Up to 11 Condo Projects With 3,550 Units Set to Launch in H2 2026 as Price Ceilings Emerge

The unit tally of new launches lined up for the second half stands at roughly the same level as in the first half. In the year so far, developers have launched seven private residential projects, excluding executive condominiums (ECs), totalling 3,534 units, noted Huttons Asia chief executive Mark Yip. Of these, 2,810 units have been sold, translating to an average take-up of 79.5 per cent.

Standouts include River Modern with 93 per cent of its 455 units sold at a median price of S$3,229 per square foot (psf), Pinery Residences in Tampines with 94 per cent of its 588 units sold at a median price of S$2,548 psf, and the 863-unit Tengah Garden Residences with all but three units sold at a median price of S$2,113 psf.

Yip estimated that primary sales, excluding ECs, stood at 3,918 units as at May 25. Huttons expects to see about 4,500 new units sold in the first half of 2026. Including ECs, PropNex CEO Kelvin Fong puts new sales for the year to date at around 5,200 units, or about 42 per cent of the 12,445 units sold in the whole of 2025. Yip and Fong expect about 9,000 new sales, excluding ECs, for the full year.

According to Huttons Asia’s Yip, July’s launches are likely to include the 230-unit Amberwood at Holland, the 380-unit Dunearn House, the 499-unit Lentor Gardens Residences and the 570-unit Lucerne Grand along Lakeside Drive.

Market watchers predict that prices for Amberwood at Holland could average between S$2,900 and S$3,000 psf, and those for Dunearn House could be around S$3,200 psf. Prices of Lucerne Grand are projected to average at around S$2,600 psf, and that of Lentor Gardens Residences at S$2,300 psf.

The market will enter the third quarter with one mega project on offer in September: the 1,240-unit Thomson Reserve coming up on the Thomson View condo en bloc sale site. Alan Cheong, executive director of research and consultancy at Savills Singapore, noted that overall prices have continued to rise gradually alongside income growth and public-housing resale prices. UOL and CapitaLand’s estimated land acquisition cost of S$1,178 psf per plot ratio (ppr) gives the developers ample room to price the project competitively while still preserving healthy margins.

In the Outside Central Region, new project pricing hit a high with Vela Bay, the first launch in the new Bayshore precinct, selling 72 per cent of its units at launch at a median price of S$2,865 psf in April this year. Knight Frank head of research Leonard Tay expects most, if not all, future launches to be priced below S$3,000 psf in the rest of the year.

Cheong noted that those with “less compelling attributes” are likely to range between S$2,100 psf and S$2,400 psf. PropNex CEO Kelvin Fong said that, in the Core Central Region, some launches could see average prices move beyond the S$3,300 to S$3,500 psf range, based on recent land tender trends.

Justin Quek, deputy group CEO of Realion Group, pointed out that higher construction and financing costs, along with new rules that have made layouts more efficient, have lifted the baseline cost of development. But for the broader market and city-fringe projects, developers still need to cater to genuine demand from local buyers and public-housing upgraders.

Of the 11 projects expected to launch in the second half, Quek expects the 1,240-unit Thomson Reserve to be among the stronger performers, given its scale and “broad buyer appeal.” Dunearn House is another one to watch, as the first condominium launch within the new Bukit Timah Turf City neighbourhood. Cheong cited its relatively modest 380-unit count, proximity to an MRT station and “location within a micro-market that has seen limited new supply in recent years.” Quek also pointed out that Lucerne Grand in the Jurong area should benefit from pent-up demand for a mixed-use project directly linked to the Lakeside MRT station.

The EC segment could outperform the previous year if more projects are rolled out, including those in Senja Close, Woodlands Drive 17 and Sembawang Road. The upcoming EC projects are not subject to the new measures announced in early May to curb prices, including a longer minimum occupation period and more priority for first-time buyers.

Tricia Song, CBRE head of research for Singapore and South-east Asia, maintains her projection of 7,500 to 8,500 new home transactions in the year. This would mark a moderation from the strong sales of 10,815 units in 2025, and come in slightly below the five-year average of 8,766 units from 2021 to 2025. Song added that private-home prices are still expected to “grow at a stable pace” of 2 to 4 per cent, having cumulatively risen 43.5 per cent from the pandemic trough in the first quarter of 2020. “Government intervention is likely if prices jump ahead of economic fundamentals, or (are) driven by undesirable actors, such as hot money and foreign capital flows. Right now, we are not seeing that. Prices are also in line with economic fundamentals,” she said.