The second half of 2026 is shaping up to be one of the busiest launch periods in recent years. Here is what the pipeline looks like, what analysts are saying about pricing, and how to position yourself before the crowd.
According to a Business Times report dated 8 June 2026, up to 11 private residential projects totalling approximately 3,550 units are expected to come to market in the second half of this year.
July alone accounts for four launches: Amberwood at Holland (230 units, District 10), Dunearn House (380 units, District 11), Lentor Gardens Residences (499 units, District 26), and Lucerne Grand (570 units, District 22 along Lakeside Drive).
The bigger project to watch later in the year is Thomson Reserve — a 1,240-unit development by UOL, SingLand and CapitalLand along Bright Hill Drive in District 20, expected in September 2026.
| Project | Location | District | Tenure | Units | Est. Launch |
|---|---|---|---|---|---|
| Amberwood at Holland | Holland Link | 10 | 99-yr | 230 | Jul '26 |
| Dunearn House | Dunearn Road | 11 | 99-yr | 380 | Jul '26 |
| Lentor Gardens Residences | Lentor Gardens | 26 | 99-yr | 499 | Jul '26 |
| Lucerne Grand | Lakeside Drive | 22 | 99-yr | 570 | Jul '26 |
| Thomson Reserve | Bright Hill Drive | 20 | 99-yr | 1,240 | Sep '26 |
| The Serra Residences | Bassein Road | 11 | Freehold | 133 | Sep/Oct '26 |
| Bedok Rise | Bedok Rise | 16 | 99-yr | 380 | Nov '26 |
| One Leonie Residences | Leonie Hill | 9 | 99-yr | 25 | Q3 '26 |
| Chiku Mansions (en-bloc) | Chiku Road | 15 | Freehold | 7 | Q3 '26 |
| Former Siglap Court | Siglap Road | 15 | Freehold | 42 | TBC |
| Sophia Meadow | Sophia Road | 9 | 103-yr | 41 | TBC |
Source: URA, Huttons Data Analytics as at 5 June 2026
This is where it gets interesting for buyers. Analysts note that while prices have continued to climb — private home prices rose 3.3% in 2025 — the pace of increase has moderated significantly from the 10.6% spike seen in 2021. More importantly, price ceilings are starting to emerge across sub-markets.
Knight Frank's Leonard Tay expects most, if not all, future launches to be priced below S$3,000 psf in the Outside Central Region. In the Rest of Central Region, projects like The Orie in Toa Payoh and Penrith in Queenstown hovered near the S$2,800 psf mark. For Core Central Region projects, some launches could see prices move toward the S$3,300 to S$3,500 psf range based on recent land tender trends.
PropNex CEO Kelvin Fong flagged that projects with "less compelling attributes" are likely to range between S$2,100 psf and S$2,400 psf.
The takeaway: The era of aggressive price resets may be slowing. Developers are increasingly aware that buyers have a threshold, and genuine affordability constraints — particularly for mass market and HDB upgraders — are real.
Higher prices are not arbitrary. Justin Quek of Realion Group pointed out that construction and financing costs have risen markedly over the past two years. New rules have also made layouts more efficient, which lifts the baseline cost of development.
For city-fringe and broader market projects, developers still need to cater to genuine demand from local buyers and public-housing upgraders. That keeps a floor under pricing but also limits how high developers can push without losing the core buyer base.
CBRE's Tricia Song, one of the more conservative voices, maintains her projection of 7,500 to 8,500 new home transactions for the full year — a moderation from 2025's strong 10,815 units.
Executive condominiums could be a bright spot in H2. Upcoming EC projects in Senja Close, Woodlands Drive 17 and Sembawang Road — if confirmed — are expected to draw strong interest, partly because they fall outside the new May 2026 measures that extended the minimum occupation period and tightened priority for first-time buyers for private condos.
A busy H2 pipeline is good news for buyers — more choice, more competition between developers, and less pressure to rush into any single project.
That said, the July cluster is worth paying attention to early. Amberwood at Holland (District 10, 99-year, 230 units) and Dunearn House (District 11, 99-year, 380 units within the new Bukit Timah Turf City neighbourhood) are expected to test pricing in the S$2,900 to S$3,200 psf range according to analysts.
Lucerne Grand at Lakeside Drive (District 22) is one to watch for buyers seeking a mixed-use project with direct MRT connectivity, and could benefit from pent-up demand in the Jurong corridor.
Thomson Reserve, given its scale of 1,240 units and its location in the established Bright Hill Drive area, is positioned to be the marquee launch of Q3. UOL and CapitalLand's involvement typically signals competitive pricing to move volume — potentially offering better value per psf than smaller boutique launches.
H2 2026 offers genuine options across price points and districts. But with analysts flagging that government intervention becomes likely if prices jump ahead of economic fundamentals, the window to buy before any policy response remains open — for now.
If you are an HDB upgrader or first-time private buyer, the mass market launches in Districts 16, 20, 22 and 26 deserve a serious look before the crowds arrive at showflats.
If you are an investor, the freehold options — Serra Residences and Former Siglap Court in Districts 11 and 15 — are smaller in scale but offer tenure security in established neighbourhoods.
Want to know which of these launches fits your budget and timeline? Run your numbers first, then reach out and I will walk you through the options.
WhatsApp Bryan → Run the numbers first →Source: The Business Times, 8 June 2026. Data: URA, Huttons Data Analytics as at 5 June 2026. This article is for informational purposes only and does not constitute financial or investment advice.
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