From Vela Bay's sea-facing towers at Bayshore to Lentor Gardens Residences closing out one of Singapore's hottest growth corridors, here's where the 2026 launch calendar stands — and which projects actually deserve a closer look.
2026 has been a year of selective momentum in Singapore's new launch market. Developers sold around 5,200 new private homes including executive condominiums year-to-date as at end May — roughly 42% of the 12,445 units moved across the whole of 2025. Industry watchers including Huttons and PropNex are projecting around 9,000 new sales for the full year excluding ECs, which would represent a meaningful step up if the back half of the year delivers as expected.
The defining feature of 2026 has not been frenzied demand — it has been buyers becoming more selective and price-conscious, while developers calibrate pricing carefully against land costs that keep climbing. Three projects that launched earlier in the year illustrate this well: River Modern sold 93% of its 455 units at a median of S$3,229 psf, Pinery Residences in Tampines sold 94% of 588 units at S$2,548 psf, and Tengah Garden Residences sold all but three of its 863 units at S$2,113 psf. Strong absorption, but at prices buyers were clearly comfortable paying rather than chasing.
The back half of 2026 brings a confirmed slate of 11 new launches totalling roughly 3,550 units, with price ceilings that analysts expect to stay below S$4,000 psf even at the top end. The standout is Thomson Reserve — a 1,240-unit mega project from UOL, SingLand and CapitaLand on the former Thomson View en bloc site, slated for a September 2026 launch.
| Project | District | Units | Projected PSF |
|---|---|---|---|
| Thomson Reserve | D20 Upper Thomson | 1,240 | TBC — Sept launch |
| Dunearn House | D21 Bukit Timah Turf City | — | ~$3,200 psf |
| Lucerne Grand | D23 near MRT | — | ~$2,600 psf |
| Amberwood at Holland | D10 Holland | — | ~$2,900–3,000 psf |
| Lentor Gardens Residences | D26 Lentor | 502 | ~$2,300 psf |
Projected pricing per Savills Singapore and industry analysts. Subject to change based on final developer pricing strategy.
Executive condominium inventory has been quietly drawing down through 2026 — launched-but-unsold units fell from 4,618 in January to just 3,868 by the end of May, even as monthly sales volumes fluctuated with the launch calendar. By the end of May, only 155 unsold EC units remained market-wide. This tight inventory creates a genuinely supportive backdrop for upcoming EC launches, particularly for eligible buyers who have been waiting for the right project.
Important context for EC buyers: New EC measures effective for GLS sites tendered from 8 May 2026 onward extend the Minimum Occupation Period to 10 years and remove the Deferred Payment Scheme entirely (see our dedicated breakdown of the new EC rules). Any EC project on this 2026 list launched under a pre-8 May GLS site retains the old 5-year MOP and DPS availability — check which framework applies before committing.
Savills Singapore's Alan Cheong has noted that overall new launch prices have continued rising gradually, broadly in step with income growth and public-housing resale prices — rather than the sharper spikes seen in some past cycles. The market is segmenting clearly: prime districts continue commanding premium pricing, while buyers scrutinise value more carefully everywhere else. New launch prices above S$3,000 psf remain concentrated in select central locations, and analysts do not expect average launch prices to breach S$4,000 psf across the board in the near term.
This matters for how you should approach the H2 2026 pipeline. A project pricing at S$2,300 psf in Lentor versus one at S$3,200 psf in Bukit Timah Turf City are not really competing for the same buyer — they're serving different segments of demand, and the right comparison is always against the most recent transacted benchmark in that specific micro-market, not a city-wide average.
What "land cost gives room for pricing" actually means: Lentor Gardens Residences sits on land acquired at just $920 psf ppr — among the lowest land costs in the recent Lentor launch cycle. That gives the developer pricing flexibility that a project on a $1,278 psf ppr site simply doesn't have. When comparing launches, the underlying land cost is often the best predictor of where final pricing will land — more reliable than developer marketing material.
If you are weighing a new launch purchase in the second half of 2026, three things are worth keeping in mind. First, the launches with the strongest absorption rates this year — River Modern, Pinery Residences, Tengah Garden Residences — all priced at levels the immediate catchment could genuinely support, rather than testing the market with ambitious pricing. Watch the early take-up rate of any H2 launch closely; it tells you more about real demand than the marketing brochure does.
Second, mature growth corridors like Lentor are entering their late-cycle phase. Buying into one of the final launches in a precinct can mean buying near the top of that corridor's pricing curve — or it can mean buying into the most complete, amenity-rich version of that neighbourhood, with less construction disruption ahead. Both are valid framings; which one applies depends on your investment horizon.
Third, the EC inventory squeeze is real and creates a genuine opportunity window for eligible buyers — but the new MOP and DPS rules mean the financial planning for an EC purchase today looks meaningfully different than it did even six months ago.
2026's new launch market has been disciplined rather than dramatic — and that's a healthier dynamic than the chase-the-price environment we saw in some earlier cycles. Developers are pricing to the immediate catchment's willingness to pay, and buyers are responding when the price is right, not simply because a project is new.
The H2 2026 slate is worth tracking closely rather than rushing into. Thomson Reserve's scale alone — 1,240 units — will set a meaningful benchmark for Upper Thomson when it launches in September. Lentor Gardens Residences, priced off one of the lowest land costs in its corridor, could be one of the better value entries left in that precinct before it fully matures.
If you're weighing a specific project on this list against your own situation — whether it fits your budget, how it compares to resale alternatives in the same area, or whether the EC route still makes sense for you under the new rules — that's exactly the kind of conversation worth having before a launch weekend, not during the queue. Happy to walk through the numbers with you.
Weighing a new launch against resale, or want a read on a specific H2 2026 project? Let's talk through your options.
WhatsApp Bryan → New Launch Outlay Calculator →Sources: 99.co Insider, Stacked Homes, Asian Prime Properties, COS.sg, Darren Ong SG, New Condo Launch SG. Data compiled June 2026, projected pricing subject to final developer announcements. This article is for informational purposes only and does not constitute financial or investment advice.
No pressure, no obligation. Tell me what you're working through and I'll get back to you within 24 hours to arrange a time that works.
Your details are used solely to follow up on your consultation request. No spam, ever.