{"_doc":"SG Properties land-cost break-even table for 2026 Singapore new launches on government land sale (GLS) sites that have a reviewed page on sg.properties. landPsfPpr = URA/HDB tender price divided by maximum permissible GFA (sq m converted at 10.7639 sq ft), rounded to the nearest dollar. breakEvenLow/High = landPsfPpr + nonLandLow/High. Non-land costs of S$930-1,030 psf are implied by DBS Research (Tabitha Foo, 28 Oct 2024): break-even of S$2,100-2,200 psf for the Thomson View en bloc site minus its land cost of S$1,172 psf ppr. Break-even figures are SG Properties estimates, not developer figures; they exclude any developer margin. launchPsf is the figure named in launchPsfBasis; null means the developer has not released prices (we never estimate prices). gapLow/High = launchPsf - breakEvenHigh/Low; gapPctLow/High are those gaps as a % of breakEvenHigh/Low. Method and caveats: https://sg.properties/articles/new-launch-land-cost-break-even-2026. Reuse allowed with a link to that page (CC BY 4.0).","lastVerified":"2026-10-16","method":{"nonLandLow":930,"nonLandHigh":1030,"nonLandSource":"https://www.dbs.com.sg/treasures/aics/templatedata/article/recentdevelopment/data/en/DBSV/102024/UOL_SP_10282024.xml","constructionCostContext":"RLB Rider's Digest 2025 (Singapore), 1Q2025: condominium S$2,900-3,570 per sq m of construction floor area (medium quality), S$3,590-4,520 (good quality); excludes land, fees, finance costs and GST","constructionCostSource":"https://www.rlb.com/asia/insight/singapore-riders-digest-2025/"},"rows":[{"project":"Narra Residences","district":23,"tenure":"99-year","landSite":"Dairy Farm Walk","landAwarded":"2025-01-21","landPsfPpr":1020,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-04","breakEvenLow":1950,"breakEvenHigh":2050,"launchPsf":2180,"launchPsfBasis":"Launch-weekend average, 31 Jan-1 Feb 2026 (EdgeProp)","launchSource":"https://www.edgeprop.sg/property-news/narra-residences-sells-nearly-25-units-2180-psf-launch-weekend","gapLow":130,"gapHigh":230,"gapPctLow":6.3,"gapPctHigh":11.8,"page":"https://sg.properties/articles/narra-residences-launch-preview-2026"},{"project":"Pinery Residences","district":18,"tenure":"99-year","landSite":"Tampines Street 94 (HDB sale site, mixed-use)","landAwarded":"2024-10-10","landPsfPpr":1004,"landSource":"https://www.hdb.gov.sg/-/media/business-partners/land-developers-and-land-users/buying-land-land-sales/sites-sold-by-hdb/Mix-Residential-Site-Sold-14-Jan-2026.pdf","breakEvenLow":1934,"breakEvenHigh":2034,"launchPsf":2546,"launchPsfBasis":"Launch-weekend average, 28-29 Mar 2026 (Sunway MCL)","launchSource":"https://sunwaymcl.com.sg/media/pinery-residences-draws-strong-demand-with-92-5-sold-at-launch","gapLow":512,"gapHigh":612,"gapPctLow":25.2,"gapPctHigh":31.6,"page":"https://sg.properties/articles/pinery-residences-tampines-west-condo-review"},{"project":"Tengah Garden Residences","district":24,"tenure":"99-year","landSite":"Tengah Garden Avenue","landAwarded":"2025-01-21","landPsfPpr":821,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-04","breakEvenLow":1751,"breakEvenHigh":1851,"launchPsf":2120,"launchPsfBasis":"Launch average, 25-26 Apr 2026 (Hong Leong Holdings)","launchSource":"https://www.hongleong.com.sg/tengah-garden-residences-99-sold-at-launch/","gapLow":269,"gapHigh":369,"gapPctLow":14.5,"gapPctHigh":21.1,"page":"https://sg.properties/articles/tengah-garden-residences-launch-preview-2026"},{"project":"Vela Bay","district":16,"tenure":"99-year","landSite":"Bayshore Road","landAwarded":"2025-03-28","landPsfPpr":1388,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-13","breakEvenLow":2318,"breakEvenHigh":2418,"launchPsf":2886,"launchPsfBasis":"Launch-day average, 25 Apr 2026 (EdgeProp)","launchSource":"https://www.edgeprop.sg/property-news/vela-bay-sells-72-launch-day-average-2886-psf","gapLow":468,"gapHigh":568,"gapPctLow":19.4,"gapPctHigh":24.5,"page":"https://sg.properties/articles/vela-bay-condo-review-bayshore-2026"},{"project":"Hudson Place Residences","district":5,"tenure":"99-year","landSite":"Media Circle (Parcel A)","landAwarded":"2025-03-13","landPsfPpr":1037,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-10","breakEvenLow":1967,"breakEvenHigh":2067,"launchPsf":2458,"launchPsfBasis":"Launch-weekend average, 16-17 May 2026 (EdgeProp)","launchSource":"https://www.edgeprop.sg/property-news/hudson-place-residences-sells-over-61-units-average-2458-psf-launch-weekend","gapLow":391,"gapHigh":491,"gapPctLow":18.9,"gapPctHigh":25,"page":"https://sg.properties/articles/hudson-place-residences-one-north-condo-review"},{"project":"Dunearn House","district":11,"tenure":"99-year","landSite":"Dunearn Road","landAwarded":"2025-07-03","landPsfPpr":1410,"landSource":"https://www.ura.gov.sg/news/media/pr25-36/","breakEvenLow":2340,"breakEvenHigh":2440,"launchPsf":3140,"launchPsfBasis":"Launch-weekend average, 25-26 Jul 2026 (EdgeProp)","launchSource":"https://www.edgeprop.sg/property-news/dunearn-house-sells-56-units-launch-weekend-average-3140-psf","gapLow":700,"gapHigh":800,"gapPctLow":28.7,"gapPctHigh":34.2,"page":"https://sg.properties/articles/amberwood-at-holland-vs-dunearn-house"},{"project":"Amberwood at Holland","district":10,"tenure":"99-year","landSite":"Holland Link","landAwarded":"2025-08-07","landPsfPpr":1432,"landSource":"https://www.ura.gov.sg/news/media/pr25-43/","breakEvenLow":2362,"breakEvenHigh":2462,"launchPsf":3019,"launchPsfBasis":"Launch-weekend average of 23 units, September 2026 (EdgeProp)","launchSource":"https://www.edgeprop.sg/property-news/amberwood-holland-sells-11-units-launch-weekend-averaging-3019-psf","gapLow":557,"gapHigh":657,"gapPctLow":22.6,"gapPctHigh":27.8,"page":"https://sg.properties/articles/amberwood-at-holland-vs-dunearn-house"},{"project":"Lucerne Grand","district":22,"tenure":"99-year","landSite":"Lakeside Drive","landAwarded":"2025-06-09","landPsfPpr":1132,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-27","breakEvenLow":2062,"breakEvenHigh":2162,"launchPsf":2480,"launchPsfBasis":"Average across the whole project, not the average of units sold (CDL, 4 Oct 2026)","launchSource":"https://www.cdl.com.sg/newsroom/strong-response-for-lucerne-grand-350-units-sold-on-launch-weekend","gapLow":318,"gapHigh":418,"gapPctLow":14.7,"gapPctHigh":20.3,"page":"https://sg.properties/articles/lucerne-grand-review"},{"project":"Bedok Rise site (name not yet official)","district":16,"tenure":"99-year","landSite":"Bedok Rise","landAwarded":"2025-12-02","landPsfPpr":1330,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-66","breakEvenLow":2260,"breakEvenHigh":2360,"launchPsf":null,"launchPsfBasis":"Not yet released","launchSource":null,"gapLow":null,"gapHigh":null,"gapPctLow":null,"gapPctHigh":null,"page":"https://sg.properties/articles/bedok-rise-residences-review"},{"project":"Chuan Grove site (name not yet official)","district":19,"tenure":"99-year","landSite":"Chuan Grove (two adjoining parcels, combined)","landAwarded":"2025-07-17 and 2025-09-10","landPsfPpr":1355,"landSource":"https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-39 ; https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr25-46","breakEvenLow":2285,"breakEvenHigh":2385,"launchPsf":null,"launchPsfBasis":"Not yet released","launchSource":null,"gapLow":null,"gapHigh":null,"gapPctLow":null,"gapPctHigh":null,"note":"Sing Holdings disclosed stamp duties equal to about S$149 psf ppr on top of the land price (SGX, 16 Apr 2026); break-even would be up to that much higher if those duties are not already covered by the non-land range.","page":"https://sg.properties/articles/chuan-grove-residences-review"}],"enBloc":[{"project":"Thomson Reserve","district":20,"tenure":"99-year","landSite":"Thomson View en bloc (private sale; no URA or HDB tender)","landPsfPpr":1172,"landPsfPprBasis":"DBS Research, including lease top-up premium and land betterment charge (EdgeProp reports S$1,178)","breakEvenLow":2100,"breakEvenHigh":2200,"breakEvenBasis":"DBS Research estimate, 28 Oct 2024","launchPsf":2608,"launchPsfBasis":"Lowest indicative starting price (2-bedroom), developers, 15 Oct 2026; sales launch 31 Oct 2026","launchSource":"https://www.capitaland.com/content/capitaland/global/en/about-capitaland/newsroom/news-releases/international/2026/october/cld-unveil-thomson-reserve.html","gapLow":408,"gapHigh":508,"gapPctLow":18.5,"gapPctHigh":24.2,"page":"https://sg.properties/articles/thomson-reserve-review"}]}