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Woodlands Set to Welcome A Second Executive Condominium

More new executive condominium (EC) units are in the pipeline in Woodlands with a second government land sales (GLS) EC site offered for sale in Woodlands Drive 17. Given its attractive locational attributes, the future EC development could see healthy interest from eligible homebuyers looking for an affordable entry into the private residential market.The 2.69-ha site, which could potentially yield about 560 new homes garnered three bids at the close of tender on 13 January 2026. The top bid was placed by Sim Lian Group at $484 million, which works out to a land rate of about $794 psf per plot ratio (ppr), a new high for EC land price. The previous record price was held by the first Woodlands Drive 17 EC plot that was awarded to City Developments in August 2025 for a land rate of $782 psf ppr.Together, the two upcoming new EC projects could provide an estimated 980 units, which may relieve some pent-up demand in the area, as there have been no new EC launches in Woodlands for about a decade since the launch of Northwave EC in 2016. Connectivity and ConvenienceOne of the things that adds to the appeal of the Woodlands Drive 17 site is its transport connectivity, with the Woodlands South station on the Thomson-East Coast Line (TEL) located just a short walk away.The Woodlands Integrated Transport Hub is easily accessible via the TEL, as it is one stop from Woodlands South. Commuters can continue their journey to other parts of Singapore by bus at the Woodlands Temporary Bus Interchange or transfer to the North South Line (NSL). Weekend trips to Johor Bahru would also be more convenient, as the Woodlands North station will be connected to the upcoming Johor Bahru-Singapore Rapid Transit System (JB-SG RTS). The TEL also offers a direct route to the bustling downtown area and key employment areas such as Orchard Road and Shenton Way.Amenities and SchoolsAccessing healthcare services and wellness facilities would be a breeze for residents of the future EC development, with the Woodlands Health Campus adjacent to the site, while the nearby Woodlands Healing Garden could offer some respite in nature's embrace for the busy hustler.At the nearby Vista Point in Woodlands Drive 16, future residents can find a neighbourhood centre with a wet market, food courts, enrichment centres, and a myriad of other goods and services. More retail and commercial amenities are available at the Woodlands town centre, where Causeway Point and Woods Square are located.Families with school-going children and couples looking to start a family will have no lack of options for schools. Within 1-km of the upcoming development are schools such as Innova Primary School, Woodlands Ring Primary School, Christ Church Secondary School, Woodgrove Secondary School, as well as the Singapore Sports School, which will be relocated to Kallang in the future as part of the Kallang Alive Plan announced during the 2024 National Day Rally. Other schools in the surrounding area include Si Ling Primary School, Woodgrove Primary School, Woodlands Primary School, and Spectra Secondary School.The Future of WoodlandsThe Woodlands Regional Centre has long been the "economic hub of the North" and exciting plans for its future are earmarked in the latest URA Master Plan 2025, where more office and retail spaces could be developed in Woodlands Central, and a new mixed-use waterfront precinct being planned for in Woodlands North Coast. In the long-run, the establishment of the Johor-Singapore Special Economic Zone (SEZ) could also further solidify Woodlands' status as a strategic regional centre.With all the ongoing transformation, there is little doubt that Woodlands would grow further into a more vibrant and dynamic live-play-work district in the North Region.About the DeveloperSim Lian Group is an award-winning property developer with experience spanning over four decades in the Singapore property scene. The group has built an outstanding track record in residential development and expertise in construction. It has a broad portfolio of residential, commercial, industrial, retail and mixed-use developments. Some of its most recent projects include The Botany at Dairy Farm, Treasure at Tampines, Emerald of Katong and Aurelle of Tampines.

Small Landed Homes

TL;DR Small landed homes offer a lower entry point into landed living, but they are still a niche and complex asset. They can work well for the right buyer, but only with proper planning and clear expectations. Why buyers are drawn to them: Compared to larger landed homes, small landed houses offer relatively lower prices, private living, and actual land ownership. The trade-offs: Smaller land plots, higher maintenance responsibility, and a smaller buyer pool mean these homes are less forgiving if planning is poor. Why planning matters more: Entry price, holding power, and exit timing play a bigger role for niche assets, where demand is less liquid and price points are higher. Who it suits: Buyers and investors who prioritise privacy, long-term stability, and are financially prepared to hold through market cycles. Owning a landed home in Singapore has always been the ultimate flex. But for many buyers, the price tags can feel out of reach.Luckily, small landed homes have been trending lately. Yup. Landed doesn't always mean bungalows with koi ponds and helpers' rooms. These homes emerged as a compromise: a more affordable landed option with just enough space to fit a growing family. This segment has been gaining attention as buyers look for ways to enjoy landed living without committing to bungalow-scale prices. More importantly, it reflects how buyers and developers are adapting to land scarcity and rising costs in Singapore's property landscape.So, without further ado, let's explore this somewhat niche segment. In this article, we will explore: What exactly is a small landed home? Why are small landed homes trending now? Who's buying? What's the hype? What could go wrong? Is it worth it?What exactly is a small landed home?Landed homes come in different forms, from Good Class Bungalows (GCB) to semi-Ds. But generally, in Singapore, they are classified into two categories: strata and non-strata. With non-strata, or regular landed homes, you own the house as well as the land itself. Whereas with strata, you only own your house, but you share the land, facilities, and entrance with your neighbours. You can also click here for more details on each type of property.A small landed home, or also referred to as compact landed units, can be strata or non-strata. Their plot of land usually ranges between 1,600 and 3,000 sq ft. Of course, this doesn't necessarily make the house "tiny". Many condos and flats are much smaller than this. But, it does mean a more compact and efficient layout compared to traditional luxury bungalows.In other words, the emphasis is on efficiency rather than excess space.Why are small landed homes trending now?Recent launches of compact landed homes have seen strong buyer interest. Parkwood Collection, a 99-year leasehold project with 53 units launched in 2020, and Belgravia Ace, a freehold strata landed project with 107 units launched in 2022, were both fully sold.Then we have Springleaf Collection, a 999-year landed development along Meng Suan Road that launched in August. The project comprises 10 five- and six-bedroom units with prices starting slightly above $5 million. Impressively, 80% of the units were sold within just three months!Source: Springleaf CollectionWe'll likely see more similar developments in the coming years too!So, why the sudden interest in these small landed homes?According to the Singapore Department of Statistics, the amount of private flats and condos went up by 228% in the past 25 years, from 114,532 units in the year 2000 to 375,612 units in 2025. On the other hand, landed home supply has actually been relatively stagnant during the same period, only rising 12% from 67,229 units to 75,338 units.Although the lesser supply naturally adds a sense of scarcity, property experts believe it isn't the main reason demand has picked up. Rather, it's the shifting buyer preferences, rising land and construction costs, and stricter regulations that are driving these trends.Today, younger families are prioritising affordability and efficient layouts. Meanwhile, escalating land and construction costs have reduced the viability of larger landed homes at accessible price points. So, smaller landed homes kind of bridge this gap.For buyers, this means access to landed living at a more manageable quantum. For developers, it allows projects to remain commercially viable despite tighter planning controls.Who's buying?Generally, there are three main buyer groups:Upgraders: Owners of flats or condos who've already gained capital appreciation who want more space and a landed lifestyle while keeping the price tag somewhat sensible.Growing families: Those who need room to grow, often with kids and helpers.Landed fans: People who've long dreamed of owning a landed property and are okay with a more compact unit to make it financially attainable.What these buyer groups share is not budget constraint, but value discipline. A willingness to trade excess space for land ownership and privacy.What's the hype?Small landed homes definitely have plenty of appeals. For one, a more compact plot size translates to a lower entry point compared to larger landed estates. As we've discussed earlier, this has made them a more realistic upgrade option.As a reference point, many small landed homes today transact from the mid-$4 million range onwards, which places them closer to large family-sized condos than traditional landed estates, but still well below bungalow-level pricing.Furthermore, landed homes in general offer a level of privacy you can't get with flats or even condos. There are no shared corridors or lifts and no common spaces. Plus, you get your own gate, driveway, and outdoor area. It's a different lifestyle that some families might value and appreciate.Land ownership is another key factor, at least for non-strata units. In land-scarce Singapore, owning land is definitely something that you can boast about. It's a prestige that many people envy, even if it's on a smaller scale.Not to mention that land scarcity has historically supported long-term value stability, making landed homes especially attractive to investors. In the past 5 years alone, the resale price of small landed homes have gone up by 60-76%. This suggests that capital appreciation has generally been resilient.Source: PropNex Investment SuiteHowever, don't forget that like any other property, performance also depends on other factors like entry price, location, and holding period.What could go wrong?But of course, it's not all sunshine and rainbows. There are also challenges to consider. While demand is being supported by changing buyer preferences, analysts point out that landed housing supply remains constrained due to strict zoning and land-use controls.In fact, URA has not released 99-year landed sites for some time, and minimum lot-size rules limit how existing landed plots can be subdivided. That's because URA's control plans vary by landed housing area, meaning not all sites can be redeveloped into smaller homes. For instance, plots zoned for bungalows generally cannot be subdivided into semi-Ds. This means scarcity cuts both ways. While it supports long-term value, it also limits flexibility in redevelopment and future supply.And while they have generally held their value well, their niche positioning can present challenges as you try to exit. Finding the right buyer may take longer compared with HDB flats or condos, simply because the pool of potential buyers is more limited.On a more practical standpoint, homeowners need to think about maintenance. Unlike in HDB or condos, where upkeep is generally handled by management, you have to do everything yourself (and of course pay for everything yourself). That said, smaller landed homes do require less maintenance than larger ones, so it's not as bad.Additionally, gaining more privacy means losing the convenience of shared facilities. Unlike condominiums, landed homes typically don't come with communal amenities such as swimming pools, sports courts, or gyms. So if you really want these amenities, you might have to sign up for a bunch of different subscriptions that may end up costing more.In any case, there's more to owning a landed home than meets the eye. If you want to read up on the broader considerations, we've covered this in a separate article on landed home ownership.Is it worth it?Ultimately, small landed homes aren't cheap and they aren't for everyone. But, they do offer a lower entry point for landed homes, which may be appealing to homebuyers and investors who value privacy, land ownership, and long-term stability. However, as with any major property decision, it's important to understand what you're signing up for. Not just the upsides, but also the responsibilities and drawbacks.This is why planning becomes especially important for niche assets like small landed homes. Decisions around entry price, holding power and exit timing matter far more when the buyer pool is narrower and price points are higher. It's not just about whether or not you can afford it, but also whether it makes sense in your long-term property journey.These are themes we explore within the Property Wealth System (PWS) framework, which focuses on making informed decisions around entry, holding, and exit, especially for niche assets like landed homes.If you'd like to deepen your understanding, you can explore our upcoming masterclasses or free seminars at your own pace. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

EC vs Private Condo: District 18's 1H26 Launch Choice

TL;DR Early 2026 presents an unusually clear decision in Tampines: one Executive Condominium and one private condominium launching within the same narrow window, but designed for very different buyer journeys. Same timing, different structures: Rivelle Tampines EC and Pinery Residences are launching just weeks apart on the same street, yet they represent two fundamentally different ownership paths. EC route: Lower entry pricing and a more structured holding journey, suited for first-timers and younger households comfortable with eligibility rules and longer MOP timelines. Private route: Higher upfront commitment in exchange for immediate flexibility in leasing, exit timing, and lifestyle adaptability, appealing to buyers with stronger cash flow buffers or those who do not qualify for ECs. The real trade-off: This is less about which project is "better" and more about choosing between affordability and optionality - especially within a market window shaped by earlier land costs. Why timing matters: Both launches sit at a pricing inflection point, entering before future land bids are expected to reset replacement costs higher, making timing risk more relevant than location risk. Bottom line: Tampines in early 2026 offers clarity with consequences. The right choice depends not on headline price, but on how much flexibility you need - and where you are headed next. For buyers eyeing Tampines in early 2026, the decision is unusually stark: one Executive Condominium, one private condominium, launching within the same narrow window - but leading down very different paths.This is not a question of which project is "better", but which structure fits where a buyer is headed next.In our earlier analysis of the early-2026 launch pipeline (Part 1 and Part 2), we noted that the first half of 2026 would likely emerge as a compressed decision window, with many projects arriving within a short timeframe. As 2026 begins, first-timers and upgraders are finding it harder to cut through the noise and focus on what truly matters when choosing a home.District 18 (Tampines) stands out not because of volume, but scarcity. New launches here have been infrequent, with earlier projects such as Parktown Residences and Aurelle EC launching in 2025, highlighting how episodic new supply in the district has been. What we'll cover in this article: One District, Two Very Different Products The EC Route: Who Rivelle Tampines EC Is Really For The Private Condo Route: Where Pinery Residences Fits The REAL Decision: Price, Optionality, and Timing Questions Buyers Should Clarify Before Choosing A Side Two Launches, One Decision Window This is why the first half of 2026 matters. With Rivelle Tampines and Pinery Residences expected to launch just one to two months apart, buyers looking specifically at Tampines may be deciding between what could be the only two new residential options in the district for the foreseeable future - one EC, one private, same timing, very different paths.One District, Two Very Different Products Before weighing individual projects, it is important to recognise that an Executive Condominium (EC) and a private condominium are fundamentally different housing instruments - a contrast made even clearer here as the two upcoming projects are located along the same street.2025's launch performance in Tampines highlights this distinction. On the private side, Parktown Residences recorded strong demand at launch, with over 87% of the 1,193 units sold, reflecting buyer appetite for immediacy, flexibility, and long-term optionality. On the EC front, Aurelle EC also drew robust interest, selling 90% of the 760 units during launch day, reinforcing how affordability-led pathways continue to resonate with first-timers and younger upgraders.While both offer modern living in a mature estate, they are designed for different buyer journeys. ECs, designed for the middle-class in mind, come with eligibility rules and a minimum occupation period (MOP), shaping longer holding horizons. Private condominiums, by contrast, offer immediate flexibility in ownership, leasing, and exit.When both options appear side by side within the same district and market cycle, the decision naturally shifts away from surface-level price comparisons towards choosing the path that best fits the next five to ten years. The EC Route: Who Rivelle Tampines EC Is Really For For buyers unfamiliar with ECs, they are often misunderstood as simply "cheaper private condos." In reality, they follow a distinct framework that shapes how and when owners can use the home.Rivelle Tampines, expected to comprise around 572 units, is located along Tampines Street 95, just a few minutes walk away from Tampines West MRT station. Based on available site data, the land was awarded at about $768 psf per plot ratio, which is higher than the land rate for Aurelle of Tampines - which was awarded at $721 psf per plot ratio and launched at an average of $1,767 psf. This suggests that Rivelle's eventual launch pricing is likely to reflect a step-up while still seating meaningfully below nearby private condominium pricing.Project NameTOPMin. PSFMax. PSFAvg. PSFMin. PriceMax. PriceAvg. PriceUnit TypeAurelle Of Tampines2028$1,650$1,882$1,767$1,417,000$2,481,000$1,709,2403, 4, 5+Tenet2026$1,296$1,651$1,474$1,158,000$2,256,000$1,707,3003, 4, 5+Citylife@Tampines2016$851$1,770$1,523$1,300,000$3,700,000$2,145,0492, 3, 4, 5+The Tampines Trilliant2015$1,244$1,835$1,664$1,470,000$2,888,000$1,915,3413, 4Arc At Tampines2014$1,251$1,463$1,379$1,150,000$2,160,000$1,467,4932, 3, 45 most recent ECs in Tampines according to PropNex Investment Suite as of 22 December 2025Looking at past EC launches in Tampines, interested buyers can also expect a family-oriented unit mix, likely ranging from three- to five-bedroom layouts. What stands out from recent EC data is the upward shift in average psf over time, even as unit types remain largely family-sized, suggesting that price growth has been driven more by land and construction costs than by speculative demand - reinforcing the EC's role as a long-term, owner-occupier product.Rivelle is therefore likely to resonate with buyers who prioritise affordability within a private-style environment, particularly first-timers and younger households planning their first significant upgrade.For many, the EC pathway represents a structured progression. Entry prices are typically more approachable, but they come with longer holding horizons and regulatory considerations. The MOP requires buyers to be clear about their lifestyle stability and medium-term plans.From a planning perspective, EC buyers often take a longer view. The focus is less on short-term flexibility and more on gradual asset growth, with the EC acting as a stepping stone rather than a final destination. For households comfortable with that timeline, this route can offer a disciplined and accessible entry into the private housing ladder.The Private Condo Route: Where Pinery Residences Fits Private condominiums operate with far fewer structural constraints, which is why they appeal to buyers who prioritise flexibility and control.Pinery Residences, expected to comprise around 588 units and located alongside Rivelle Tampines along Tampines Street 95, represents the private counterpart in this side-by-side comparison. Based on available site data, the land was awarded at about $1,004 psf per plot ratio, which is higher than the land rate for Parktown Residences - which was awarded at $884 psf per plot ratio and launched at an average of $2,363 psf.Project NameTOPMin. PSFMax. PSFAvg. PSFMin. PriceMax. PriceAvg. PriceUnit TypeParktown Residences2028$2,146$2,605$2,369$1,070,000$4,045,000$1,994,6291, 2, 3, 4, 5+Treasure At Tampines2023$1,519$1,987$1,762$755,000$2,988,888$1,576,5981, 2, 3, 4, 5+The Tapestry2021$1,504$1,1815$1,704$730,000$2,180,000$1,246,2611, 2, 3, 4, 5+The Alps Residences2019$1,398$1,701$1,517$668,000$1,730,000$1,115,1011, 2, 3, 4, 5+Q Bay Residences2017$1,390$1,631$1,489$738,888$2,300,000$1,258,8291, 2, 3, 4, 5+5 most recent private condominiums in Tampines according to PropNex Investment Suite as of 22 December 2025This land cost progression suggests that Pinery's eventual launch pricing is likely to sit above earlier private benchmarks in Tampines, reflecting higher input costs rather than a fundamental shift in buyer profile. What buyers should note is that private pricing in Tampines has continued to widen at the top end, while entry points have compressed, increasing the premium placed on flexibility rather than size alone.Compared to the EC route, the private pathway typically comes with a higher upfront commitment, but also greater optionality. Buyers can expect more flexibility in ownership, leasing, and exit strategies. In terms of unit mix, private projects in Tampines have maintained one- to - five-bedroom layouts, making Pinery Residences more likely to appeal to immediate upgraders or households with stronger cash flow buffers - especially those who do not qualify for EC purchases - who value adaptability over entry price.The REAL Decision: Price, Optionality, and Timing Affordability buys entry. Optionality buys time.At its core, the EC versus private decision is about balancing affordability against flexibility - and doing so within a very specific timing window.EC buyers typically optimise for a lower entry price, accepting restrictions in exchange for a longer, more structured holding journey. Private buyers, on the other hand, pay for optionality: the freedom to decide what comes next, and when.Beyond headline prices, the real considerations extend further. Cash flow buffers, comfort with valuation gaps, exit flexibility, and how soon the home may need to adapt to life changes all matter - but so does when the purchase is made.Tampines itself is a known quantity. Its connectivity, amenities, and regional centre status are well established. What is less familiar is the timing of these launches. Projects entering the market in the first half of 2026 are shaped by earlier land costs, even as replacement prices are widely expected to reset upwards in subsequent bidding cycles beyond 2026.This places Rivelle Tampines EC and Pinery Residences at a pricing inflection point - not old enough to feel dated, yet not exposed to the full impact of future cost pressures. For buyers, this means timing risk may matter more than location risk. The district is familiar; the window is not.Neither route is inherently superior. The better choice depends on where a buyer sits in their financial journey, how much flexibility they need - a factor many Singaporean buyers tend to underestimate, especially those upgrading from an HDB with the intention of settling down in their first private home - and whether they are prepared to act within this narrow decision window.Questions Buyers Should Clarify Before Choosing a Side For buyers evaluating Tampines as either a first home or an upgraded one, clarity is what prevents regret later.Before choosing between an EC and a private condominium, it helps to ask:Is this home a stepping stone or a long-term hold?How important is flexibility over the next five to seven years?What does affordability look like once buffers and contingencies are factored in?Which exit scenarios are realistic, not just possible?These are not questions with one-size-fits-all answers. In fact, they sit at the heart of broader conversations about where the property market is headed next - from interest rate trajectories and affordability pressures, to how buyer behaviour may evolve after a strong 2025.This is where wider market context matters. This Consumer Empowerment Seminar (CES) will help buyers frame these personal decisions within a bigger-picture outlook, offering clearer reference points before committing to either path.Answering these questions honestly - and with the right market context - often reveals which pathway fits best, regardless of marketing narratives or launch-day sentiment.Two Launches, One Decision Window It is rare for a mature estate like Tampines to present buyers with two fundamentally different new-launch options within the same narrow timeframe.As the first half of 2026 unfolds, District 18 (Tampines) is not about chasing momentum or choosing quickly. It is about choosing deliberately - understanding the implications of an EC route versus a private one, and selecting the path that fits not just today's needs, but tomorrow's realities.This decision window is unlikely to repeat itself in the same form. For buyers willing to slow down, compare structure, and think beyond headline prices, Tampines offers something increasingly rare in a crowded launch landscape: clarity with consequences.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

HDB Resale Market Wraps Up 2025 With Stronger Sales Volume and Higher Average Resale Price In December

The HDB resale market activity continued to gain traction in December, posting a second straight month of higher sales, following a significant slowdown in transactions in October. During the month, both HDB resale volume and average resale prices saw a slight uptick, while the number of million-dollar resale deals also rose from the previous month.There were 2,037 HDB flats resold in December 2025 - up by 22% month-on-month (MOM) from the 1,665 units moved in November (see Chart 1). Year-on-year, sales were down by 4% compared to the 2,112 units sold in December 2024. The average resale price, meanwhile, rose by 2% MOM in December to $660,162 from $649,087 in November.Still, the pickup in activity in December was unable to mitigate the softer transaction volume in October and November. As such, the HDB resale market ended on a relatively quieter note in Q4 2025, with just over 5,000 resale transactions - the lowest quarterly sales figure since Q2 2020.Chart 1: HDB Resale Volume and Average Resale PriceSource: PropNex Research, data.gov.sg (retrieved on 7 January 2026) According to HDB flash estimates released on 2nd January 2025, 5,129 resale flats were transacted in Q4 2025 (up to 30 December). Taking in the 20,913 flats resold in the first nine months of 2025, this brings the total resale tally in 2025 to 26,042 units - underperforming the 28,986 units resold in the whole of 2024.The softer sales in the last quarter of 2025 were likely the result of several factors, including the ample supply of new public housing. In October 2025, 9,144 new Build-to-Order (BTO) flats were launched by the HDB, bringing the total number of new flats introduced in 2025 to 29,975 units - comprising 19,723 BTO flats and 10,252 flats offered under the Sale of Balance Flats (SBF) exercises. The strong supply of new flats, including those with shorter waiting times of 3 years or less may have siphoned some buying interest from the HDB resale market. In addition, with school holidays and the festive season in full swing, the end-year seasonal lull likely weighed on resale activity.Meanwhile, HDB resale prices were flat in Q4 2025, following the trim 0.4% QOQ increase in Q3 2025, according to HDB flash estimates. This is the first quarter that resale prices were unchanged since Q1 2020. All in, HDB resale prices grew by 2.9% in the whole of 2025, down significantly from the 9.7% increase in 2024, and marking the most sluggish pace of price increase since 2019 where prices inched up by 0.1%.When analysing transaction data by price range, it was observed that the proportion of flats resold for under $500,000 in December fell to 22.7% from 24.4% in the previous month. Meanwhile, 41.4% of resale flats fetched between $500,000 and $700,000, a notch down from 42.7% in November. The proportion of resale flats priced at $700,000 to just under $1 million showed the biggest growth, increasing to 28.8% in December from 25.6% in the previous month. The proportion of million-dollar resale flat deals remained steady at 7.1% in December, relatively on par with the 7.2% proportion in November (see Chart 2).Chart 2: HDB Resale Flat Transactions By Price RangeSource: PropNex Research, data.gov.sg (retrieved on 7 January 2026) By flat type and town classification, average resale prices in mature towns fell across most room types with the exception of 3-room flats, which posted a small increase of 0.4% MOM to about $474,557 in December (see Table 1). Flats in non-mature towns saw a similar trend, with 4-room units reflecting a 1.0% MOM increase in average resale price to $608,665 during the month.Table 1: Average HDB resale flat prices by flat type, by town classification Mature townsNon-mature towns Nov-25Dec-25% change MOMNov-25Dec-25% change MOM3 ROOM$472,651$474,5570.4%$460,036$453,114-1.5%4 ROOM$787,089$763,837-3.0%$602,856$608,6651.0%5 ROOM$942,151$933,051-1.0%$715,047$710,931-0.6%EXECUTIVE$1,045,163$1,041,404-0.4%$895,361$888,904-0.7%Source: PropNex Research, data.gov.sg (retrieved on 7 January 2026) The number of million-dollar resale flats finished strong in December, with a total of 145 flats resold for at least $1 million in December - up by 21% from the 120 units that changed hands in November (see Chart 3). The 145 units of million-dollar resale flats in December comprised 54 four-room flats, 57 five-room flats, and 34 executive flats.Among the million-dollar resale flat deals in the month, 12 units were located in non-mature towns - three each in Hougang, Woodlands and Sengkang, two in Bukit Panjang, and one in Yishun. The million-dollar flats located in non-mature estates are either executive flats or 5-room units. Of note, the three units of such flats sold in Sengkang in December is a new monthly high.The remaining 133 units of million-dollar resale flats sold in December are in mature towns, led by Toa Payoh with 25 deals, followed by Queenstown and Kallang Whampoa with 20 and 18 of such sales, respectively. In particular, Tampines posted 10 million-dollar flat deals - the highest monthly tally of such sales in the town.In the whole of 2025, there were 1,594 units of million-dollar resale flats sold - up by 54% from the 1,035 units transacted in 2024.Chart 3: Number Of HDB Flats Resold For At Least $1 Million By MonthSource: PropNex Research, data.gov.sg (retrieved on 7 January 2026) During the month, the priciest HDB resale flat transacted was a 5-room unit at The Peak @ Toa Payoh, which fetched $1.525 million or $1,211 psf (see Table 2). The DBSS (design, build and sell scheme) unit which spans 117 sqm is located on a high floor ranging between the 40th and 42nd storey, and has a lease balance of 85 years and five months at the point of resale.PropNex notes that several towns saw new record HDB resale prices being set in December. Among them, a 5-room flat at Clementi Crest in Clement Avenue 3 was resold for $1.5 million, and an executive flat in Kovan Green in Hougang was transacted for $1.45 million in December. The other towns that booked record resale price in December were Geylang (a 5-room flat in Pine Close went for $1.375 million), Bukit Panjang (an executive flat in Jelebu Road fetched $1.18 million), Sengkang (a 5-room flat in Sengkang East Avenue was resold for $1.1 million), and in Sembawang (a 4-room flat in Canberra View was transacted for $889,000).Table 2: Top 10 HDB Resale Flats Sold In December 2025 By Transacted PriceTownTypeStreetStorey rangeFloor area(SQ M)Lease start dateResale price ($)PSF ($)TOA PAYOH5 ROOMLOR 1A TOA PAYOH40 TO 421172012$1,525,000$1,211QUEENSTOWN5 ROOMDAWSON RD37 TO 391082021$1,520,000$1,308CLEMENTI5 ROOMCLEMENTI AVE 334 TO 361132021$1,500,000$1,233CLEMENTI5 ROOMCLEMENTI AVE 331 TO 331132021$1,480,000$1,217CLEMENTI5 ROOMCLEMENTI AVE 331 TO 331132021$1,480,000$1,217KALLANG/WHAMPOA5 ROOMBOON KENG RD22 TO 241192011$1,470,000$1,148KALLANG/WHAMPOA5 ROOMBOON KENG RD19 TO 211172011$1,450,888$1,152HOUGANGEXECUTIVEHOUGANG ST 2104 TO 061481992$1,450,000$910KALLANG/WHAMPOA5 ROOMUPP BOON KENG RD25 TO 271172017$1,450,000$1,151QUEENSTOWN5 ROOMHOLLAND CL25 TO 271241998$1,450,000$1,086Source: PropNex Research, data.gov.sg (retrieved on 7 January 2026) Given the ample new supply of new flats and existing policy guardrails, the HDB resale market and resale prices are expected to remain relatively stable and grow at a moderate pace. To this end, the moderation in price growth in 2025 is likely positive for the overall HDB resale market, and may reduce the likelihood of further cooling measures imposed on the segment.Contact a PropNex salesperson to find out more about resale HDB market trends.

Worried You Bought the 'Wrong' Property?

TL;DR Underperforming ? loss. In fact, most properties in Singapore still make gains over time, even if they don't meet expectations. Why losses are rare: Land scarcity, controlled supply, strong rental demand, and regulation create a market that favours long-term holders. The real risk: Panic selling, poor timing, or financial pressure. Fear vs greed cycles: Buyers freeze during fear and overpay during hype, yet even "bad timing" often still results in profits over time. Bottom line: If you can hold comfortably, earn rent, and the home costs more today than when you bought it, you're probably doing better than you think. In any kind of investing, the biggest fear is always the same: What if I pick the wrong thing?Buy the wrong stock, and it tanks. Choose the wrong crypto, and it goes bust.So it's perfectly normal that homebuyers and first-time investors feel this worry too. After all, homes cost a lot more than stocks or ETFs. And when you don't have any clue about how the market works, you might give in to your fear. When in reality, even underperforming properties can still make money in Singapore.If you take a moment to understand how the market actually works, you'll realise that even if you bought the "wrong" unit, you may still be better off than you think. In this article, we will explore: "Underperforming" doesn't mean "losing money" Why loss is rare in Singapore Fear vs greed A reality check for 'underperforming' properties Still worried you bought the 'wrong' property?"Underperforming" doesn't mean "losing money"When people say a property underperformed, they usually mean one of three things:* It didn't beat the market average* It didn't outperform other projects nearby* It didn't meet their personal expectationsBut that doesn't automatically mean it lost money.In fact, both private and HDB prices consistently show upward trends in the long run, even though individual years may fluctuate. Just take a look at the resale market. Over the past decade alone, Condo prices rose by 46.06%, followed by HDB at 51.76%, while EC saw a 96.13% growth.Source: PropNex Investment SuiteThe pattern is hard to ignore. Short-term stagnation and sideways movement can happen, especially with HDB. However, capital loss is rare unless someone exits at the worst possible timing. So even if your property isn't the best performer, it's still very likely to make some profit over time.Why loss is rare in SingaporeFor one thing, Singapore's property market behaves very differently from other countries. Because of land scarcity, controlled supply, strong rental demand, and structured regulation, the long-term trajectory is biased upwards.If anything, you could "lose" more money waiting around for the perfect timing. In a market that keeps rising, lost time often means lost momentum. By the time you're "ready to buy", the entry price is already higher. This is a common trap many buyers fall into, which I talked about more in depth in this other article.And when it comes to actual loss, more often than not, it occurs not becausethe property failed, but because owners exit at the wrong time. As we already discussed, given enough time, the market has shown the ability to recover from dips. But when people are forced to exit early, usually due to panic selling or unexpected financial pressure, they end up losing before the market bounces back.Fear vs greedLike all asset classes, property markets move in cycles, swinging between fear and greed. And it's important to understand how these emotions play out so that you can make smarter decisions.When there's fear in the market, buyers freeze. People worry about price crashes and fixate on every negative headline. Uncertainty takes over. During these periods, sellers may sense slowing demand and cut prices. Meanwhile, buyers are hesitant to act, waiting until conditions "improve".Ironically, these are often the times when real opportunities emerge, when sellers (even developers!) become more flexible, and market activity slows enough to give buyers the upper hand.On the other hand, when the market is heating up and prices rise quickly, suddenly everyone's greedy. Sellers raise their prices, and yet buyers still rush in because they're scared they're going to miss out. However, people who bought during the greed phase usually regret it later, feeling they overpaid but are getting less returns.But remember, less profit does not mean no profit.Again, because of Singapore's special circumstances, even when buyers enter during less-than-ideal moments, many still end up making money over time, just not as much as they might have if they didn't let their emotions lead their decisions.This is precisely why understanding fundamentals matters far more than trying to predict the peaks and valleys. Long-term success is shaped by holding power, cash-flow resilience, and disciplined decision-making, not emotional reactions to headlines.It's also why seasoned investors rely on structured frameworks that prioritise fundamentals over fear and greed. Here's a short clip of our CEO, Kelvin Fong, explaining a little bit about this behavioural cycle: @propnexpert A reality check for 'underperforming' propertiesIf you're worried your property is truly underperforming, ask yourself these questions:Are you still able to hold the property comfortably without financial strain?Is the property producing rental income?Has its value at least kept pace with the broader market over time?Would the same property cost significantly more to buy today?If the answer to most of these is "yes", then chances are your property isn't a total failure. It's just progressing at a slower pace, and that's okay. Owning the asset is already half the battle won anyway.Still worried you bought the 'wrong' property?In Singapore, even the "wrong" property rarely loses money.You may not have bought the best performing property, but that's totally fine. Not every purchase needs to be a homerun for it to work out. In Singapore's forgiving market, even average or slow-performing homes often still deliver positive outcomes over time, especially when owners have the ability to hold and manage their finances responsibly.Rather than viewing it as a mistake, think of it as part of the learning curve.The more you understand about how the market works, how cycles move between fear and greed, and how fundamentals support long-term stability, the less likely you are to make the kinds of mistakes that actually lead to losses. And don't forget that while profit is great, ownership itself is already a win. If you're ready to take that next step in your property education, you can join us at the upcoming PWS Masterclass, where industry experts break down how to navigate property decisions with a clearer framework. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Resale Landed Market Watch In November 2025

Improving Resale Land Prices with improved market sentiment in NovemberLanded home resale activity in November slowed down following a brief rebound in October likely due to the market slowing down approaching the year end. Based on URA Realis caveat data, about 162 landed homes were transacted on the resale market in November 2025; the combined transaction value came up to $1.07 billion - compared to October (196 deals valued at $1.14 billion). Upon an analysis of each transaction and their respective gains, most landed deals were profitable. There was a higher proportion of higher priced landed homes being sold compared with the previous month despite slightly slower sales activity. Based on URA Realis caveat data, about 53% of resale landed homes sold in November were priced at $5 million and above, compared with about 44% in October. Meanwhile, 47% of the resale landed transactions were priced at below $5 million in November - declining from the 56% proportion in the previous month.Chart 1: Price range of private resale landed transactions in October 2025 vs November 2025Source: PropNex Research, URA Realis Growth of landed home resale prices in November 2025 was relatively homogenous. The overall landed homes resale prices continued to grow by 3.5% month-on-month (MOM) to $2,039 psf; while prices were up by 14.7% compared to a year before. The month-on-month increase in resale landed prices was led by the growth of prices in the Core Central Region (CCR) and Rest of Central Region (RCR) and which expanded by 4.1% and 5.9% MOM, respectively. Homes in the Outside Central Region (OCR), also expanded, strengthening by 2.5% MOM. By property type, detached and semi-detached homes saw average prices increase by 9.5% MOM and 7.8% MOM respectively in November (see Table 1 below).Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in November 2025Table 2: Top 3 resale landed transactions by landed property type, in terms of estimated gains*Source: PropNex Research, URA Realis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction. The gains reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs. **Annualised gain is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1 Top landed transaction with highest gains (Detached)The top performing detached home transaction and overall landed transaction for the month was for a corner Good-Class Bungalow (GCB) along Kingsmead Road in District 10 (Bukit Timah) that was sold for $26.8 million, up by more than $22 million from the last caveat lodged in November 2004 - this reflects an annualised profit of 8.5% after a holding period of more than 20 years. The freehold property is situated within the Victoria Park GCB estate area, has a land area of more than 11,000 sq ft which reflects a unit price of $2,271 psf on land area. Top landed transaction with highest gains (Semi-Detached)The best-performing semi-detached transaction was for the sale of a semi-detached property in Duchess Avenue in Bukit Timah (District 10). It was sold for nearly $10.4 million in November, with its last caveat being lodged in May 2002. The sale price is up by over $8.5 million from the previous caveated price, representing an annualised gain of 7.6% per year over 23 years. The freehold property is situated within the Duchess Garden landed area and just within walking distance to Hwa Chong Instituition. Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along Sunset Terrace in Clementi (District 21). The freehold property was sold for $9.36 million, reflecting an estimated gain of $6.38 million, representing an annualised gain of 3.9% per year from its last caveat lodged in Sept 1995, with a holding period of over 30 years. If you are looking for high-end homes or good class bungalows in Singapore, contact PropNex's GCB and Prestige Landed department for buying and insights on the landed residential property market.For more property research insights, join PropNex Friends today.Disclaimer:While every reasonable care is taken to ensure the accuracy of information printed or presented here, no responsibility can be accepted for any loss or inconvenience caused by any error or omission. The ideas, suggestions, general principles, examples and other information presented here are for reference and educational purposes only.This information contained herein is not in any way intended to provide investment, regulatory or legal advice or recommendations to buy, sell or lease properties or any form of property investment. PropNex shall have no liability for any loss or expense whatsoever, relating to any decisions made by the audience.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position.No part of this content November be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.All copyrights reserved.

Coming up in District 9

TL;DR District 9 is quietly lining up one of its most interesting years in 2026, even as GLS supply tightens. Rejuvenation plans, MRT connectivity, and a rare mix of new launches are keeping this prime CCR district firmly in focus. Why District 9 matters: Orchard, River Valley, Cairnhill and Dhoby Ghaut sit at the heart of Singapore's CCR, supported by URA rejuvenation plans, stronger walkability, and enhanced transport links like the Thomson-East Coast Line. What's driving demand: Limited new supply, prime centrality, international schools, lifestyle amenities, and consistent rental demand continue to anchor long-term value. Who's buying: Owner-occupiers seeking prestige and convenience, investors targeting stable rentals, and legacy buyers planning ahead for the next generation. Projects to watch: River Modern (large-scale, city-fringe living), Sophia Meadows (rare freehold boutique), Duet@Emily (ultra low-density), and One Leonie Residences (freehold mixed-use in River Valley). Key buyer takeaway: Boutique CCR projects are becoming rarer as central land runs out - scarcity, not volume, is what supports long-term price resilience. Bottom line: District 9 is about understanding scarcity, positioning, and timing. Buyers who plan carefully and align purchases with long-term goals will be best placed to benefit in the upcoming year. 2026 is going to be an exciting year for homebuyers and investors. Yes, supply for private housing on the Government Land Sales (GLS) Confirmed List is tightening again (and we're already seeing signs of a further dip for 1H 2026).But, that doesn't mean the market will be quiet. Rather, you can view it as a signal that developers may want to be more strategic. Between the new projects coming up, the GLS sites being prepared, and towns undergoing rejuvenation, we're actually stepping into one of the most interesting line-ups in recent years. And today, we're focusing on District 9, a stable segment despite supply swings, thanks to its positioning within the CCR. So let's explore what's taking shape here, and what buyers can expect in the year ahead. In this article, we will explore: What's new? What to expect from developers and buyers? New launches to look into Quick checklist for buyers Final thoughtsWhat's new?District 9 has always been a premium, high-demand area. Think Orchard, Cairnhill, River Valley, and Dhoby Ghaut. Both locals and tourists gravitate towards these places, and the government wants to keep it that way.If you paid attention to URA's latest Master Plan (no shame if you didn't, click here to catch up), you'd notice that it includes rejuvenation ideas for the Core Central Region (CCR). It focuses on improving walkability, strengthening mixed-use nodes, and enhancing transport connectivity. They've also talked about refreshing central districts to support higher vibrancy, better retail integration, and more seamless transit connections. Rejuvenation plans like these support the long-term value retention typical of CCR markets.We already see it happening. Take the Thomson-East Coast Line (TEL) for example. With the earlier stages now fully running, getting around the central area has become a lot easier. And when stage 5 opens in 2026, that connectivity will get even better.Obviously, improved transport links also shape how certain neighbourhoods grow and how buyers value them. I'm sure that the residents of District 9 appreciate having new TEL stations (namely Stevens, Napier, Orchard Boulevard, and Orchard) nearby.Source: lta.gov.sgIf you want a deeper dive into how MRT expansions affect the property landscape, you can read more about it here.In any case, URA has pointed out that central rejuvenation will help create conditions for higher-value residential pockets in the long run. And that could be one of the main reasons why developers are on District 9, even as GLS supply tightens. What to expect from developers and buyers?Considering the tightening supply, developers are likely to be more selective heading into the new year. With a smaller pool of sites to choose from, bids often gravitate toward plots with strong location fundamentals. This means proximity to MRT stations, established amenities, and consistent long-term demand. This is also why centrally located areas like District 9 remain attractive to developers even though supply is limited.On the buyer side, we're likely to see three main groups staying active. First are the owner-occupiers. People who want privacy, luxury layouts, good walkability, central connectivity, or just after the prestigious address. They may also appeal to the peaceful vibes of smaller, low-density projects.Then you have the investors looking for steady rental opportunities. District 9 is practically in the heart of the CBD, where you have access to all the amenities you'll ever need, from medical centres to lifestyle clusters. There are also international schools and well-known primary schools in the area, such as ACS and River Valley Primary, as well as established institutions like SOTA, SMU and NAFA. These factors have historically helped keep tenant interest consistent, even when the broader rental market moves up and down.Lastly, you have the legacy builders who are buying with the next generation in mind. Some plan to hold properties in trust for their children, while others purchase under their adult children's names to give them a head start on their first home.New launches to look into Here are some developments coming to District 9 that you might like.River ModernSource: rivermodern-guocoland.showflat.com.sgOne of the more notable additions to the D09 line-up next year is River Modern. With 455 units, it's easily one of the biggest launches in the area since CCR usually sees smaller, boutique developments.Sitting on a sizable 126,325 sq ft plot at River Valley Green, the project features two residential towers with a mix of 2- to 4-bedroom units. It comes with a 99-year lease and is expected to TOP in 2030. What makes River Modern special is the balance between city convenience and its riverside address. Great World shopping mall and MRT are just minutes away. So shopping, dining, and commuting won't be an issue. At the same time, there are nearby green spaces like Kim Seng Park and Fort Canning for those who enjoy green spaces and outdoor activities. Early concept material also suggests the possibility of new parks and community gardens in the area.On top of that, the project sits within 1km of River Valley Primary School. A major plus point for families with children.All in, it's shaping up to be that rare project that blends convenience, nature, and centrality, a combination that doesn't show up very often.Sophia MeadowsSource: sophia-meadows.comSophia Meadows at Sophia Hills is a 41-unit development set to complete in 2031. It's a freehold project, which is increasingly rare when you consider how dense D09 is. It's located at the tip of Sophia Road, very central, walkable, and convenient, so getting around is straightforward.Source: sophia-meadows.comConnectivity is also excellent. With Dhoby Ghaut just minutes away, residents get access to three MRT lines (NEL, NSL, CCL). Plus, Plaza Singapura is right there, so everyday errands and dining will be easy.Because Mount Sophia sits on naturally sloping terrain, topography is something buyers should pay attention to. For Sophia Meadows, the developer addressed this by using a series of stepped podiums and terraced decks that follow the natural rise of the land, rather than flattening it entirely. This design helps reduce the project's visual bulk while creating layered communal spaces and more open views.This project is also close to several cultural and heritage districts. Places like Bugis, Kampong Glam and Little India are all nearby. It's a mix of city living with arts, history, and more importantly, lots of food options!Families who want to stay close to learning centres will also find options like House on The Hill Montessori Pre-School and GIGG's Human Communication School in the area.Duet@EmilyNote: not an image of the actual projectDuet@Emily is a small freehold development made up of three adjoining 3-storey buildings located at 2, 4, and 6 Mount Emily Road. With just 20 units (1- to 5-bedrooms), it's one of the smallest upcoming launches for D09, giving it a more private, low-density feel.The location is quite convenient. Little India MRT (served by DTL and NEL) is only 200m away, and Dhoby Ghaut MRT (served by NEL, NSL, CCL) is less than a 15-minute-walk away. Major roads also provide great connectivity to expressways such as Central Expressway and Ayer Rajah Expressway.Since the project is in the heart of everything, it's in the vicinity of cafs, schools, heritage enclaves, cultural institutions and retail clusters. And given its size, pricing and launch strategy may behave differently compared to larger mass-market CCR launches.One Leonie ResidencesSource: oneleonie.sgOne Leonie Residences is a freehold mixed development project slated for 1 Leonie Hill, right in the River Valley area. Expected to TOP in 2028, this project is offering 70 residential units, ranging from a 2- to 4-bedroom types, and plenty of facilities.Location-wise, it is in between Orchard and Somerset MRT stations, which means it's close to shopping, dining and lifestyle amenities. On top of its urban location, One Leonie is also near green spaces such as the Singapore Botanic Gardens and Fort Canning Park.Plus, mixed-use development can support rental demand because commercial components bring footfall and convenience.Quick checklist for buyersIf you are considering buying next year, it helps to keep these things in mind:Connectivity and nearby amenities matter a lotHomes that sit next to MRT stations, or are connected to malls and transport nodes, tend to hold their value better over time.Look at the unit mix and ask who the project is meant for.A tiny freehold launch at Mount Emily with 20 units attracts a very different type of buyer compared to a 455-unit development in River Valley. Make sure the project lines up with your own goals, whether that's a home to live in, a rental investment, or something to hold long-term.Keep an eye on GLS and supply trends.Knowing how much new supply is entering the market helps you gauge future pricing, resale competition, and overall demand.One trend worth noting is the rising interest in boutique projects. Developments with 10 - 40 units are becoming harder to find simply because central land parcels of that size are limited. And once a small freehold or prime CCR plot is built on, it's likely you won't find something similar nearby since CCR land is largely fixed and can't really expand. That limited supply is a big reason why these boutique launches often draw strong interest from buyers who value exclusivity and low-density living.In contrast, OCR has room to grow with new estates created. Over time, this structural difference matters. Scarcity tends to support long-term price resilience, while expansion introduces ongoing future supply.Compare today's launch prices across regionsWith price gaps closing in, comparing prices across regions might help you gain perspective. Nowadays, OCR prices are not that far from RCR prices, and RCR prices are not that far from CCR prices.In fact, in 2023, OCR and RCR prices reached a point where they were only $208 psf of each other, though OCR prices have moderated in the past year. On the other hand, the gap between RCR and CCR are closing in, even reaching $124 and $141 psf this year.Source: PropNex Investment SuiteUnderstanding this spread helps you see whether you're paying for future growth or existing centrality. And If you'd like to learn more about price gaps, here's an article you might want to read.Seek professional helpProperty decisions can be daunting, especially when you're shopping in the CCR. The higher the price, the higher the stakes. If you still have doubts or unanswered questions, it genuinely helps to speak with a professional. Someone who can break down floor plans, past transaction trends, and nearby developments. These are all things our agents can help you with using our proprietary tools. So don't hesitate to reach out if you need a hand.Final thoughts2026 is shaping up to be an interesting chapter for District 9. Even with GLS supply tightening, the central region is far from slowing down. If anything, the mix of upcoming launches, improving transport links, and continued rejuvenation under URA's plans is giving buyers more to think about.When choices widen but certainty doesn't, having a clear framework helps. That's exactly what the Property Wealth System (PWS) was designed for. It's not about quick wins or jumping into whatever's trending. It's about understanding sequencing, affordability, timing, and how each purchase fits into your long-term goals.So as D09 gears up for a busy year, take your time, do your homework, and plan your next step wisely. If you want a better sense of where to stand or what to do, consider joining us at the upcoming PWS Masterclass, where you can hear insights from seasoned experts. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Resale Condo Market Watch in November 2025

Stable resale condo market in November amid slowing new launch activitiesSales momentum in the overall property market cooled down in November, including the resale condo market. About 824 condo units worth $1.67 billion was resold during the month - compared with the 1,048 resale transactions valued at $2.1 billion transacted in October. The resale home market simmered slightly as new launch activity resurged during the month. Momentum in the new sale market also slowed down with less than 400 units transacted, coming down from a high of over 2,400 new units transacted in the previous month, amidst a flurry of new launches. In November, resales accounted for nearly 70% of non-landed transactions, while new sale deals accounted for the minority of transactions (27.6%, see Chart 1).Chart 1: Proportion of private non-landed transactions (excl. EC) by sale type by monthSource: PropNex Research, URA Realis With the drop in new launch activity during the month, the average unit price of new non-landed homes declined. The average new sales price slipped by 7.4% month-on-month (MOM) to $2,578 psf in November, while the average resale unit price grew by 2.1% MOM. As such, the new sale and resale price gap declined from 55.7% in October (see Chart 2), to 41.1% in November. Chart 2: New sale and Resale Price gap of non-landed homes (overall) by monthSource: PropNex Research, URA Realis Improving gains amongst resale transactionsIn terms of profitability, resale condo units transacted in November saw slightly better gains compared with the previous month. Analysing the profits reaped by resale non-landed private homes in October and November 2025, it was found that resale condo deals garnered slightly higher profits. The proportion of loss-making transactions slightly declined in November 2025 over the previous month. The resale profit analysis involves computing gains achieved for the units by matching the condo resale transactions in October against their respective previous purchase price, according to caveats lodged. The study showed that 15.3% of resale condo transactions (112 deals) in November made more than $1 million in profits, a higher proportion to October (13.4%). Of these million-dollar profit-making deals, the deals are evenly distributed amongst the three market segments, in the Rest of Central Region (RCR) (37.5%), 32.1% in the Core Central Region (CCR) homes and 30.4% in the Outside Central Region (OCR). Loss-making deals in November accounted for 4.2% of transactions, similar to the proportion of loss-making deals (4.7%) in October (see Chart 3). Chart 3: Proportion of profit quantum of resale non-landed transactions (October 2025 vs November 2025)Source: PropNex Research, URA Realis The average profit was subsequently computed on a project basis. To minimise sampling errors, resale condominium projects that posted fewer than three transactions during the month are excluded from the study. Based on URA Realis caveat data analysed by PropNex Research, the most profitable condo in the CCR, was Valley Park in District 10, which pulled in an average profit of $961,000 across three transactions in November. In the RCR, the most profitable condo development in November was Sanctuary Green, a project located in District 15, which achieved an average profit of $1.3 million, across three transactions. Sanctuary Green was also the overall best performing project in terms of average profit quantum in November. In the heartlands or Outside Central Region (OCR), the most profitable project was Kovan Residences in District 19 which garnered an average profit of $933,000 across four transactions. Top Resale Condo projects^ in terms of average gross profit* by region (November 2025)Project NameNo. of transactionsAverage Profit Gained ($)Average Annualized Profit (%)#Year completed DistrictCCRVALLEY PARK4$961,2504.2%199710D'LEEDON4$630,3502.6%201410RCRSANCTUARY GREEN4$1,312,8755.1%200315SIGNATURE PARK6$1,198,0005.5%199821BARTLEY RIDGE3$843,7336.0%201613OCRKOVAN RESIDENCES3$933,7206.9%201119SOUTHAVEN II3$907,3336.2%199921SUNGLADE3$781,4005.3%200319Source: PropNex Research, URA Realis^projects with fewer than 3 transactions in the month are excluded from this analysis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis Going by districts, resale homes in District 10 (Bukit Timah, Holland) raked in the highest profits on quantum basis, with transactions reaping average gains of over $1.02 million per deal. In terms of annualised gains, resale homes in District 20 (Bishan, Ang Mo Kio) enjoyed an average annualised profit of 4.7% per deal. Top 10 Resale Condo districts^ in terms of average gross profit* (November 2025)DistrictNo. of transactions**Average Gains ($)Average Annualised Gains (%)#D1044$1,027,2812.8%D2136$815,0744.4%D948$813,4862.1%D1556$763,3393.6%D2025$722,5684.7%D1319$640,4904.6%D2216$617,4864.2%D1120$601,0292.8%D1847$512,0164.4%D1981$493,9924.2%Source: PropNex Research, URA Realis^Districts with fewer than 10 transactions during the month were excluded from this analysis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis**Resale units with no available last caveated transaction data are excluded from this analysis Analysing individual transactions by gross profit quantum, it was found that the top five gainers from each region ranged from $1.5 million to $5.4 million. The units which chalked up bigger gains were mostly sizeable large format condos that are more than 1,300 sq ft in size, and consisted mostly of older projects built in the 1980s to early 2000s. The respective holding periods for the most profitable resale properties were mostly beyond 18 years - the oldest being a unit held for over 30 years. Top 5 Resale Condo transactions in November 2025 by gross profit by regionSource: PropNex Research, URA Realis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis**Resale units with no available last caveated transaction data are excluded from this analysis It was found that the overall most profitable transaction and top gainer in the CCR was for a 13th floor unit at The Imperial. It was resold for an estimated profit of $5.4 million, reflecting an annualised profit of 5.1%. Based on URA Realis caveat data, the 3,498-sq ft unit was first bought in September 2003 and subsequently resold for $8.15 million in November 2025, with a holding period of 22 years. The freehold project within the River Valley area and was built in 2006. The project is situated within walking distance to the Singapore River and a 5-minute walk to Fort Canning MRT station. The top gainer in the RCR in terms of gross profit was for unit transacted at Maple Woods in District 21, which fetched a gross profit of nearly $2.4 million (annualised profit of 3.8%), based on caveats lodged. The 1,507-sq ft 8th floor unit was sold for $3.5 million, with a holding period of 30 years. The freehold project located in Bukit Timah was built in 1997 and situated within close proximity to King Albert Park MRT station.Over in the OCR, the top gainer in November was a 4th floor unit located in The Dairy Farm in District 23. The 2,131-sq ft unit was sold for $3.35 million, achieving an estimated profit of $2.12 million - which reflects an annualised profit of 3.5% over a holding period of nearly 30 years. The sprawling condo development along Dairy Farm Road was built in 1985, and it is a stone throw away from the Hillview MRT station along the Downtown Line (DTL). Amid lowering interest rates and rising new launch prices, condo resellers may stand to benefit as some homebuyers may find themselves priced out of the new launch market and could consider options in the resale segment.

Integrated Community Hubs: The Future Of Singapore Living

TL;DR Singapore's community centres have quietly evolved from standalone destinations into integrated hubs woven into daily life. What once required intention is now encountered naturally, through thoughtful planning and everyday convenience. Then: Community centres were purpose-driven spaces visited for scheduled activities, meetings, and events - functional, familiar, but separate from daily routines. Now: Modern hubs like Our Tampines Hub, Heartbeat@Bedok, and One Punggol are embedded within mixed-use developments alongside MRT stations, libraries, clinics, retail, and food. Why it works: Integration reflects how Singaporeans actually live today - shorter time blocks, tighter schedules, and a strong preference for walkability and convenience. Planning intent: These hubs are not accidental. They are deliberate planning responses to land constraints, lifestyle shifts, and the need for organic social interaction. Jurong as a model: With its walkable networks, clustered amenities, and shared public spaces, Jurong shows how districts can be organised around daily behaviour rather than isolated destinations. Bottom line: Community in Singapore hasn't disappeared - it has been redesigned. The most successful hubs are those so seamlessly integrated that connection happens almost by accident. There was a time when community centres in Singapore felt very... intentional. You went there because you had something on - badminton night, a dance class, a grassroot meeting, maybe a family event booked weeks in advance. Otherwise, you probably didn't think much about them at all.Source: https://remembersingapore.org/2013/03/24/history-of-community-centres/Singapore's relationship with community centres stretches back to the early post-war years, when neighbourhood halls were conceived as modest gathering points rather than lifestyle destinations. In the early 50s, centres such as those in Tiong Bahru, Serangoon, and Siglap began emerging as simple spaces for residents to come together - whether for social activities, informed learning, or recreation. What we'll cover in this article: The Old Model vs The New Reality Why Integration Works: Designed Around Real Life Thoughtful Planning, Not an Accident Jurong and the Question of What Comes Next The Future of Community Living in Singapore Community, Reimagined These early centres were functional by design, often community-funded and volunteer-supported, reflecting a period when building social cohesion was just as important as building physical infrastructure. Over time, they became familiar fixtures within housing estates - reliable, practical and quietly central to neighbourhood life.That model worked for its time. But somewhere along the way, community centres began to change - quietly, almost without announcement. Today, many of these spaces no longer feel like places you go out of your way to visit. Instead, they are woven into daily routines, sitting right where life already happens.Once you notice this shift, you can't quite unsee it.The Old Model vs The New Reality Traditionally, community centres were standalone buildings designed for specific activities - function rooms, sports courts, activity studios. In their earlier decades, they functioned as structured neighbourhood spaces where activities were planned, timetabled, and purpose-driven. Residents didn't casually drop by; they attended programmes, classes, or events that were organised around fixed schedules.In the 50s and 60s, these centres played a practical but important role. They offered affordable recreation, basic enrichment programmes, and a common space for neighbours to gather at a time when Singapore was still building its social fabric. As public housing estates expanded and HDB towns evolved in the 60s, community centres also became key touchpoints for fostering cohesion across increasingly diverse estates.By the 90s, however, expectations had shifted. As lifestyles became faster-paced and more urban, residents wanted more than just scheduled activities. Community centres began evolving - adding retail elements, food options, and broader programmes - to stay relevant to a population that valued convenience and everyday accessibility.Maps are powered by streetdirectory.comFast forward to today, and the experience is fundamentally different. Many community centres are now embedded within mixed-used developments, sitting alongside MRT stations, shops, libraries, clinics, and food options. One of the earliest and most recognisable examples is Our Tampines Hub, which brought sports facilities, a library, retail spaces, and government services together under one roof - making community life something you encounter naturally as part of your day.Other hubs such as Heartbeat@Bedok, with its sports centre, library, and healthcare facilities, and One Punggol, home to Singapore's largest public library and a major hawker centre, show how community centres have evolved into true lifestyle destinations.At some point, I realised I was spending time in these spaces without consciously thinking of them as "community centres" at all. They were just part of the flow. Community interaction, in this model, happens almost by accident - and that's precisely why it works.Why Integration Works: Designed Around Real Life This shift didn't happen randomly. It reflects how Singaporeans live today.Our days are fuller, schedules tighter, and expectations higher. Convenience is no longer a bonus - it's essential. We value walkability, efficiency, and spaces that allow us to do more in less time.Instead of carving out separate blocks of time for "community activities," interaction now happens in the in-between moments - before dinner, after work, while running errands. In many ways, this is urban design finally catching up with real behaviour.Over time, these integrated hubs do more than shape daily routines. They influence how neighbourhoods age, retain relevance, and continue to feel desirable - anchoring liveability in a way that supports long-term resilience rather than short-term convenience.Thoughtful Planning, Not an Accident Integrated community hubs reflect deliberate planning - recognising land constraints, changing lifestyles, and the importance of social cohesion. By clustering amenities together, planners reduce travel time, increase accessibility, and encourage more organic interactions.This approach is becoming even more pronounced in upcoming developments. A clear example is the proposed integrated development at Kampong Kembangan, located beside Kembangan MRT station. Plans include about 340 BTO flats alongside a new and larger community club, retail shops, a supermarket, and an outpatient healthcare facility, all housed within a single mixed-use complex. A neighbourhood park and improved transport connections are also part of the plan, reinforcing the idea that housing, amenities, and community life are no longer treated as separate pieces.Other future hubs such as Chong Pang City in Yishun show just how far this thinking has progressed. The existing neighbourhood is set to be redeveloped into a multi-storey integrated hub that brings together an upgraded market and hawker centre, a new community club, shops, and daily services, alongside sports and leisure facilities including swimming pools. Designed as a central gathering point for the wider neighbourhood, the development aims to make everyday errands, exercise, and community interaction part of a single, seamless experience rather than separate trips.These hubs become social anchors. They're places you pass through, pause at, and return to without much thought. Sometimes, it's only when you step back that you realise how thoughtfully these spaces shape everyday experience.Jurong and the Question of What Comes Next Jurong offers an interesting glimpse into what highly integrated living can look like. Beyond its cluster of transport nodes, shopping malls, and civic amenities, the area has been deliberately planned around walkability, shared spaces, and everyday convenience.At the heart of this is Jurong East's elevated J-Walk pedestrian network, which links the MRT station with major malls, offices, healthcare facilities, and surrounding developments. This seamless connectivity allows people to move easily between work, errands, and leisure without relying heavily on cars, encouraging foot traffic and everyday interaction.Around this walkable core, amenities are organised as activity nodes rather than isolated buildings. Areas near the former JCube precinct function as mixed-use hubs where grocery shopping, meals, lessons, banking, and public services sit alongside one another. Nearby, Jurong Lake Gardens and the regional library extend this experience with generous public and green spaces that draw families, students, and seniors into shared, multi-generational environments.Taken together, this blend of connectivity, daily services, and inviting public spaces gives Jurong East the feel of a 15-minute neighbourhood, where work, leisure, and community life naturally overlap. Jurong feels less like a district built around destinations, and more like one organised around daily behaviour - an intentional planning experiment that prioritises how people actually move, linger, and live.Personally, I find Jurong both energising and thought-provoking. It shows how thoughtful integration and placemaking can inject vibrancy into an area, while raising an important question: will this model become a blueprint for other estates, or will future hubs adapt these ideas to better reflect each neighbourhood's character?The Future of Community Living in Singapore It's likely that we'll see more integrated community hubs across Singapore - but not in a copy-and-paste manner. Different estates have different rhythms, demographics, and expectations. Integration doesn't automatically mean bigger or busier; it can also mean smarter, more efficient use of space tailored to local needs.Planned developments such as a larger Joo Chiat Community Centre, which will include a performing arts theatre, and the upcoming Toa Payoh Integrated Development, set to house sports facilities, a library, and a polyclinic, suggest that community hubs will continue to expand in purpose - not just as social spaces, but as cultural and civic anchors.What feels clear is the direction of travel. Community spaces are no longer add-ons. They are being designed as integral parts of everyday life - shortening travel time, encouraging spontaneous interaction, and making neighbourhoods feel more connected.Community, Reimagined Community centres in Singapore haven't disappeared. They've evolved.From quiet halls with scheduled activities, they've transformed into integrated hubs that fit seamlessly into modern living. They reflect how we move, work, and interact today - without trying too hard to force connection.Perhaps the best community spaces are the ones you barely notice at first. They simply work, quietly supporting everyday life.In that sense, the most successful neighbourhoods aren't the ones that shout for attention - they're the ones designed so well that community happens almost by accident. And when planning becomes invisible, that's often when it's done right.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.