 2026: sg.news.yahoo.com
- EdgeProp, "Frasers Property, CSC Land and Sekisui House to preview Dunearn House on July 10", 8 July 2026: edgeprop.sg
- Stacked Homes, "Dunearn House Review", 10 July 2026: stackedhomes.com
- Stacked Homes, "The Sen Pricing Review", 20 November 2025: stackedhomes.com
- EdgeProp via Yahoo, "The Sen moves 80 units or 23% on launch weekend", 16 November 2025: sg.news.yahoo.com
- Stacked Homes, "Coastal Cabana EC Review", 9 December 2025: stackedhomes.com
- EdgeProp, "Rivelle Tampines fully sold within a month", 25 April 2026: edgeprop.sg
- Stacked Homes, "Singapore New Home Sales Just Fell 79% To Only 153 Units", 15 September 2026: stackedhomes.com
- EdgeProp, "Tengah Garden Residences 99% sold at launch", 26 April 2026: edgeprop.sg
- EdgeProp via Yahoo, "Pinery Residences 92.5% sold at $2,546 psf on launch weekend", 29 March 2026: sg.news.yahoo.com
- EdgeProp via Yahoo, "CDL to preview Union Square Residences", 29 October 2024: sg.news.yahoo.com
- Stamp duty, LTV, TDSR, ABSD and EC rules: SG Properties facts registry, verified against IRAS, MAS and MND on 27 September 2026.
SG Properties is an independent research site. We are not the developer or official sales site of any project named here, and we do not arrange viewings or bookings. Launch prices are as published at preview or launch; remaining-stock figures are Stacked Homes' as of 28 August 2026. Both may have changed.
Ask a question
Questions about a project, prices, ABSD, loans or timing? We reply by email within one working day, and can connect you with a CEA-licensed partner agent if you'd like help with viewings or buying.
Get new launch updates
Prices, preview dates and sales results for Singapore new launches, when they are officially released. Free, and you can unsubscribe any time.