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Singapore New Launch Market

Projects Weekly Update

The central and luxury segment dominated a 77-transaction week, The Serra Residences emerged as the standout project, and this week's news puts its launch performance into context.

Edition: 19 Oct 2026Sales window: 12 - 18 OctPricing accurate as at: 18 / 10 / 2026

One Segment Drove The Week

The 12 - 18 Oct update recorded 77 transactions across the five reporting clusters. The central and luxury segment contributed 45 sales, or about 58% of the total, making it the clearest source of momentum.

The Serra Was The Standout

The freehold District 11 project recorded 25 sales, more than any other project in the update. Its available two-bedroom homes started from about $2.20 million, three-bedroom homes from $2.38 million and four-bedroom homes from $3.08 million.

Affordability Is Still Highly Regional

Entry prices ranged from just over $1.0 million for a CCR one-bedroom to $1.28 million for the lowest RCR one-bedroom and $1.29 million in the OCR. The tables below let buyers compare quantum and PSF together.

The useful signal is not only which project sold most, but whether its price band lines up with the alternatives a buyer can realistically consider.

Weekly Sales

12 - 18 Oct Sales Snapshot

Central and luxury projects accounted for nearly three in five transactions, with The Serra Residences alone contributing 25 sales.

45
Central / Lux
The Serra led with 25
17
West Zone
Lucerne Grand led with 8
8
East Zone
Arina East led with 3
5
North Zone
Lentor Gardens led with 3
2
Comm / Ind
Two transactions
45
Central
17
West
8
East
5
North
2
Comm / Ind
West Zone17
Lucerne GrandD228
Terra HillD52
The SenD212
Narra ResidencesD232
Hudson Place ResidencesD51
EltaD51
SoraD221
North Zone5
Lentor Gardens ResidencesD263
Norwood GrandD251
Springleaf ResidenceD261
East Zone8
Arina East ResidencesD153
Meyer BlueD152
Parktown ResidenceD182
Pinery ResidencesD181
Lux Cluster / Central45
The Serra ResidencesD1125
Union Square ResidencesD19
One Marina GardensD13
River ModernD92
W Residences Marina ViewD11
PenrithD31
W Singapore Sentosa CoveD41
AureaD71
River GreenD91
The Robertson OpusD91
Commercial / Industrial2
Gate+-1
Keystone @ Mandai-1
Launch Highlight

The Serra Residences Led The Week

The freehold District 11 project accounted for one-third of all reported transactions and more than half of the central/luxury cluster's volume.

Freehold · District 11

25 Sales In One Week

The strongest activity was concentrated in a premium central project, while the current matched inventory still spans practical two-bedroom entry points through larger four-bedroom homes.

2 Bedroom From$2,201,882
3 Bedroom From$2,382,544
4 Bedroom From$3,075,532
TenureFreehold

Figures are from the supplied weekly update and are accurate as at 18 Oct 2026, subject to change.

58% of weekly activity

Central and luxury projects delivered 45 of the 77 transactions.

Pricing needs context

Compare entry quantum, PSF and usable layout instead of relying on a project's sales count alone.

Region still matters

The lowest two-bedroom entry was about $1.34M in the OCR, $1.55M in the RCR and $1.35M in the CCR's one-bath category.

Weekly News

The Serra's Launch Weekend In Context

A concise reading of the latest report, with the figures that matter to buyers and the next major launch to watch.

Lianhe Zaobao · 19 Oct 2026

25 Homes Sold At An Average $3,460 PSF

The freehold, 133-unit The Serra Residences sold 25 homes over its launch weekend after releasing 113 units in its first sales phase. That translates to a take-up rate of about 22% of the released stock.

Reported transaction prices ranged from $3,123 psf to $4,200 psf. Singaporeans made up 75% of buyers, while permanent residents from Malaysia, mainland China, the Philippines and Taiwan accounted for the balance.

Buyer lens: around eight in 10 purchasers were owner-occupiers. That points to genuine own-stay demand at this price level, although future momentum will still depend on how buyers compare freehold value, unit efficiency and total quantum with nearby alternatives.

25homes sold over launch weekend
$3,460average price per sq ft
80%approximately owner-occupiers

More Worth Reading

Mega Launch · Upper Thomson

Thomson Reserve Puts Scale To Work

12% tower footprint

EdgeProp's cover story highlights a five-hectare site with six towers occupying just 12% of the land. The balance supports landscaping, water features and more than 80 facilities, including eight pools, while the project sits about two minutes from Upper Thomson MRT.

Its closest large-scale benchmark is JadeScape, where the reported median resale price reached $2,341 psf in 2026 and all 253 recorded resale transactions showed gross gains before costs.

Why it matters: buyers are paying for more than an apartment. Site planning, connectivity and the depth of upgrader demand will determine whether the starting premium holds up.

Price Benchmark · District 15

Amber Park Sets A New $3,170 PSF High

$3.52 million

A 1,109 sq ft three-bedroom home at the freehold Amber Park changed hands for $3.515 million, setting a fresh project record of $3,170 psf. It surpassed the previous $3,085 psf peak from October 2023.

Nearby The Shore Residences also recorded a new high when a 1,141 sq ft three-bedroom unit sold for $2.95 million, or $2,585 psf.

Why it matters: new records in completed District 15 projects give buyers a useful resale reference when assessing today's new-launch pricing along the East Coast.

Resale Outcomes · Prime Districts

Large Profits And Losses Can Sit Side By Side

+$2.50 million

A 3,477 sq ft Nassim Park Residences apartment sold for $16 million, delivering an 18.5% gross gain after an 11-year holding period. The annualised gain was about 1.5% before transaction costs.

In the same review period, an 840 sq ft unit at The Scotts Tower sold for $1.82 million and recorded a $1.36 million gross loss, or 42.7%, after roughly 13.5 years.

Why it matters: a prestigious address alone does not guarantee performance. Entry price, layout, tenure, supply and holding costs still shape the eventual result.

Market Pulse

Financing · Buyer Behaviour

Buyers Are Putting In More Cash And CPF

52% at maximum LTV

Even as prices and mortgage sizes have risen, banks are seeing buyers fund a larger share of their purchases with cash and CPF. Among OCBC customers buying new private launches, the proportion using the maximum loan-to-value limit fell from 67% in 2021 to 52% in the first half of 2026.

Nearly eight in 10 new-launch borrowers still took housing loans of at least $1 million in the first six months of 2026, compared with about four in 10 in 2021.

Why it matters: headline loan sizes are rising, but many buyers are deliberately keeping leverage below the regulatory ceiling. Affordability should be assessed using both the monthly repayment and the opportunity cost of the larger upfront capital.

New Homes · September 2026

Developer Sales Nearly Doubled Month On Month

296 homes

Developers sold 296 new private homes in September, almost twice August's 153 units and 16.1% above the same month a year earlier. They launched 158 units excluding executive condominiums, up from 116 in August and 20 in July.

The rebound came despite limited fresh supply, while analysts expected several larger launches to lift activity into the final quarter.

Why it matters: transaction volume can rebound sharply when buyers receive fresh choices. The stronger test is whether demand remains broad when multiple launches compete for the same budgets.

Government Land Sale · Marina South

Marina Gardens Lane Drew One Cautious Bid

$1,243 psf ppr

EL Development submitted the sole $450.1 million bid for the 390-unit Marina Gardens Lane residential site. The bid came below market estimates of roughly $1,350 to $1,500 psf ppr and below nearby land benchmarks.

The site is not tied to a mandatory sales deadline, but its location in a still-developing precinct means the successful bidder must weigh long-term potential against near-term demand and pricing risk.

Why it matters: a conservative land bid can create pricing flexibility for the future project, while also signalling that developers remain selective about large capital commitments.

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 18 Oct 2026.

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