New prices start from land cost
Each launch is priced off what the developer paid for the site plus building costs. A newer launch rarely arrives cheaper than the one next to it, so waiting for "the next one" is a pricing bet, not a plan.
Free guide · 2026–2027 new launches
Not every new launch is a good buy.
2026 launches drew queues, and 2027 brings another round of showflats. Our free guide shows you how to tell a fairly priced project from a well-marketed one, before you commit.
- Free PDF guide
- Sources you can check
- No obligation
+1.4%
Private home price index, Q3 2026, after +0.5% in Q2
1,183
New private homes sold by developers in Q3 2026, down from 2,141 in Q2
20,300
Unsold private homes with planning approval, end of Q3 2026
Source: URA, 3rd Quarter 2026 real estate statistics, released 23 Oct 2026. Developer sales exclude ECs; pipeline figure includes ECs.
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01 · The market
2026 brought the queues. What does that mean for 2027?
Some 2026 launches sold out over a weekend while others are still selling. Developer sales rise and fall with the launch calendar, so a strong month tells you more about timing than about whether any one project was priced well.
New private homes sold by developers, 2026
Did demand fade in Q3, or did supply? Units sold per quarter, excluding ECs.
Q3 launches fell to 1,140 units, from 1,783 in Q2. Fewer launches meant fewer sales, while the price index still rose 1.4%.
Sources: URA, real estate statistics for 1st, 2nd and 3rd Quarter 2026 (released 24 Apr, 24 Jul and 23 Oct 2026). Excludes ECs.
10,815
2025
New private homes sold by developers in 2025, a four-year high
~8,100
2026 estimate
Units analysts expected across about 17 launches in 2026, roughly 30% fewer than 2025
853of 863
April 2026
Units sold at Tengah Garden Residences on its launch weekend
4,745
2H2026 GLS
Private homes, including 735 EC units, on the Government Land Sales Confirmed List for 2H2026
Sources: URA, 4th Quarter 2025 real estate statistics, 23 Jan 2026 (2025 total, excludes ECs); analyst consensus reported by PropertyNet and Little Big Red Dot (2026 estimate, not an official figure); Mothership, 27 Apr 2026, citing The Straits Times (Tengah Garden Residences); MND, 2H2026 Government Land Sales Programme, Jun 2026.
Why choice isn't value
More launches give you more options. They don't make any one of them cheaper.
Nearby launches share the same buyers
Projects that launch close together in time and location also complete and reach the resale market at around the same time. Your exit buyer will have choices too.
A sell-out reflects one weekend
Strong launch sales show there was demand at that price on that day. They don't tell you what a buyer will pay you in five or eight years.
Looking at 2027? Analysts expect the launch pipeline to pick up modestly in 2027 (PropertyNet, Nov 2026). The full list depends on the 1H2027 GLS programme and developer schedules:
02 · The hidden risks
What sways buyers at the showflat?
Showflats are designed to sell, and they do it well. Your part is to separate how a home feels on a Saturday afternoon from what it will be worth when you sell.
A launch-weekend sell-out tells you about demand that weekend. It says nothing about your exit price.
The showflat
What you see
A staged unit with selected furnishings, lighting and the most flattering layout.
What to check
The floor plan, facing and stack of the unit you would actually buy.
Early-bird discounts
What you see
A percentage off, framed as a reward for deciding early.
What to check
The net psf against recent transactions nearby. A discount is measured from the developer's own list price.
The queue
What you see
Ballot numbers, crowds and a sense that the good units will be gone by lunch.
What to check
Your shortlist and walk-away price, set before the day. Urgency doesn't change what a unit is worth.
"% sold" updates
What you see
Sales progress that suggests everyone else has already decided.
What to check
Which unit types and stacks sold, and at what prices. The remaining units may be a different story.
Monthly instalments
What you see
A comfortable monthly figure at today's interest rate.
What to check
The same figure at a higher rate, and whether it still works if your income changes.
Common mistakes
Three decisions buyers tend to regret
- Buying the project, not the unit. Two units in one development can perform very differently depending on size, facing and stack.
- Comparing launch against launch only. Nearly-new and resale homes in the same area are part of the price check.
- Skipping the exit question. Who buys this from you later, and what else will they be able to choose from?
03 · What most buyers overlook
Launch price and investment value are two different numbers
The developer sets the first one on launch day. The resale market sets the second one, years later, when you sell. Most buying mistakes happen when the two get treated as the same thing.
Number one
Launch price
What the developer asks today.
- Set by
- The developer
- Based on
- Land cost, construction cost, margin and expected take-up
- Tested by
- Buyers on launch weekend
Number two
Investment value
What the next buyer will pay you.
- Set by
- The resale market
- Based on
- Location, nearby prices, competing supply and buyer demand at the time
- Tested by
- Your buyer, five or more years from now
Where does this launch sit against its neighbours?
How to read a price benchmark · illustrative layout, no figuresNearby resale medianOlder homes, same area
Nearby new-sale medianRecent launches close by
This launchAverage psf being asked
Land-cost floorWhere the next launch may start
Lower psfHigher psf
The guide walks you through filling this in with URA caveat data for any project you are considering. Where a launch sits on this line is the start of the value question, not the answer.
Run every launch through these five questions
Singapore · illustrative photoLocation
Transport, schools, jobs and amenities, judged by what exists or is officially scheduled, not by what the brochure implies.
AskWould you pay this price if the future plans were delayed?
Price benchmarks
The launch psf against nearby new sales, nearly-new homes and resale, using recorded transactions rather than asking prices.
AskHow large is the premium, and what is it paying for?
Supply
How many units nearby launch, complete or reach their minimum holding period around the same time as yours.
AskHow many similar units will compete with yours at resale?
Resale demand
Who buys in this area today: upgraders, families, investors. Which unit sizes they choose and how quickly those sell.
AskIs your unit type the one the next buyer is looking for?
Future appreciation
What has to go right for the price to rise from here, and what happens to your plan if it rises slowly.
AskDoes the purchase still work if prices stay flat?
04 · Investment pitfalls
Seven pitfalls worth checking before you sign
None of these show up in a showflat. Each one can change what a purchase is worth to you, and each one is covered in detail in the guide.
Pitfall 01
Reading the market average as your return
Private home prices rose 1.4% in Q3 2026. Look one level down and the picture splits: city-fringe condo prices were flat for the quarter while suburban condos rose 2.3%.
A market index tells you about the market. It says very little about one project, one stack or one unit.
URA price index change by segment, Q3 2026
Did every part of the market move together? Quarter-on-quarter change, %.
Landed
+2.9%
Non-landed OCRSuburban
+2.3%
Non-landed CCRPrime
+0.3%
Non-landed RCRCity fringe
0.0%
Overall index
+1.4%
Source: URA, 3rd Quarter 2026 real estate statistics, 23 Oct 2026.
Pitfall 02
4years
Seller's stamp duty holding period
Planning to sell early
For private homes bought on or after 4 Jul 2025, selling within four years attracts seller's stamp duty, starting at 16% in year one and falling to 4% in year four.
Source: IRAS, SSD rates for residential property acquired on or after 4 Jul 2025
Pitfall 03
20%
ABSD on a citizen's second home
Forgetting the second-property tax
Singapore Citizens buying a second residential property pay 20% additional buyer's stamp duty upfront. That cost has to be recovered before any gain is real.
Source: IRAS, ABSD rates for purchases on or after 27 Apr 2023
Pitfall 04
57,200
Homes due to complete in coming years
Buying into a completion wave
About 22,300 of these are expected by 2028. When many homes nearby complete together, resale buyers and tenants have more to choose from.
Source: URA, 3rd Quarter 2026 real estate statistics, 23 Oct 2026. Includes ECs.
Pitfall 05
7.2%
Vacancy, completed private homes, end-Q3 2026
Assuming the rent will cover it
Vacancy rose from 6.4% the quarter before. If the plan depends on rental income, test it with a vacant month or two and a lower rent.
Source: URA, 3rd Quarter 2026 real estate statistics, 23 Oct 2026. Excludes ECs.
Pitfall 06
Net psf,
not % off
not % off
What the comparison should be
Anchoring on the discount
A launch discount is measured against the developer's own price list. The number that matters is the net psf you pay, compared with what nearby homes have actually transacted at.
Covered in chapter 3 of the guide
Pitfall 07
The most
common unit
common unit
Unit-mix concentration
Owning what everyone else owns
If a development has a large share of near-identical units, those owners may end up competing with each other for the same resale buyer.
Covered in chapter 5 of the guide
05 · Your free guide
The New Launch Reality Check
A 2026–2027 buyer's guide to Singapore condos
Seven chapters, each built around one question you should be able to answer before you pay a booking fee. Written in plain English, with worked examples and the official data sources to check for yourself.
- Which launches may be undervalued, and the tests that separate real value from a low headline price
- How to spot an overpriced development using nearby transactions, not brochures
- Developer discounts and launch pricing, and what the price list does not show
- How to evaluate capital appreciation without relying on forecasts
- Common mistakes and hidden pitfalls, from unit mix to stamp duties
- What to consider before buying a 2027 launch, including supply and timing
- A decision framework to use in place of marketing hype
First-time private buyers
Buying your first condo
Check entry price, financing and resale options before committing to a launch.
HDB upgraders
Selling to move up
Compare new launch, nearly-new and resale at the same budget, and plan the timing.
Second-property buyers
Investing with ABSD
Work out what the property has to achieve to cover stamp duties and holding costs.
New vs resale comparers
Weighing the premium
Decide whether a brand-new home is worth the price gap over a nearby resale.
06 · Get your copy
Read this before your next showflat visit
Tell us where to send it. We'll send the full PDF guide to your email and WhatsApp.
- Seven chapters covering pricing, supply, discounts and resale
- Checklists to bring to any showflat
- No obligation. Read it, keep it, ask questions if you want to
Before the next launch
Make the decision before the showflat makes it for you.
The 2027 pipeline will bring new showflats, new discounts and new queues. Read the guide first, so the right questions are already in your head when you walk in.
Educational material only. Every buyer's situation is different.
