Q1 2026 has delivered one of the most active stretches of new launch activity Singapore has seen since the pre-cooling-measure peak of 2021. Five projects launched in January and March alone, absorbing thousands of units in a matter of days. Two more Tampines projects — Pinery Residences and Rivelle Tampines EC — are still in preview or upcoming as of mid-March. Here is the full picture.
Market Context: Why Q1 2026 Is So Active
Several factors converged to make Q1 2026 a front-loaded launch quarter:
- Developer pipeline pressure: Multiple GLS sites awarded in 2023–2024 reached their construction-ready window, compressing launch timelines into early 2026
- Resilient HDB upgrader demand: The MOP-eligible HDB cohort from 2020–2021 BTO launches is now active in the market, providing a large and motivated buyer pool for OCR and fringe-RCR projects
- Pent-up demand from 2024: Buyers who sat on the sidelines through most of 2024 — waiting for rates to stabilise and for quality supply to emerge — re-entered the market with conviction in early 2026
- Foreign buyer absence: CCR and RCR premium projects have had to rely entirely on local demand; projects near MRT and employment nodes have fared better
Average new launch transaction prices in Q1 2026:
- OCR: S$2,100–S$2,800 psf
- RCR / Fringe CCR: S$2,400–S$3,300 psf
- CCR: S$2,800–S$3,500+ psf
Projects That Have Launched (January – March 2026)
Coastal Cabana EC (Pasir Ris Drive 3) — EC / D18
Launched: 17 January 2026
- Location: Pasir Ris Drive 3, District 18 — first Pasir Ris EC in over a decade
- Developer: Qingjian Realty, Forsea Holdings, ZACD Group, Jianan Capital
- Tenure: 99-year leasehold (Executive Condominium)
- Units: 748 units (3-bedroom to 5-bedroom)
- Launch price: From S$1,639 psf; average S$1,734 psf
- Take-up: 498 of 748 units (67%) sold on opening day
Analysis: Coastal Cabana was the first EC out of the gate in 2026 and carried significant pent-up demand — Pasir Ris had not seen an EC launch in over a decade. The 67% day-one take-up at S$1,734 psf average reflects both the supply drought in the area and the structural appeal of the EC format for income-eligible first-time buyers. Sea-view units were almost entirely taken on opening day. Remaining units are still available from the developer at time of writing.
The Orie (Lorong 1 Toa Payoh) — OCR / D12
Launched: 18 January 2026
- Location: Lorong 1 Toa Payoh, District 12 — first Toa Payoh new launch condo in 8 years
- Developer: City Developments Ltd (CDL), Frasers Property, Sekisui House
- Tenure: 99-year leasehold
- Units: 777 units
- Launch price: Average S$2,704 psf
- Take-up: 86% (668 units) sold by 6pm on launch day
Analysis: The Orie was the standout performer of January, with 86% take-up in a single day at an average of S$2,704 psf — a premium that buyers were clearly willing to pay for the scarcity of supply in Toa Payoh. The project benefits from proximity to Braddell MRT station and the Toa Payoh town centre amenities, and its CDL-Frasers-Sekisui House consortium is one of the strongest developer lineups in recent memory. The 8-year supply gap in this estate was the dominant factor in the speed and depth of take-up.
Newport Residences (Anson Road) — CCR / D02
Launched: 31 January 2026
- Location: 80 Anson Road, District 2 — gateway to the CBD and future Greater Southern Waterfront
- Developer: City Developments Ltd (CDL) / Hong Leong Properties
- Tenure: Freehold
- Units: 246 residential units (part of a mixed-use development)
- Launch price: Average S$3,370 psf; from S$1.298 million (1-bedroom, 431 sqft)
- Take-up: 57% (140 units) sold on launch weekend
Analysis: Newport Residences is one of the few genuinely freehold launches in 2026 and one of very few freehold sites in the CBD fringe. The 57% weekend take-up at S$3,370 psf average is a solid result for a CCR project in the current foreign-buyer-absent environment — buyers here are almost entirely Singaporean investors and owner-occupiers. The Greater Southern Waterfront long-term redevelopment story is the key investment thesis; buyers are paying a significant premium for freehold tenure and location optionality.
Narra Residences (Dairy Farm Walk) — OCR / D23
Launched: 31 January 2026
- Location: 60 Dairy Farm Walk, District 23 — nature-adjacent, within the Dairy Farm enclave near Hillview MRT
- Developer: Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering, Kay Lim Realty
- Tenure: 99-year leasehold
- Units: 544 units
- Launch price: Average S$2,180 psf; range S$1,798–S$2,357 psf
- Take-up: ~25% on launch weekend
Analysis: Narra Residences set a new PSF benchmark for the Dairy Farm area at S$2,180 psf average. The 25% weekend take-up is measured relative to some of the other Q1 launches — reflecting a buyer pool that is more selective at this price point for a nature-fringe OCR location. The development drew 3,500 visitors on its opening weekend preview, suggesting strong interest that has not yet fully translated into bookings. Remaining units across all bedroom types are available.
River Modern (River Valley Green) — RCR / D09
Launched: 7 March 2026
- Location: River Valley Green, District 9 — directly above Great World MRT (TE15), fronting the Singapore River
- Developer: GuocoLand
- Tenure: 99-year leasehold
- Units: 455 residential units + 6 retail units
- Launch price: From S$2,877 psf; average S$3,266 psf
- Take-up: 90% (approx. 410 units) sold on launch day
Analysis: River Modern delivered the most emphatic single-day result of Q1 2026, with 90% take-up at an average of S$3,266 psf. GuocoLand priced the project aggressively relative to the District 9 riverfront premium, and the market responded. The project benefits from direct MRT connectivity (Great World station is effectively part of the development), river views for approximately 70% of units, and the scarcity of new D9 supply. At S$3,266 psf on a 99-year leasehold this is not a yield play — buyers are purchasing for capital appreciation and lifestyle value. "More than two cheques per unit" was reported at the booking exercise, reflecting a level of buyer competition rarely seen at this price point.
Still to Launch: Tampines March 2026
Rivelle Tampines EC (Tampines Street 95)
- Type: Executive Condominium
- Preview: 6 March 2026 (underway); applications until 16 March; sales bookings from 21 March
- Location: Tampines Street 95, adjacent to Pinery Residences
- Profile: Second Tampines EC launch after Aurelle of Tampines sold out in April 2025. Targets first-time EC buyers in the Tampines catchment.
Pinery Residences (Tampines Street 94)
- Type: Private condominium (mixed development)
- Expected: March 2026 launch (exact date TBC)
- Units: ~588 units
- Location: Tampines Street 94 — integrated development next to Rivelle Tampines EC and close to Tampines North MRT (CRL)
- Profile: Private alternative for buyers who don't qualify for or prefer not to buy EC. The side-by-side positioning with Rivelle Tampines EC creates a rare direct EC-vs-private comparison for buyers.
The Progressive Payment Scheme (PPS)
All new launches use the Progressive Payment Scheme — you do not pay the full purchase price at booking.
| Stage | % of Purchase Price |
|---|---|
| Booking (Option) | 5% (cash) |
| Sale & Purchase Agreement within 8 weeks | 15% (CPF/cash) |
| Foundation | 10% |
| Reinforced concrete framework | 10% |
| Brick walls | 5% |
| Ceiling/roofing | 5% |
| Doors/windows/staircases | 5% |
| Electrical/plumbing/mechanical | 5% |
| TOP (Temporary Occupation Permit) | 25% |
| Legal completion | 15% |
Your loan drawdown mirrors the construction schedule, so you pay interest only on the amount drawn — not on the full loan from day one.
EC vs Private: The Tampines Decision
With both Rivelle Tampines EC and Pinery Residences launching in the same micro-location in March 2026, buyers in Tampines face an unusually direct comparison:
- EC buyers get a lower entry price (typically 15–25% below comparable private) but must meet income cap (S$16,000/month household), citizenship criteria, and accept resale restrictions for 5–10 years
- Private buyers at Pinery Residences face no eligibility restrictions and have full flexibility to sell or rent to anyone — including foreigners — from day one, at the cost of a higher purchase price
For HDB upgraders who qualify for EC, Rivelle Tampines EC at a lower PSF will likely be the better financial decision over a 5-year hold. For those who don't qualify or who want immediate flexibility, Pinery Residences is the natural alternative.
Q1 2026 Verdict
Q1 2026 has demonstrated that Singapore's new launch market remains demand-resilient across all segments when projects are correctly priced and positioned:
- OCR mass market (The Orie, Coastal Cabana EC): deep absorption within hours of launch, driven by HDB upgraders and first-time buyers
- OCR fringe / nature corridor (Narra Residences): measured take-up at a new pricing benchmark; buyers are selective but present
- D9/D2 premium (River Modern, Newport Residences): strong demand from local investors and owner-occupiers despite the absence of foreign buyers; freehold and riverfront premiums are well-supported
For buyers watching the remainder of 2026, the Tampines launches (Pinery Residences, Rivelle Tampines EC) and the anticipated Woodlands Drive 17 EC are the next key events to track.
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