Singapore's primary residential market experienced a temporary slowdown in June 2026, with developers selling 156 new private homes (excluding Executive Condominiums), down from 447 units in May. The decline was largely anticipated, reflecting the seasonal effect of the June school holidays and the absence of any new project launches during the month. Rather than signalling weaker market conditions, the slowdown highlights the launch-driven nature of Singapore's primary residential market, where transaction volumes are closely tied to the availability of new supply.

Among all projects, including Executive Condominiums, Coastal Cabana emerged as the best-selling development, recording 21 units sold. The project continues to benefit from being launched under the previous Executive Condominium framework, allowing eligible buyers to purchase remaining units under earlier regulations. Combined with its attractive location, strong connectivity and competitive pricing, the development has maintained healthy sales momentum. Other top-performing projects included Hudson Place Residences, Chuan Park, The Continuum and Union Square Residences.

Looking ahead, market activity is expected to recover as several major launches enter the market. Lentor Gardens Residences and Dunearn House are expected to provide an early indication of buyer sentiment following June's quieter market, while Thomson Reserve, with over 1,200 units, is likely to become one of the most significant launches in the second half of 2026, addressing pent-up demand within the Rest of Central Region (RCR). Additional launches, including Lucerne Grand and future developments at Chuan Grove and Holland Link, are expected to further strengthen market activity.

Singapore’s luxury residential market in the Core Central Region (CCR) remained resilient during the first half of 2026, although price growth moderated as the market transitioned towards a healthier balance between supply and demand. Based on URA flash estimates, the non-landed private residential price index in the CCR increased by an estimated 2.6% in 1H2026, compared with 3.8% in 1H2025. While capital appreciation eased, the continued increase reflects sustained confidence in Singapore’s prime residential market amid expanding supply and evolving buyer preferences. 

A key development during the period was the significant revival in new project launches. Approximately 701 units were launched in the CCR, representing the strongest half-year launch pipeline since 1H2022 and a sharp increase from just 96 units in 1H2025. This recovery was primarily driven by River Modern and Newport Residences, reflecting the gradual rollout of projects from previously awarded Government Land Sales (GLS) sites and providing buyers with a broader selection of luxury homes. 

The stronger supply translated into a sharp rebound in new home sales. An estimated 761 new homes were sold in 1H2026, more than tripling the 236 units recorded a year earlier and marking the highest sales volume since 1H2023. River Modern led the market with 424 units sold at a median price of $3,229 psf, while Newport Residences achieved 198 sales at a median price of $3,070 psf. Together, these two projects accounted for about 81.7% of all new CCR home sales, highlighting their significant contribution to market recovery. 

Looking ahead, the luxury residential market is expected to remain active in the second half of 2026 with upcoming launches such as Dunearn House, Amberwood at Holland, and The Serra Residences. Supported by a healthy pipeline of new supply, resilient domestic demand, and Singapore’s reputation as a global financial centre and safe-haven destination, the CCR market is expected to maintain stable transaction activity while continuing its transition towards more sustainable long-term growth.

Singapore's landed residential market remained resilient during the first half of 2026, supported by limited housing supply, healthy owner-occupier demand and sustained interest from affluent buyers. According to the latest market data, landed property prices recorded a cumulative increase of 2.2% in 1H2026, slightly below the 2.6% growth registered during the same period in 2025. While price appreciation has moderated, the market continues to demonstrate strong underlying fundamentals, with landed homes retaining their appeal as scarce, long-term wealth preservation assets. 

Transaction activity also strengthened during the period, with 1,043 landed homes changing hands, representing a 3.4% year-on-year increase from 1,009 transactions in 1H2025. Terrace houses remained the dominant segment, accounting for 58.2% of all landed transactions, followed by semi-detached houses at 30.1% and detached houses at 11.7%. Detached house sales recorded the strongest growth, rising 25.8% year-on-year, supported by sustained activity within the Good Class Bungalow (GCB) market. 

Looking ahead, Singapore's landed residential market is expected to remain fundamentally resilient throughout the second half of 2026. Structural supply constraints, healthy household balance sheets and sustained owner-occupier demand are expected to continue supporting gradual price appreciation. The upcoming launch of Vila Natura, one of the few new landed developments entering the market, is also expected to generate fresh buyer interest and provide an important indication of pricing appetite for newly built landed homes. 

Singapore's residential property market continued its transition towards a more balanced and sustainable growth phase in 2Q2026, with both the private residential and HDB resale markets showing signs of moderation driven largely by improving housing supply rather than weakening demand. 

According to the flash estimates, private residential property prices increased by 0.5% quarter-on-quarter in 2Q2026, easing from the 0.9% growth recorded in 1Q2026. This brought cumulative price growth for the first half of 2026 to 1.4%, compared with 1.8% during the same period in 2025. The moderation reflects a market returning to a more sustainable trajectory following stronger momentum earlier in the year. Limited new project launches, changes to the Executive Condominium (EC) policy framework, and seasonal factors such as the June school holidays contributed to a slower pace of transactions.

Developers launched an estimated 1,705 private residential units across three projects—Tengah Garden Residences, Vela Bay and Hudson Place Residences—slightly lower than the 1,844 units launched in 1Q2026. Despite the reduced supply, buyer demand remained resilient, with the average launch weekend take-up rate improving from 70.5% to 77.5%. This demonstrates continued demand for well-located and competitively priced developments, particularly among owner-occupiers and HDB upgraders supported by stable employment and healthy household balance sheets.

The HDB resale market also continued to moderate. Flash estimates indicate resale prices declined by 0.3% quarter-on-quarter in 2Q2026 following a slight 0.1% decline in 1Q2026, bringing first-half price growth to -0.4%, compared with a 2.5% increase over the same period in 2025. Rather than indicating market weakness, the slower price movement reflects improving supply conditions through continued Build-to-Order (BTO) launches, a growing number of flats reaching their Minimum Occupation Period (MOP), and expanding resale inventory.

The June 2026 BTO exercise introduced approximately 6,952 flats, including substantial supply in mature estates such as Bishan, Bukit Merah and Ang Mo Kio, providing buyers with more attractive alternatives to the resale market. Increased availability of shorter waiting-time flats has further eased demand pressures on resale housing.

The tender results for the River Valley Green (Parcel C) Government Land Sale (GLS) site reinforce continued developer confidence in Singapore's prime residential market. Sunway MCL and CSC Land Group emerged as the highest bidder with a tender of $750.6 million, translating to $1,730 psf per plot ratio (psf ppr). The site attracted four bids, despite being the fifth GLS site released within the broader River Valley and Zion precinct, highlighting sustained developer interest in securing a presence within one of Singapore's most established residential enclaves.

Much of this optimism is supported by the strong performance of recent residential launches in the River Valley and Zion area. Projects within the precinct have recorded an average launch weekend sales rate of around 79%, with River Modern achieving an impressive 90% take-up during its launch weekend. These healthy absorption rates demonstrate resilient buyer demand and provide developers with greater certainty regarding future sales.

The precinct continues to appeal to buyers due to its combination of excellent connectivity and lifestyle offerings. Located near Great World MRT Station on the Thomson-East Coast Line, the site enjoys convenient access to Orchard Road, Marina Bay and the Central Business District. Residents will also benefit from proximity to Great World City, Robertson Quay, the Singapore River, Kim Seng Park and various dining, retail and recreational amenities, while families are likely to appreciate nearby schools such as River Valley Primary School.

The land parcel is expected to yield approximately 470 residential units, catering to a broad spectrum of buyers including owner-occupiers, HDB upgraders and investors seeking a centrally located development. Despite an increasing pipeline of residential supply within the precinct, the combination of strong locational attributes, robust buyer demand and consistently successful nearby launches is expected to sustain healthy developer interest.

Singapore's new home market moderated in May 2026, with developers selling 447 new private homes excluding Executive Condominiums (ECs), down from the 1,548 units transacted in April. 

Despite the monthly moderation, market performance remained encouraging on a year on year basis. New home sales increased by 43.3% from the 312 units sold in May 2025 to 447 units in May 2026. The improvement was primarily driven by stronger activity in the Rest of Central Region (RCR), where sales rose from 191 units to 334 units over the same period. The strong showing highlights continued demand for city fringe developments that offer a balance between accessibility, lifestyle amenities and relative affordability. The year on year growth also suggests that buyer confidence remains intact, with purchasers continuing to participate actively in the market despite a more measured operating environment.

Hudson Place Residences emerged as the standout performer of the month. As the only major launch in May, the project accounted for nearly half of all new private home sales, moving 209 units at a median price of $2,465 psf. The strong response demonstrates that buyers remain receptive to projects that are well located, well connected and competitively positioned within their respective market segments.

Looking ahead, new home sales are expected to remain relatively subdued in June due to the seasonal impact of the mid year school holidays and the limited number of major launches scheduled during the month. However, this is likely to be temporary. Market activity is expected to regain momentum in the second half of 2026 as a fresh pipeline of launches enters the market. Upcoming projects such as Lentor Gardens Residences and Dunearn House are expected to attract healthy interest, while buyers who have remained on the sidelines may return as more options become available. Barring any significant external shocks, the primary residential market is expected to remain on stable footing, supported by resilient underlying demand and a steady pipeline of new launches.

Peck Hay Road Government Land Sales GLS site attracted four bids at the close of its tender on 11 June 2026, with the highest offer submitted by CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited (Hong Leong Group) at $542.4 million, translating to a land rate of $1,865 psf per plot ratio (psf ppr). The winning bid reflects strong confidence in the long term prospects of the Newton area despite a relatively lower number of participants compared to the neighbouring Bukit Timah Road GLS site, which attracted eight bids earlier this year. 

Despite fewer bidders, bidding intensity remained healthy. The top bid exceeded the $1,820 psf ppr achieved for the nearby Bukit Timah Road site awarded earlier this year, highlighting continued confidence in well located Core Central Region developments. This suggests that developers remain willing to compete aggressively for prime sites with strong fundamentals, particularly those located within established residential districts and supported by future transformation plans. 

The Peck Hay Road site enjoys several locational advantages. Situated within the Newton Planning Area, the site is expected to yield approximately 315 residential units and is located near Newton MRT Interchange, providing direct access to both the North South Line and Downtown Line. Residents will benefit from excellent connectivity, including being just one MRT stop from Orchard Road and only minutes away from the Central Business District. These attributes enhance the site's appeal among owner occupiers, investors and affluent homebuyers seeking a central location. 

The Government has announced the 2H2026 Government Land Sales (GLS) Programme, which will introduce 4,745 private residential units under the Confirmed List, representing a 3.7% increase from the 4,575 units released in 1H2026. The latest programme reflects the Government's continued commitment towards maintaining market stability through proactive land supply management. By ensuring a steady pipeline of future housing supply, the authorities provide greater visibility to both developers and homebuyers while supporting a more balanced and sustainable residential market.

A notable feature of the 2H2026 GLS Programme is the concentration of supply within several large development parcels. The Town Hall Link White Site alone is expected to yield approximately 1,200 residential units, accounting for about a quarter of the total Confirmed List supply. Together with the Jurong East Avenue 1 Executive Condominium (EC) site, Berlayer Close and Holland Plain, these larger sites contribute a substantial portion of the overall housing pipeline. This suggests that the Government is prioritising land parcels capable of delivering significant housing stock in key growth locations.

The programme also demonstrates a strong emphasis on transit-oriented development. Many of the sites are located near existing or future MRT stations, including Orchard Boulevard, Marina Gardens Lane, Tanjong Rhu Close, Berlayer Close and Town Hall Link. This reflects the Government's ongoing efforts to concentrate housing supply in highly accessible locations where residents can benefit from established transport infrastructure and amenities.

Overall, the 2H2026 GLS Programme reflects a coordinated approach towards meeting future housing demand while advancing broader planning priorities such as decentralisation, connectivity and urban transformation. With sites spread across the Core Central Region, Rest of Central Region and Outside Central Region, the programme offers a diverse range of housing opportunities while supporting long term market stability and sustainable growth. 

Singapore’s new home market maintained its positive momentum in April 2026, extending the strong recovery observed in March as buyer activity continued to gain traction across the primary market. Developer sales rose to about 1,548 units in April, up from around 1,300 units in March, reflecting sustained interest from homebuyers amid a fresh wave of launches. 

The increase in transaction activity was largely supported by the launch of key projects such as Tengah Garden Residences and Vela Bay, which collectively accounted for approximately 74.3% of total monthly sales. Their strong performance highlights how buyer demand continues to be closely anchored to fresh launches that are strategically positioned in terms of location, pricing and long term value proposition.

Tengah Garden Residences emerged as the best performing project of the month, recording 855 units sold at a median price of about $2,111 $psf, while Vela Bay followed with 370 units transacted at a median price of approximately $2,865 $psf. Tengah Garden Residences reportedly achieved a take up rate of over 99% during its launch weekend, marking a significant milestone for Tengah as the precinct’s first fully private condominium development. The project’s strong reception reflects growing buyer confidence in Tengah’s longer term growth trajectory, supported by future infrastructure such as the Jurong Region Line and its increasing connectivity to major employment nodes.

Similarly, Vela Bay’s healthy sales performance reinforces the attractiveness of first mover projects within emerging precincts. Positioned within the evolving Bayshore area and located near Bayshore MRT station, the project benefited from buyers seeking early entry opportunities within a precinct that is expected to undergo progressive transformation over the coming years. The project’s waterfront orientation and proximity to the East Coast corridor further enhanced its appeal, particularly amid longer term coastal transformation plans.

Overall, the April results continue to reinforce a broader market trend where projects located within emerging residential clusters are able to generate strong demand when backed by clear infrastructure visibility and transformation narratives. Buyers appear increasingly willing to commit to developments that offer future growth potential, especially when entering at an earlier stage of a precinct’s evolution. At the same time, the market continues to transition towards a more balanced and sustainable phase, where sales performance is increasingly dependent on the quality, positioning and timing of individual launches rather than broad based exuberance. 

The latest recalibration of the Executive Condominium (EC) scheme represents one of the most significant policy shifts for the segment in recent years, with the measures largely aimed at strengthening genuine owner occupation, improving accessibility for first timer households and supporting more sustainable market dynamics over the longer term. Broadly, the changes also appear aligned with the Government’s wider housing policy direction in recent years, where stronger emphasis has increasingly been placed on longer term occupation and moderating speculative activity across the residential market.

One of the most notable changes involves the extension of the Minimum Occupation Period (MOP) for newly launched ECs from 5 years to 10 years. Under the revised framework, EC owners will now need to occupy their units for a longer duration before they are allowed to sell their homes on the open market. Foreigners and corporate entities will only be eligible to purchase these ECs after the 10th year. The move signals a clear shift towards positioning ECs more firmly as owner occupied housing rather than shorter term investment assets. At the same time, the longer holding period may also moderate near-term speculative demand and reduce rapid turnover within the EC segment.

Another key measure is the tightening of foreigner access to EC resale units. Under the revised framework, foreigners will only be allowed to purchase privatised ECs after 15 years instead of the current 10 years. This effectively lengthens the transition period before ECs fully enter the unrestricted private residential market. The adjustment may help preserve the original social objective of ECs by ensuring that the housing type continues to primarily serve local households for a longer duration.

The Government has also enhanced support for first timer households through changes to allocation quotas and priority schemes. The quota for first timer families purchasing new ECs has been increased from 70% to 90%, reinforcing the intention of preserving EC accessibility for genuine owner occupiers and HDB upgraders. In addition, the priority period for second timer buyers has been extended from 1 month to 2 years, further strengthening the opportunities available for first timer applicants during the initial launch phases.

At the same time, the Deferred Payment Scheme (DPS) for new EC purchases will be removed for future EC Government Land Sales sites. The removal of DPS is likely intended to encourage more prudent financial planning and reduce highly leveraged purchases. While this may result in slightly higher upfront financial commitments for some buyers, it also helps reinforce financial prudence within the market.

Collectively, the measures suggest a broader repositioning of the EC scheme towards longer term home ownership and social support for first timer households. While some moderation in investor driven demand may emerge over time, underlying owner occupier demand within the EC segment is likely to remain supported, particularly from HDB upgraders seeking a transitional pathway into private housing. Over the longer term, the revised framework may contribute towards a more stable and sustainable EC market that remains aligned with its original policy intent.

The Holland Plain GLS site closed with a sole bid of $454.0 million, translating to approximately $1,491 psf ppr, submitted by Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd. While the tender attracted only 1 bidder, the outcome should not necessarily be interpreted negatively. Instead, it reflects the increasingly disciplined and selective approach developers are adopting towards land acquisition amid a market environment where future supply visibility has become more pronounced across the Holland Plain and Turf City precincts. 

The latest tender result is particularly notable as Sim Lian had previously secured the earlier Holland Link GLS site within the same broader precinct in 2025 at approximately $1,432 psf ppr. The latest bid therefore came in moderately above the earlier benchmark, suggesting that the developer continues to hold longer term confidence in the transformation potential of the Holland Plain and Turf City corridor. The ability to secure multiple sites within the same emerging precinct may also allow for greater continuity in product positioning, branding and launch strategy over time. 

Recent GLS tenders within the broader Turf City and Holland Plain area have progressively shaped pricing expectations within the precinct. The earlier Dunearn Road GLS sites had attracted stronger participation levels, with the first parcel, expected to be developed into Dunearn House, drawing 9 bidders at $1,410 psf ppr, while the second Dunearn Road parcel secured a top bid of $1,625 psf ppr with 6 bidders. Against this backdrop, the moderation in bidder participation for Holland Plain may partly reflect growing supply visibility within the area, alongside broader considerations such as financing conditions, construction costs and existing developer pipeline exposure. 

The Holland Plain GLS site itself presents a relatively rare opportunity within the Bukit Timah and Holland vicinity. Located close to established landed housing enclaves and surrounded by greenery, the site is expected to appeal to developers seeking to create a more boutique and higher end residential development. The land parcel is expected to yield around 280 residential units, offering a manageable project scale at a time when developers remain cautious and increasingly risk aware. Its proximity to the future Turf City transformation, coupled with its low rise residential character, further enhances its long-term positioning within the precinct.