The Singapore private residential market is not slowing down in 2026 — it is accelerating in all the right places.
With 3-month compounded SORA hovering near 1.0% — down from a peak above 3% in early 2025 — monthly mortgage repayments are at their most affordable in several years. A robust Government Land Sales (GLS) pipeline is delivering a diverse range of new launches spanning boutique CCR prestige residences, family-scale OCR developments, and rare integrated mixed-use projects. And the first half of 2026 has already delivered some of the strongest launch-weekend sales take-up rates seen since 2021.
If you are an HDB upgrader, a property investor, or an overseas buyer watching Singapore’s market from Malaysia, Thailand, Indonesia, or beyond — right now is one of the most important windows to pay attention to.
This is Global Keys Asia’s definitive guide to Singapore’s most significant new condo launches of 2026 — what each project offers, what the numbers say, and which buyer profile each one suits best.
Why 2026 Is a Critical Year for Singapore New Launch Condos
Before we get into the projects, three macro forces are shaping the entire new launch landscape this year — and understanding them is essential for any buyer making a decision in the next six months.
- Interest rates have dropped to multi-year lows. The 3-month SORA at approximately 1.0% means a $1.5M mortgage now costs significantly less per month than it did in 2023. This has unlocked purchasing power for HDB upgraders and investors who were priced out of affordability — and it has brought a wave of demand to new launch showflats across all regions.
- Land costs are diverging sharply across precincts. Land bid prices in established growth corridors like Lentor Hills, Jurong Lake District, and Bukit Timah are rising to record levels, while some earlier-vintage GLS sites are launching at comparatively competitive land costs. That divergence creates real pricing opportunities — if you know where to look.
- The pipeline is the most diverse in recent memory. 2026 offers something rare: genuinely interesting choices across every price band and every region — CCR, RCR, and OCR — launching within months of each other. That’s a buyer’s advantage when choosing the right project for your profile, and a reason not to rush into the first showflat you visit.
The Top New Launch Condos to Watch in Singapore — July to December 2026
🏆 1. River Modern — District 9, River Valley (RCR)
Developer: GuocoLand | Tenure: 99-year leasehold | Units: 455 | Median PSF: S$3,229
Already the standout performer of H1 2026. River Modern launched with extraordinary momentum — among the standout performers in the first half of 2026 were River Modern, which sold 93% of its 455 units at a median price of S$3,229 psf. That sales rate in a single launch period speaks to the depth of demand for well-located, well-designed river-fronting residences in Singapore’s prime market.
River Modern is a rare riverfront residence in prime District 9, set along the Singapore River with direct underground connectivity to Great World MRT Station and Great World Mall. Comprising 455 homes across two 36-storey towers, with around 70% of homes enjoying river vistas.
Global Keys Asia’s verdict: River Modern has largely been absorbed by the market, but it sets the pricing benchmark for District 9 in 2026. If you missed it, watch for resale opportunities at launch-phase prices — they typically emerge 6–12 months post-launch as some buyers exit.
Best for: HNW buyers and investors seeking blue-chip river-fronting assets in Singapore’s premier district. International buyers looking for a trophy Singapore address.
🌿 2. Lentor Gardens Residences — District 26, Ang Mo Kio / Thomson (OCR)
Developer: Kingsford Development | Tenure: 99-year leasehold | Units: 499 + 3 shops + childcare | Average PSF: S$2,350 | Preview: 4 July 2026 | Booking Day: 18 July 2026
The most competitive entry point left in the Lentor precinct. Lentor Gardens Residences is the seventh and final major GLS site to launch in the Lentor Hills estate — and it holds a structural pricing advantage that every buyer needs to understand
Lentor Gardens Residences represents a compelling proposition in District 26 — combining the lowest land cost in the Lentor precinct at $920 psf ppr, a proven demand environment with only ~1.1% inventory remaining across 7 neighbouring projects.
The private residential and executive condominium markets held their momentum throughout the first half of 2026, with multiple launches posting impressive take-up results over their debut weekends.
Crucially, while the land cost is the lowest in the Lentor cluster, the launch PSF is not the lowest — Lentor Gardens Residences is pricing at a $2,350 psf average, the highest in the precinct bar Lentor Modern, which has led some buyers to assess whether the entry quantum still makes sense. At the same time, the project offers something no other Lentor development has: strata landed terrace units at approximately 1,346 sqft each — the only project in the area to offer this format — combining the space of a landed home with condominium security and amenities.
Connectivity: Lentor Gardens Residences is located around a 5-minute walk from Lentor MRT station, which serves the Thomson-East Coast Line. From Lentor, commuters can travel directly to destinations such as Orchard and Marina Bay without needing to transfer lines.
Global Keys Asia’s verdict: Lentor Gardens Residences is a family-first, upgrader-first project. The strata terraces are unique and will hold premium appeal over time. For pure yield investors seeking a larger unit pool with more liquidity, compare carefully against earlier Lentor launches. The rising land benchmark — a more recent Lentor Central bid was reported at $1,278 psf ppr in March 2026 — creates a structural tailwind for earlier-vintage Lentor assets.
Best for: HDB upgraders from Ang Mo Kio, Bishan, and Yishun. Families prioritising space, greenery, and doorstep MRT. Buyers seeking the only strata terrace product in the Lentor precinct.
🏙️ 3. Dunearn House — District 11, Bukit Timah / Turf City (CCR)
Developer: Frasers Property, CSC Land Group, Sekisui House (JV) | Tenure: 99-year leasehold | Units: 380 | Estimated PSF: above S$3,000 | Preview: 10 July 2026
The most anticipated CCR launch of 2026. Dunearn House is more than a new condo — it is the first private residential development to launch within the Turf City estate in 33 years. That context is critical for understanding why this project carries genuine price-setting power.
Dunearn House is the most anticipated CCR new launch of 2026 and the one that carries the greatest weight. It is the benchmark-setter for an entire new district that Singapore’s Draft Master Plan 2025 has earmarked to deliver 15,000 to 20,000 homes over the next two to three decades. Sitting on approximately 144,000 square feet of land along Dunearn Road, the site drew nine bids at tender.
Nine bids at tender for a single CCR site is a statement of institutional confidence in the location. Dunearn Road’s positioning flanked by the Bukit Timah Nature Reserve and the prestigious landed housing estates of King Albert Park and Coronation Road gives it the kind of address-quality that does not get replicated when supply is constrained by nature reserves on one side and Good Class Bungalow zones on the other.
With Dunearn House expected to launch at potentially above $3,000 psf, buyers need to run the full quantum calculation — but in a market where CCR-RCR price gaps have been narrowing, this is a launch that many premium buyers will look back on as a value-entry into a precinct that will take 20+ years to fully develop.
Global Keys Asia’s verdict: Dunearn House is a long-hold, flight-to-quality play. The 15,000–20,000 home masterplan for Turf City means this precinct will develop around you over the next two decades, supporting capital appreciation that is government-planned, not speculative. The nine-bidder tender reflects how rare this kind of prime land is.
Best for: CCR investors and owner-occupiers seeking a prestigious address with long-term capital appreciation. High-net-worth buyers who want to be early in a new district rather than buying at the peak of one already fully priced in.
🌊 4. Lucerne Grand — District 22, Lakeside / Jurong Lake District (OCR)
Developer: City Developments Limited (CDL) | Tenure: 99-year leasehold | Units: ~575 + retail | Estimated PSF: S$2,200–2,400 | Estimated Launch: September/October 2026
The western corridor’s defining launch for 2026 — and a rare integrated mixed-use opportunity. Lucerne Grand is the first major residential new launch adjacent to Lakeside MRT in nearly a decade, and it comes with something few Singapore new launches offer: a fully integrated retail podium on the ground floor.
Lucerne Grand is a 570-unit mixed-use development by City Developments Limited (CDL) on the Lakeside Drive GLS site in District 22, with a retail podium on level 1 and direct 1-minute access to Lakeside MRT. The development sits at the heart of the Jurong Lake District (JLD) transformation — the Government’s plan to create Singapore’s second CBD outside the city centre.
The JLD thesis is a 20-year runway, but its foundations are already being built: over 100,000 new jobs are slated for the district, and the Jurong Regional Line (JRL) — when completed — will turn Jurong East into a multi-line interchange directly accessible from Lakeside in two stops.
Annualised capital gain across Lakeside resale condominiums averages 3.7% above the 3% benchmark, with the highest-performing developments being those closest to Lakeside MRT and within 1km of Rulang Primary School. Lucerne Grand is positioned to sit closer to the MRT than any of these historical outperformers.
Global Keys Asia’s verdict: Lucerne Grand’s investment case is grounded in one critical variable: entry price. The resale data establishes that outperformance in Lakeside is concentrated in developments closest to the MRT and within Rulang Primary’s 1km radius, and Lucerne Grand satisfies both conditions more completely than any existing development in the cluster. If CDL prices this at the lower end of the S$2,200–2,400 psf range, it represents one of the best risk-adjusted new launch entries in Singapore’s western corridor.
Best for: Investors targeting long-term JLD transformation upside. Families with primary school children seeking the Rulang/Shuqun Primary 1km radius. HDB upgraders in the western corridor (Jurong East, Clementi, Buona Vista).
🚉 5. Hougang Central Residences — District 19, North-East (OCR)
Developer: UOL / CapitaLand (JV) | Tenure: 99-year leasehold | Units: ~835 | Launch: 2026
Singapore’s most ambitious integrated transport hub development in years. Hougang Central Residences is a fundamentally different proposition from a standard new launch condominium. It is an integrated development — directly connected to Hougang MRT interchange, a new bus interchange, and a full-scale mall — all within one development.
Situated at Hougang Avenue 10, this 835-unit project is directly integrated with the Hougang MRT station on the North-East Line. The commercial component includes a new mall, ensuring that residents enjoy retail and F&B options at their doorstep from day one. With direct access to both the North East Line and the upcoming Cross Island Line, it offers a level of connectivity that few other developments in Singapore can match.
The Cross Island Line integration is the catalyst that most buyers are underestimating right now. Hougang’s positioning as a CRL interchange — connecting Singapore’s eastern, central, and western corridors on a single line — fundamentally resets the commute calculus for North-East residents.
Global Keys Asia’s verdict: Integrated developments command a premium on resale that compounds over time. The Hougang CRL interchange story is still 3–5 years from full delivery — meaning buyers who enter now are still ahead of the market fully pricing in that connectivity. At 835 units, the development has the scale to generate strong resale liquidity.
Best for: Families in the North-East seeking long-term convenience. Investors targeting the dual-line (NEL + CRL) connectivity premium. HDB upgraders from Hougang, Sengkang, and Punggol.
How to Choose: The Global Keys Asia Framework
With five major launches across five different districts and price points hitting the market within months of each other, the risk is that buyers make the wrong choice for their profile — not because any of these projects is bad, but because the wrong project for your financial situation is always a poor investment regardless of its fundamentals.
Here is the framework we use with our clients at Global Keys Asia:
Step 1: Define Your Primary Objective
Own-stay, investment yield, capital appreciation, and school-zone access are four different objectives — and they point to different projects. A buyer who prioritises school zones should weight Lucerne Grand (Rulang Primary 1km) differently from a buyer who prioritises address prestige, for whom Dunearn House is the clear answer.
Step 2: Run Your Full Quantum — Not Just the PSF
At S$2,350 psf, a 3-bedroom Lentor Gardens Residences at 1,000 sqft is approximately S$2.35 million. At S$3,000+ psf, a 2-bedroom Dunearn House at 700 sqft is approximately S$2.1 million. The PSF headline can mislead — always work backwards from total quantum to monthly commitment after BSD and ABSD.
Step 3: Model Your Exit Before You Enter
Ask: who is the buyer for this unit in 10 years? What MRT line will they be using? What school zone will they need? What will the surrounding precinct look like? The best new launch investments in Singapore are the ones that are easy to explain to a future buyer — projects near integrated transport nodes, within school zones, and in precincts with long-term government masterplanning behind them.
Step 4: Compare at Least Three Projects
Never buy off a single showflat visit. Dunearn House vs Lentor Gardens vs Lucerne Grand is not a comparison most buyers can make alone — the trade-offs between CCR prestige, OCR affordability, integrated amenity, and precinct transformation timeline are genuinely complex. This is where professional advisory pays for itself many times over.
Frequently Asked Questions
What are the top new launch condos in Singapore in 2026? The most significant new launches of 2026 include River Modern (District 9, already 93% sold), Lentor Gardens Residences (District 26, previewed 4 July), Dunearn House (District 11, previewed 10 July), Lucerne Grand (District 22, targeting Sep/Oct launch), and Hougang Central Residences (District 19, integrated with Hougang MRT). Each serves a different buyer profile and investment thesis.
What is the average PSF for new launch condos in Singapore 2026? PSF ranges vary significantly by region: CCR projects like Dunearn House are launching above S$3,000 psf; RCR projects like River Modern transacted at a median of S$3,229 psf; OCR projects like Lentor Gardens Residences (S$2,350 psf) and Lucerne Grand (estimated S$2,200–2,400 psf) offer more accessible entry points.
Can foreigners buy new launch condos in Singapore? Yes — foreigners can purchase non-landed private residential property (including new launch condominiums) in Singapore. However, foreigners are subject to a 60% Additional Buyer’s Stamp Duty (ABSD) on residential purchases. Many foreign buyers choose to invest in Singapore commercial or industrial property instead, where ABSD does not apply.
Which new launch condo in Singapore is best for HDB upgraders in 2026? Lentor Gardens Residences, Lucerne Grand, and Hougang Central Residences are the strongest options for HDB upgraders in 2026, depending on their location in Singapore. Lentor suits upgraders from the North; Lucerne Grand suits those in the West; Hougang suits North-East corridor upgraders.
Is 2026 a good time to buy a new launch condo in Singapore? Yes, for most buyer profiles. SORA rates are at multi-year lows (approximately 1.0%), improving affordability. Government-backed infrastructure projects — including Long Island, the Jurong Lake District second CBD, and multiple MRT expansions — are creating multi-decade capital appreciation catalysts across several districts. However, with prices at high absolute levels, choosing the right project for your specific profile remains more important than the market timing.
What is the difference between CCR, RCR, and OCR condos in Singapore? The Core Central Region (CCR) includes Districts 1–11 and 20, and covers Singapore’s prime districts. The Rest of Central Region (RCR) covers the city fringe. The Outside Central Region (OCR) covers the suburbs. In 2026, CCR new launches are pricing above S$3,000 psf, RCR above S$2,500 psf, and OCR between S$2,000–2,400 psf for most projects.
The Bottom Line: Don’t Buy the First Showflat You Visit
Singapore’s 2026 new launch landscape is the richest and most diverse in several years. It spans a CCR district-maker (Dunearn House), an OCR family project that’s the last affordably-landed option in its precinct (Lentor Gardens), Singapore’s second-CBD play (Lucerne Grand), a mega integrated transport hub (Hougang Central), and the river-fronting showstopper that sold 93% on launch (River Modern).
There is something here for every serious buyer — but only if you understand your own objective clearly, model the numbers honestly, and compare projects with the same rigour you’d apply to any major financial decision.
That is exactly what Global Keys Asia is here to help with.
Get Personalised Advice From Global Keys Asia
Whether you are an HDB upgrader mapping your first private property purchase, a Singapore investor weighing CCR against OCR for capital appreciation, or an overseas buyer from Malaysia, Indonesia, Thailand, or beyond trying to navigate Singapore’s new launch market from a distance — Global Keys Asia offers the strategic clarity you need before you commit.
We work across Singapore, Malaysia, Thailand, and the broader Southeast Asia region. We know these launches, these precincts, and these pricing dynamics in depth — not from reading the brochures, but from being on the ground.
Contact Global Keys Asia today to arrange a no-obligation strategy consultation. Tell us your budget, your timeline, and your goals — and we will tell you exactly which project fits, which to avoid, and how to structure your purchase for maximum long-term return.
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Disclaimer: This article is for informational and educational purposes only. Pricing, availability, and project details are subject to change. All PSF figures are estimated or sourced from publicly available market data as of July 2026. This does not constitute financial or property investment advice.