Singapore New Launch Market

Projects Weekly Update

GLS land prices are climbing despite fewer bids, 63 new-home transactions spread across four zones, and buyers face fresh questions on auctions, renovation compliance and financing.

Edition: 12 Oct 2026Sales window: 5 - 11 OctPricing accurate as at: 11 / 10 / 2026

Activity Normalised After Launch Weekend

The 5 - 11 Oct update recorded 63 residential new-launch sales, down from the Lucerne Grand-led surge a week earlier. Activity was broad rather than concentrated: Central and luxury projects contributed 26 sales, West recorded 24, East seven and North six.

Land Cost Is Becoming The Bigger Story

EdgeProp Research found average residential GLS land prices rising from $833 psf ppr in 2016 to $1,312 psf ppr in 2025. The increase continued even as tenders attracted fewer bids, pointing to higher expected selling prices, lower unsold stock and heavier reliance on GLS sites.

The implication is not that every launch price must rise equally. MRT access, nearby supply, site design and buyer depth still determine how much of a higher land cost can be passed through.

Buyer Due Diligence Moved Centre Stage

URA warned about persistent unauthorised works in homes, while auction commentary stressed that distressed or seized properties are not automatically bargains. Buyers need to price rectification, legal, financing and occupancy risks before comparing the headline price.

Affordability Tables Refreshed

The comparison below covers CCR, RCR, OCR and EC choices by bedroom type, with matched inventory and price ranges accurate as at 11 Oct 2026.

Weekly Sales

5 - 11 Oct Sales Snapshot

Central and luxury projects narrowly led a balanced week, while Lucerne Grand remained the best-selling individual project.

Central / Lux

Union Square led with 7

West Zone

Lucerne Grand led with 11

East Zone

Arina East led with 3

North Zone

Chuan Park led with 3

Comm / Ind

Two transactions

Central

West

East

North

Comm / Ind

West Zone24

Lucerne Grand	D22	11
Terra Hill	D5	3
Narra Residences	D23	3
Hudson Place Residences	D5	2
The Sen	D21	2
Bloomsbury Residences	D5	1
Elta	D5	1
The Lakegarden Residences	D22	1

North Zone6

Chuan Park	D19	3
Skies Miltonia	D25	1
Lentor Gardens Residences	D26	1
Canberra Crescent Residences	D27	1

East Zone7

Arina East Residences	D15	3
Kassia	D17	2
Coastal Cabana (EC)	D18	2

Lux Cluster / Central26

Union Square Residences	D1	7
One Marina Gardens	D1	3
Promenade Peak	D3	3
Newport Residences	D2	2
Dunearn House	D11	2
Canninghill Piers	D6	1
W Singapore Sentosa Cove	D4	1
Aurea	D7	1
Midtown Bay	D7	1
The Ranz	D8	1
River Modern	D9	1
The Robertson Opus	D9	1
Draycott 8	D10	1
The Arcady at Boon Keng	D12	1

Featured Research

Why GLS Land Prices Keep Rising

Fewer tender bids have not translated into cheaper residential land. The decade-long shift is better explained by expected selling prices, inventory pressure and where developers can replenish land.

Recent launches on higher-cost GLS sites show how land benchmarks can set a firmer base for future project pricing.

2016 - 2025

From $833 To $1,312 PSF PPR

Average residential GLS land prices increased about 58% over the decade. OCR land values rose the fastest, narrowing the gap with the CCR as developers paid more for established suburban locations.

2016 Average$833 psf ppr

2025 Average$1,312 psf ppr

2026 YTD Average$1,465 psf ppr

OCR Land Growth+72%

Source: EdgeProp Research analysis of 63 residential GLS sites, reported 9 Oct 2026.

Three Forces Behind The Rise

Higher achievable selling pricesAverage new-sale prices for private non-landed homes rose 84% between 2016 and 2025.

Lower unsold inventoryWinning bids were about 4% to 5% higher for every 10% decline in unsold stock in the year before tender close.

Fewer en bloc alternativesAs collective sales slowed, GLS supplied at least 69% of residential GFA acquired through the two channels each year from 2022.

Land Cost Grew Most In The OCR

Change in average GLS land prices by region, 2016 to 2025.

OCR

+72%

RCR

+33%

CCR

+26%

What Buyers Should Read From It

Higher land cost can put a firmer floor under future launch prices, but it is not a forecast by itself. Compare the project's breakeven pressure with competing supply, transport access, unit efficiency and the resale market nearby.

Source: EdgeProp Research, URA data. Figures are summarised and independently presented.

Market Notes

What Mattered Last Week

Duplicate reports have been consolidated so each market theme appears once.

Investment Market

One Raffles Place Enters Exclusive Talks

IOI Properties and CapitaLand Investment submitted a joint bid for the office and retail asset, with market estimates placing its indicative value around $2.3 billion to $2.4 billion. No binding sale had been reached as at 9 Oct.

Source: The Business Times, 8-9 Oct 2026

Home Ownership

Renting Can Compete When Rates Rise

A higher mortgage rate can materially widen a buyer's lifetime financing cost. The comparison depends on rent, home-price growth, investment returns, transaction costs and whether the household values tenure security over liquidity.

Source: The Business Times, 6 Oct 2026

Unauthorised Works Draw URA Warning

URA recorded 147 suspected cases in 2024, 148 in 2025 and another 116 in the first nine months of 2026. Structural safety, insurance, financing and MCST obligations can all be affected.

Source: The Straits Times, 12 Oct 2026

Auction Does Not Mean Cheap

Reserve prices may track market value, while legal fees, repairs, financing constraints and unknown occupancy or title issues can erase an apparent discount. Buyers should inspect and cost risks before bidding.

Source: The Straits Times, 11 Oct 2026

Six Luxury Homes Head To Auction

Units at Nouvel 18 and New Futura linked to the $3 billion money-laundering case were scheduled for auction, with guide prices ranging from about $2,939 to $3,558 psf.

Source: The Straits Times, 8 Oct 2026

Prima To Leave Keppel Road In 2028

The flour mill's lease was extended to January 2028. Its 24-hectare HarbourFront precinct forms part of longer-term Greater Southern Waterfront redevelopment plans.

Source: The Business Times, 9 Oct 2026

Retail Assets Draw About $8 Billion

Investment demand has revived around durable rental income and comparatively wider yields, although tenant pressure and structural retail risks remain uneven across assets.

Source: The Business Times, 6 Oct 2026

North-South Corridor Costs To Rise

With opening phases delayed to 2029 and 2031, LTA will prioritise surface reinstatement so roads, footpaths and access around affected neighbourhoods improve from 2027 onward.

Source: The Business Times, 7 Oct 2026

Popular Schools Adjust Phase 2C

From 2027, selected schools will split reserved places between children living within 1km and those living farther away, seeking a broader housing and social mix.

Source: The Straits Times, 8 Oct 2026

Complex HDB Resales Need Legal Care

HDB advised private lawyers for cases involving estate beneficiaries, divorce orders, unusual sale terms or potential conflicts, where the board may not be able to act for the parties.

Source: The Straits Times, 7 Oct 2026

AI May Divide The Office Market

Automation could reduce some routine space demand, but technology expansion and a flight to efficient Grade A buildings may widen the gap between newer and older offices.

Source: The Business Times, 5 Oct 2026

Most Affordable Projects

Compare By Region And Quantum

Choose a region, then review each bedroom type. Tables show matched units and the lowest, average and highest price and PSF as at 11 Oct 2026.

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