SRI - Singapore Realtors Inc.

05 Oct 2026

3Q2026 URA and HDB Flash Estimates: Private Home Prices Rise as HDB Resale Prices Ease

Singapore’s residential property market showed diverging trends in 3Q2026, with private residential prices strengthening while HDB resale prices continued to moderate. URA’s flash estimates indicate that private home prices increased by 1.4% quarter on quarter, bringing the estimated increase for the first nine months of 2026 to 2.8%, slightly above the 2.7% recorded over the corresponding period in 2025.

The increase came amid a relatively limited fresh launch pipeline. Developers launched 3,627 units in 1H2026, while 3Q2026 saw fewer major projects entering the market. Lentor Gardens Residences and Dunearn House were the two major fresh launches, supplemented by smaller developments including Duet @ Emily and The Bronze.

Looking ahead, a broader launch pipeline is expected to support private residential activity in 4Q2026, providing buyers with greater choice across locations and price points. Affordability, borrowing costs and individual project pricing are expected to remain important considerations.

In the public housing market, HDB’s flash estimates indicate that resale prices moderated by 0.2% quarter on quarter in 3Q2026. This brings the estimated price movement for the first nine months of 2026 to -0.6%, compared with a 2.9% increase during the corresponding period in 2025. As highlighted by the historical comparison on page 3, this represents the lowest first nine-month performance in eight years, since the -0.8% recorded in 2018.

The moderation reflects an expanding pipeline of flats reaching their Minimum Occupation Period, increased resale inventory and the ramp-up in BTO and Sale of Balance Flats supply.

Policy changes are also reshaping the HDB market. The removal of the 15-month wait-out period for eligible private property owners could introduce some additional resale demand, while the increase in the monthly household income ceiling for families from S$14,000 to S$16,000 broadens access to subsidised public housing. Overall, HDB resale prices are expected to remain broadly stable in 2026.

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

17 Sep 2026

Developer Sales August 2026: Existing Projects Sustain Buyer Interest

Singapore’s new private home market took a breather in August 2026, with 153 units sold excluding Executive Condominiums (ECs), compared with 731 units in July. The moderation was largely anticipated due to the absence of major new project launches and the Hungry Ghost Festival period, when developers traditionally take a more measured approach towards launches. As such, the lower sales volume primarily reflects launch timing and limited fresh supply rather than a significant shift in underlying homebuyer demand.

The quieter launch calendar gave previously launched projects greater visibility and a longer window to sustain marketing efforts and convert buyer interest. July launches Dunearn House and Lentor Gardens Residences emerged as August’s two best-selling projects. Dunearn House recorded 18 units sold at a median price of $3,008 psf, while Lentor Gardens Residences sold another 15 units at a median $2,367 psf. Their continued sales indicate that buyer interest carried through beyond the initial launch period despite the quieter primary market.

Other projects continued to record transactions. Coastal Cabana EC and The Sen each sold 12 units, followed by Union Square Residences with 10 units and Hudson Place Residences with nine. Arina East Residences recorded eight sales, while Chuan Park, Narra Residences and Rivelle Tampines EC each sold six units. The project table on page 2 shows that demand remained spread across the Core Central Region, Rest of Central Region and Outside Central Region.

Existing EC projects under the previous framework also remained well absorbed. As of August, Aurelle of Tampines, North Gaia, Otto Place and Rivelle Tampines had each sold more than 97% of their units. Coastal Cabana was 82.1% sold, with 134 units remaining. The EC market is entering a transition following policy measures introduced in May and the subsequent National Day Rally announcement, which raised the EC household income ceiling from $16,000 to $18,000 for projects on sites where land sale tenders close on or after 24 August 2026. Existing projects and sites awarded before the effective date will continue under the previous framework.

Looking ahead, September could remain relatively measured amid the school holiday period, although the new home market is positioned for a subsequent pickup. Upcoming projects including Amberwood at Holland, Lucerne Grand, Thomson Reserve and The Serra Residences are expected to introduce fresh residential supply and broaden homebuyer choices across different locations and market segments.

The return of major launches should help reenergise primary market activity, with sales momentum for the remainder of 2026 increasingly shaped by the timing, pricing and market reception of these developments. External economic and financing conditions are also expected to become increasingly important considerations for homebuyers as the market moves into the next phase of its launch cycle.

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here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

17 Sep 2026

Lorong Puntong GLS Tender: Eco World Tops Bid at $1,612 PSF PPR

The Lorong Puntong / Sin Ming Avenue Government Land Sales (GLS) site attracted seven bids, with Eco World Development (S) Pte. Ltd. submitting the highest offer of $208.1 million, equivalent to $1,612 psf ppr. The next highest bid, from Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd., was $187.3 million or $1,451 psf ppr. The site is expected to yield approximately 140 residential units, providing an opportunity for a relatively smaller-scale private residential development within the established Upper Thomson and Bishan catchment.

A key attribute of the site is its proximity to Bright Hill MRT station, which provides convenient access to the Thomson-East Coast Line and direct connectivity towards Orchard, Marina Bay and the CBD. Longer term, Bright Hill is expected to become an interchange with the future Cross Island Line, further enhancing east-west connectivity and access to employment, commercial and lifestyle nodes across Singapore. The site also benefits from an established education catchment that includes Ai Tong School, CHIJ St Nicholas Girls' School, Catholic High School and Raffles Institution.

The wider Bishan area's continued evolution could further support the site's appeal. Planning initiatives associated with the rejuvenation of Bishan Town Centre are expected to strengthen commercial, community and public spaces while expanding employment and amenity offerings. Meanwhile, the upcoming launch of Thomson Reserve could build greater market awareness of the Upper Thomson and Sin Ming locality, establish fresh pricing benchmarks and demonstrate underlying demand ahead of the future Lorong Puntong development.

From a developer perspective, the relatively modest unit count could offer a more manageable project with lower overall capital commitment and potentially reduced sales and execution risk compared with substantially larger developments. For buyers, the project could provide a smaller and potentially more intimate residential environment within the established Bishan and Upper Thomson catchment.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg