Singapore's new launch private residential market enters 2026 with the largest pipeline in years. Developers who secured GLS and en-bloc sites in 2022–2023 are now ready to bring product to market, and the result is approximately 25 active projects with a combined estimated unit count exceeding 12,000 — spread across all three market regions.
This is a materially different supply environment from 2023–2024, when buyers competed for a relatively thin selection of new launches. More supply means more price sensitivity, more developer negotiation, and — for buyers — more time to choose correctly.
2025 Carry-Over: How the Year Ended
Before looking at 2026's pipeline, it's useful to understand the projects that carried strong momentum from 2025 into this year.
Parktown Residence (Tampines Avenue 11, OCR) — 1,193-unit integrated development, launched Q1 2025. Approximately 87% sold at a median of ~S$2,361 psf. Demonstrates that large-format OCR integrated developments absorb strongly when MRT-connected. Directly linked to Tampines North MRT (Cross Island Line).
Aurelle of Tampines EC (760 units) — approximately 90% sold at ~S$1,766 psf. Confirms EC demand remains robust even at elevated pricing.
The Orie (Lorong 1 Toa Payoh, D12) — 777 units. Launched January 2025 by CDL/Frasers/Sekisui House; 86% sold at an average S$2,704 psf on launch weekend. First Toa Payoh new launch in nearly 8 years — sets the RCR pricing benchmark going into 2026.
Lentor Central Residences (Lentor Central, D26) — 340 units, launched March 2025 by Hong Leong-led consortium; 93% sold at an average S$2,200 psf. Part of the ongoing Lentor Hills estate build-out.
Emerald of Katong (Jalan Tembusu, D15) — 846 units, launched November 2024 by Sim Lian Group; 99% sold at an average S$2,621 psf — the top-selling project of 2024 by both volume and percentage.
Chuan Park (Lorong Chuan, D19) — 916 units, launched November 2024 by Kingsford; 76% sold at an average S$2,579 psf. Best-performing weekend launch of 2024.
Lentor Mansion (Lentor Gardens, D26) — 533 units, launched March 2024 by GuocoLand/Hong Leong; 75% sold at launch at S$2,257 psf average; 98.5% sold as of mid-2025.
2026 New Launch Pipeline: Region by Region
Outside Central Region (OCR)
OCR is expected to dominate 2026 supply, accounting for approximately 64% of all new launch units. Price points are broadly in the S$1,900–S$2,400 psf range.
Notable 2026 OCR launches:
- Bayshore (D16) — ~480 units. Former Bayshore Park area, targeting the East-side upgrader market. Launch expected Q1/Q2 2026.
- Dairy Farm (D23) — ~530 units. Hillside location in the Bukit Timah/Dairy Farm area. Launches expected H1 2026.
- Tengah GLS sites (D24) — Multiple sites, with one project of ~860 units expected to launch around April 2026. Tengah is Singapore's newest planned eco-town with direct MRT access via the Jurong Regional Line.
- Woodlands Avenue 5 / Woodlands EC — EC site in the north, expected to launch in H2 2026. The first EC in Woodlands in many years, targeting the large HDB population in the area.
Rest of Central Region (RCR)
RCR projects in 2026 are projected to moderate in volume vs 2025, with pricing typically in the S$2,400–S$2,800 psf range. The Orie's S$2,704 psf launch in January 2025 defines the upper benchmark buyers will use as a reference.
- Nava Grove (Ulu Pandan, D21) — 552 units. Adjacent to Holland Village / one-north cluster. Expected H1 2026.
- Dorset Road (D8) — upcoming GLS-sourced project, location in the established Little India/Farrer Park belt. Expected 2026.
- Former Thomson View site (D20) — large-format redevelopment in the Upper Thomson area, adding meaningful RCR supply when launched.
Core Central Region (CCR)
CCR volumes are inherently lower, and 2026 supply here is more measured. Foreign buyer volumes remain suppressed by 60% ABSD, making CCR launches primarily a local luxury and high-net-worth market.
- One Bernam (Tanjong Pagar, D2) — ongoing sales. Integrated with the Bernam Street area's commercial and F&B ecosystem.
- Newport Residences (Anson Road, D2) — large-format redevelopment (approximately 246 units). One of the more significant CCR launches tracking into 2026, targeting the Tanjong Pagar / CBD professional buyer base.
Pricing Context: Where Are PSF Benchmarks?
The 2026 pipeline sits against a backdrop of stable-to-slightly-easing pricing in OCR and RCR, following the 2022–2024 run-up.
| Region | 2024 New Launch Median PSF | Current Benchmark Range |
|---|---|---|
| OCR | ~S$2,100 | S$1,900–S$2,500 |
| RCR | ~S$2,500 | S$2,200–S$2,900 |
| CCR | ~S$3,100 | S$2,800–S$4,000+ |
The increased supply pipeline in 2026 means developers cannot rely on scarcity alone to push pricing. Projects with genuine differentiation — MRT integration, large format, excellent schools within 1km — will achieve top-of-range PSF. Generic mid-rise leasehold projects in less differentiated locations are facing more pricing discipline.
What Drives Take-Up Rates in 2026
Based on 2025 data and early 2026 trends, the factors separating fast-selling projects from slow movers are:
MRT integration or proximity (within 500m walking). Projects directly connected to or a short walk from stations consistently outperform those requiring a bus or drive. This applies across all regions and price points.
School proximity (primary school within 1km). For family-oriented buyers — the core HDB upgrader demographic — proximity to a well-regarded primary school remains a significant purchase driver. Projects in mature estates retain an advantage here.
Unit mix. Projects heavily weighted toward 1-bedroom and 2-bedroom units attract investors but have lower conversion rates from genuine occupier buyers. For strong overall take-up, a balance of 2BR to 4BR is preferable.
Pricing relative to recent comparables. Buyers in 2026 are better informed than in prior years — price comparison sites, agents, and historical transaction data are all readily accessible. Projects launched more than ~5% above comparable recent transactions face resistance from day one.
EC Pipeline: Complement to Private New Launches
ECs launching in 2026 provide an important pricing benchmark and alternative for eligible buyers. Expected 2026 EC launches include sites at Woodlands Avenue 5 and Bukit Batok West. At anticipated PSFs of S$1,550–S$1,750, these will remain approximately 20–25% below comparable OCR private condos, preserving the structural EC discount that has historically generated post-privatisation appreciation.
FAQ
Are new launch prices expected to fall in 2026?
Modest moderation is more likely than a significant fall. With land costs locked in from 2022–2023 GLS purchases, developers have limited ability to cut prices without taking losses. Selective discounting (rebates, absorption of stamp duty, voucher schemes) is more likely than headline PSF reductions.
Is 2026 a better time to buy than 2024 or 2025?
For buyers, more supply means more choice and more negotiating leverage than in 2022–2024. Whether absolute pricing is "better" depends on the project. Some 2026 launches will price above 2024 comparables in strong submarkets; others will price competitively to achieve absorption targets.
Should I wait for more launches before committing?
Waiting for more launches makes sense if you are not in a rush and the projects currently available do not match your requirements. However, the most popular projects (high MRT integration, strong school catchment) will still sell quickly regardless of overall supply. Waiting specifically for a price fall is a different bet — one the data does not currently support.
Summary
2026 is the year Singapore's new launch market returns to genuine buyer choice. With 12,000+ units across 25+ projects and a supply environment that has not been this well-stocked since pre-2020, buyers have the luxury of comparison shopping that was unavailable in 2022–2024. The projects that will outperform are the ones that have always outperformed: integrated with transit, near good schools, priced fairly relative to comparables. The ones that will underperform are those relying on residual scarcity in a market where scarcity no longer applies.
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