Singapore Property Market Outlook 2026: What Buyers and Sellers Should Know for H2

Private new-home sales, excluding Executive Condominiums, moved from 1,548 units in April to 447 units in May and 156 units in June. The figures look dramatic, but the newsletters repeatedly point to launch timing as a major explanation. April had major launches, May had only one major launch, and June had no new private residential project launch at all. (For a deeper look at the June numbers, see our analysis of why Singapore new home sales fell in June 2026.)

That distinction matters. A fall in developer sales does not automatically mean buyer demand has disappeared. When there is little new stock to launch, monthly primary-market volumes naturally fall and some demand shifts towards previously launched projects or the resale market.

Meanwhile, HDB resale prices were broadly steady in June, with the overall index unchanged month-on-month at 208.9. Yet the top end remained active, with 188 HDB resale transactions at $1 million or more, a new monthly high and 8.8% of resale volume. July data subsequently showed HDB resale volume rebounding 24.5%, while prices eased 0.7% month on month.

Across the newsletters, a common theme is that buyers are comparing value more carefully. Location, total purchase quantum, floor area, lease tenure, readiness for occupation and financing all matter more when headline prices are high. June condo resale volume was estimated at 1,042 units, with the Outside Central Region accounting for about 48.3% of activity. The widening price gap between new launches and resale homes continued to support secondary-market demand. (Compare the trade-offs in our guide to new launch vs resale condos in 2026.)

Landed homes were one of the strongest private residential segments in Q2 2026. The landed price index rose 2.5% quarter on quarter to a record high, reversing the previous quarter’s 0.4% decline. Landed transactions rose to 568 from 512 in Q1. The strength is linked to scarcity and the appeal of higher-value freehold assets, although landed indices can be influenced by a relatively small number of large transactions.

For buyers, new launch pricing should be compared with surrounding resale alternatives, not merely with another new development. Total quantum, monthly repayments, stamp duties, renovation costs and the likely holding period all matter. Interest rates remain a key consideration: while rates have eased from their 2023 peaks, mortgage servicing ratios still constrain affordability for many households.

For HDB buyers, the Standard, Plus and Prime framework creates another layer of decision-making because MOP, subsidy recovery and rental restrictions can materially affect long-term flexibility.

Sellers should expect buyers to be more evidence-driven. Recent transactions, competing listings and replacement costs matter more than broad assumptions that the entire market is rising. The removal of the 15-month HDB wait-out period may also improve mobility for some private owners who want to right-size into an HDB resale flat, gradually adding private resale stock while increasing interest in larger or well-located HDB flats.