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The 2026 Launch Rush Part 3: The Next Wave to Consider

TL;DR: The second half of 2026 could bring a more selective new launch market, with upcoming projects such as Lentor Gardens Residences, Dunearn House, Amberwood at Holland, Lucerne Grand, and The Island Residence each appealing to different buyer profiles. Pricing: Newer land costs may start shaping launch prices, so buyers should compare projects more carefully instead of focusing only on headline appeal. Positioning: Each project offers a different value story, from family-friendly connectivity and prime district scarcity to lifestyle living, western growth potential, and boutique exclusivity. Planning: Buyers should assess budget, monthly commitments, layout efficiency, resale demand, and whether the property supports their next phase of life. Outlook: Dunearn House stands out as one to watch due to its District 11 location, education-belt appeal, MRT access, and role as the first private residential project within the Turf City transformation. As the market moves into the second half of 2026, a fresh set of launches is expected to kick off from July onwards. If Part 1 and Part 2 outlined the early momentum, this phase introduces a new layer - one where pricing, positioning, and buyer clarity become even more important.If you missed out on the first half of 2026's new launches, the second half is something you may want to seriously consider - especially as fresh projects enter the market with different locations, price points, and buyer opportunities.Quick recap: Parts 1 and 2 covered the early-2026 launch window, where projects were largely tied to earlier land-cost benchmarks. This instalment focuses on the next phase, where pricing and positioning begin to evolve.In this instalment, we look at five upcoming projects: Lentor Gardens Residences, Dunearn House, Amberwood at Holland, Lucerne Grand, and The Island Residence - each catering to different buyer profiles and priorities. What you'll find in this article: The H2 Launch Line-Up: What's Coming Next Why These Launches Matter Who These Launches Are Likely to Attract A Quick Guide to the Five Projects How to Assess Value in H2 2026 My Take: The One to Watch Conclusion: Navigating the Next Phase The H2 Launch Line-Up: What's Coming Next Lentor Gardens Residences - Continuation of the Lentor residential clusterDunearn House - First private residential property in the new Turf City transformationAmberwood at Holland - Lifestyle-focused launch in the Bukit Timah corridorLucerne Grand - Major private residential launch in the Jurong growth corridorThe Island Residence - Boutique private project near the Greater Southern Waterfront transformationWhy These Launches Matter What's changing - And what it means for buyers 1. Entering a price-discovery phaseWith newer GLS sites coming onstream, developers are testing how the market absorbs projects built on a different cost base.What this means for buyers: expect wider pricing dispersion - making side-by-side comparison across projects more important than ever.2. From availability to selectivityAfter a high-choice first half, buyers are no longer just asking what's available, but what fits best.What this means for buyers: shortlisting becomes more deliberate - focusing on unit efficiency, connectivity, and long-term liveability rather than launch timing alone.3. Lifestyle-led segmentation becomes clearerH2 launches span distinct living propositions - prime city living, lifestyle districts, and suburban growth nodes.What this means for buyers: buyers should anchor decisions on how they intend to live (or hold) the property over the next few years, not just entry price.4. Financing discipline matters moreIn a potentially higher-price environment, small differences in entry price can translate into meaningful differences in monthly outlay.What this means for buyers: planning buffers, cash flow, and exit flexibility becomes a key part of the decision - not an afterthought.Who These Launches Are Likely to Attract Lentor Gardens Residences - Families and upgraders seeking space and connectivityDunearn House - Long-term holders prioritising prime location and scarcityAmberwood at Holland - Lifestyle-driven buyers valuing vibrancy and accessibilityLucerne Grand - Mass-market upgraders looking for value and scaleThe Island Residence - Buyers seeking exclusivity and boutique livingFor younger buyers, the real advantage lies in choosing a project that supports your next phase - not just your current one. In many ways, the first property is less about finding a 'forever home' immediately, and more about entering the market in a way that preserves flexibility for future upgrading, restructuring, or lifestyle changes.Different projects may serve different stages of that journey. A buyer entering the market through a more practical, family-oriented development today may eventually use that position to progress into a more central or premium location later on. Thinking this way helps shift the conversation from simply 'buying what looks exciting now' to choosing what may continue working for you several years down the road.If you're unsure how to evaluate which option fits you best, you may find our Consumer Empowerment Seminars (CES) helpful as a way to ask questions and build clarity before making a decision. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list A Quick Guide to the Five Projects Lentor Gardens Residences Location: Lentor Hills, within 3-5 minutes walking distance to Lentor MRT (Thomson-East Coast Line).What to expect: A 99-year leasehold development with an estimated ~502 units, offering a mix of 2-bedroom (2-bath), 3-bedroom, 4-bedroom, and strata terrace homes, forming part of the wider Lentor Hills residential enclave with nearby integrated amenities such as Lentor Modern.Why it matters: As part of the growing Lentor cluster, it benefits from a coordinated rollout of housing, retail, and green spaces, attracting steady upgrader demand and reinforcing its appeal as a family-friendly, well-connected neighbourhood.Dunearn House Location: Bukit Timah, within the Turf City transformation area and close to Sixth Avenue / King Albert Park MRT.What to expect: A 99-year leasehold development of an estimated ~380 units, likely positioned as a low- to mid-density project with strong emphasis on greenery, space, and proximity to the Bukit Timah nature corridor and education belt, including schools such as Nanyang Girls' High School, Raffles Girls' Primary School, Methodist Girls' School, and Hwa Chong Institution, with a mix of 2- to 4-bedroom units.Why it matters: As the first private residential project in the new Turf City transformation, it represents a rare opportunity to enter a large-scale redevelopment area in a prime district. With future plans to integrate housing with parks, recreational spaces, and improved connectivity, the precinct is expected to evolve into a distinctive liveable enclave with strong long-term appeal.Amberwood at Holland Location: Near Sixth Avenue and King Albert Park MRT stations, within the Bukit Timah/Holland residential belt and close to everyday amenities along Dunearn Road and Bukit Timah Road.What to expect: An estimated ~230-unit 99-year leasehold private residential project, likely boutique to mid-sized in scale, with a focus on greenery, liveability, and practical family-oriented layouts.With a mix of 2- to 5-bedroom units, it could appeal to both smaller households seeking a prime-area foothold and larger families who want more space within a well-connected neighbourhood.Why it matters: Supply in the Sixth Avenue / King Albert Park stretch remains relatively limited, especially for buyers who want the District 10 address without being in an overly dense setting. Its proximity to the Downtown Line, established schools, Bukit Timah nature corridor, and mature amenities supports both owner-occupier appeal and a steady rental pool, making it a compelling option for buyers who value long-term liveability over short-term hype.Lucerne Grand Location: Right beside Lakeside MRT (East-West Line) with convenient access to Jurong East and the wider Jurong Lake District.What to expect: An estimated ~570-unit, 99-year lease private residential development with a broad mix of family-oriented units and full condominium facilities. As a large-scale project, it is likely to be positioned for practicality and liveability, catering to a wide spectrum of buyers from young families to upgraders seeking more space.Why it matters: Sitting between Jurong Lake District and Tengah, it benefits from two major transformation drivers - commercial growth in JLD and residential expansion in Tengah. This dual influence creates a steady demand base from both homeowners and tenants. Over time, as connectivity improves and the west continues to evolve into a key regional hub, developments in this belt may benefit from stronger catchment demand, making it a practical option for buyers who prioritise value, space, and long-term, growth potential.The Island Residence Location: Within the HarbourFront / Sentosa gateway, close to HarbourFront MRT, VivoCity, Sentosa, and the future Greater Southern Waterfront transformation area.What to expect: A 99-year leasehold boutique private residential development with an estimated ~84 units, making it one of the more exclusive launches in this H2 line-up. With a mix of 1- to 5-bedroom units, it could appeal to a wide range of buyers - from singles and young couples seeking a compact city-fringe home to families looking for a more private, lifestyle-led address. Selected units may also enjoy sea-facing views, adding to its premium positioning given the project's coastal proximity.Why it matters: Boutique supply in this part of District 4 is limited, especially for buyers who want proximity to both city convenience and resort-style living. Its location near HarbourFront, Sentosa, key transport nodes, and the Greater Southern Waterfront gives it a distinct value story: exclusivity today, with future transformation supporting long-term desirability. For buyers who prefer something more niche than a large-scale condo, The Island Residence could offer a rare balance of privacy, lifestyle appeal, and future growth potential.How to Assess Value in H2 2026 With the shift into the second half of 2026, pricing dynamics may begin to reflect newer land costs. This means buyers need to be more deliberate in how they assess value.Key considerations:Budget with discipline - base decisions on sustainable monthly commitments, not maximum loan approvals (consider a 1-2% interest buffer)Account for buffers - plan for valuation gaps and rate changes; a small price difference can mean a large cash differenceAlign with lifestyle needs - choose a home that fits your next stage of life, not one that stretches you too far or falls short too quicklyPlan for exit - prioritise layouts and stacks that historically see stronger resale demand in the areaA well-planned entry is one that keeps your options open for future progression.My Take: The One to Watch Among these, Dunearn House stands out because it brings together several rare ingredients: a prime District 11 address, proximity to the Bukit Timah education belt, access to the Downtown Line, and most importantly, its position as the first private residential project within the new Turf City transformation. That gives it a value story beyond location alone - buyers are not just entering an established prime district, but also an area that is expected to evolve with more housing, greenery, recreational spaces, and improved connectivity over time.For young families and long-term holders, this matters because projects near reputable schools, mature amenities, and limited prime land tend to remain relevant across market cycles. The education belt adds owner-occupier demand, the MRT access supports convenience, and the transformation angle offers a longer runway for future desirability.More importantly, projects like this can potentially serve as strategic stepping stones within a buyer's broader property journey. Entering the right project at the right stage may create stronger flexibility later - whether that means upgrading, restructuring, or repositioning into another segment of the market in future. This is why factors such as entry quantum, liveability, resale demand, and long-term relevance matter just as much as headline excitement.Of course, price point will still be the key variable. A strong location does not automatically mean every unit is a safe entry, so buyers should still assess layout efficiency, quantum, and exit potential carefully.That said, each project serves a different purpose. Some buyers may prioritise progression potential, others may value lifestyle, exclusivity, or space more heavily. The best choice ultimately depends on what you need the property to do for your next phase - not just which project sounds the most exciting.Conclusion: Navigating the Next Phase The second half of 2026 marks a transition into a more mature launch cycle. With more projects entering at potentially higher price benchmarks, clarity becomes increasingly important.The advantage isn't in reacting quickly - it's in preparing well enough to recognise the right opportunity when it appears.If you're looking to build a clearer understanding of how these trends fit into the broader market, you may find our Consumer Empowerment Seminars (CES) helpful as a way to ask questions and gain perspective.Coming Up NextIn the next instalment, we'll explore the remaining launches in the second half of 2026 and how they continue to shape the market landscape. 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.

New Price Record Set Despite Softer HDB Resale Market in April

Despite a slight slowdown in the HDB resale market in April 2026, a 5-room unit in Bukit Merah had smashed the all-time high record price for HDB resale flats during the month when it was resold for $1.728 million. This comes even as the HDB resale market moderated in April, in line with the broader trends observed in Q1 2026. Following various rounds of cooling measures and the ramp-up in new flat supply in recent years, the effects of these interventions are becoming evident in the market. This is reflected in the easing of price growth and stabilising sales volume. Based on transaction data, there were 1,941resale flats sold in April 2026, down by 5% from 2,046 units resold in the previous month (see Chart 1). On a year-on-year basis, sales were about 16% lower than the 2,297 flats transacted in April 2025. The two towns that topped sales in April 2026 were Tampines, and Woodlands. Meanwhile, the average resale price dipped by 0.7% month-on-month (MOM) to $657,726 in April from $$662,156 in the previous month. However, it is still up by 0.8% compared with the average resale price a year ago (see Chart 1). The marginal price decline comes after HDB resale prices fell into negative territory for the first time in nearly seven years in Q1 2026. The HDB resale price index slipped by 0.1% quarter-on-quarter in Q1 2026, after remaining unchanged in Q4 2025. It is the first quarterly decline in the price index, since the 0.2% QOQ drop in prices in Q2 2019. The decline could mark a meaningful inflection point, following an extended period of healthy growth in resale flat prices. Chart 1: HDB resale volume and average resale price Source: PropNex Research, data.gov.sg (retrieved on 4 May 2026) By flat type and town classification, the average prices of resale flats moderated among selected flat types in both mature and non-mature towns. In mature estates, 5-room resale flats saw a sharper 2.9% MOM decline in the average price to $927,847 in April, while that of the 3-room and executive flats decreased by 2.6% MOM and 1.5% MOM, respectively (see Table 1). Meanwhile, 4-room resale flats in mature towns bucked the down trend, as the average resale price inched up by 1.0% MOM in April, partly supported by million-dollar resale flat deals. Similarly, it is likely that million-dollar resale flat transactions had helped to lift the average resale price of executive flats in non-mature towns which rose by 0.7% MOM in April (see Table 1). There were 14 executive flats in non-mature towns that fetched at least $1 million each in April, equally the record high monthly tally of such sales in July 2025. Meanwhile, 3-room resale flats posted a 2.9% MOM average price growth in April, possibly held up by relatively stable demand. Table 1: Average HDB resale flat prices by flat type, by town classificationFlat TypeMature townsNon-mature townsMar-26Apr-26% change MOMMar-26Apr-26% change MOM3 ROOM$488,754$476,279-2.6%$454,415$467,5812.9%4 ROOM$782,477$790,3541.0%$606,594$603,525-0.5%5 ROOM$955,685$927,847-2.9%$722,445$699,226-3.2%EXECUTIVE$1,036,094$1,020,158-1.5%$874,544$881,0400.7%Source: PropNex Research, data.gov.sg (retrieved on 4 May 2026) Overall, the sales data showed that the proportion of flats resold that were priced at below $500,000 in April was 22.5%, marginally lower than the 22.6% in the previous month. About 42.6% of the resale flats sold fetched between $500,000 and under $700,000, rising from 41.1% in March. Meanwhile, the proportion of resale flat deals done at $700,000 to just under $1 million in April came in at 27.8%, easing from 29.3% a month before. In addition, the proportion of flats resold for at least $1 million in April was unchanged from March at 7.1% (see Chart 2). Chart 2: HDB resale flat transactions by price rangeSource: PropNex Research, data.gov.sg (retrieved on 4 May 2026) Million-dollar resale HDB flats Although the broader HDB resale market is softening, there is bifurcation as the "million-dollar" resale flat segment remained resilient. In April, the number of million-dollar resale flats sold continues to be elevated at 138 units (see Chart 3), comprising a terrace flat, 57 units of 4-room flats, 48 units of 5-room flats, and 32 executive flats. Including the 412 units of million-dollar resale flats sold in Q1 2026, there were 550 such flats transacted in the first four months of this year - on track to potentially surpass the record 1,593 units of million-dollar flats resold in 2025. Chart 3: Number of HDB flats resold for at least $1 million by monthSource: PropNex Research, data.gov.sg (retrieved on 4 May 2026) Of the million-dollar resale flats sold in April, 16 units are located in non-mature towns: seven units in Woodlands; three in Hougang; two in Jurong East; and one each in Punggol, Yishun, Sengkang, and Bukit Panjang. The rest of the units are in mature towns, led by Queenstown with 21 transactions, followed by Toa Payoh and Ang Mo Kio with 17 and 15 deals, respectively. In particular, PropNex notes that among the 15 units of million-dollar resale flats in Ang Mo Kio, 11 of them are at Ang Mo Kio Court in Ang Mo Kio Street 23 which had recently reached their 5-year minimum occupation period (MOP). It is also the HDB project that saw the highest number of million-dollar resale deals in April. The priciest HDB resale flat sold in April - and also posting the all-time high resale price for HDB flats - was a 5-room flat in City Vue @ Henderson at 96A Henderson Road which fetched $1.728 million. The 113-sq m unit is located on a very high floor between the 46th and 48th storey, and has a remaining lease balance of 92 years and one month at the time of resale. Table 2: Top 10 HDB resale flats sold in April 2026 by Transacted PriceTownTypeStreetStorey rangeFloor area(SQ M)Lease start dateResale pricePSF ($)BUKIT MERAH5 ROOMHENDERSON RD46 TO 481132019$1,728,000$1,421QUEENSTOWN5 ROOMGHIM MOH LINK37 TO 391132013$1,480,000$1,217CENTRAL AREA4 ROOMCANTONMENT RD34 TO 36952011$1,445,000$1,413CENTRAL AREA4 ROOMCANTONMENT RD31 TO 33932011$1,438,000$1,437QUEENSTOWN5 ROOMDAWSON RD19 TO 211072020$1,438,000$1,249TOA PAYOH5 ROOMLOR 1A TOA PAYOH22 TO 241172012$1,430,000$1,135KALLANG/WHAMPOA5 ROOMBOON KENG RD34 TO 361072011$1,430,000$1,242CLEMENTI5 ROOMCLEMENTI AVE 307 TO 091132021$1,408,000$1,158QUEENSTOWN5 ROOMHOLLAND DR16 TO 181471975$1,380,000$872BUKIT MERAH5 ROOMBOON TIONG RD10 TO 121152005$1,380,000$1,115Source: PropNex Research, data.gov.sg (retrieved on 4 May 2026) Contact a PropNex salesperson to find out more about resale HDB market trends.

Orchard's Next Big Thing: Paterson

TL;DR Paterson represents a rare chance to enter Orchard's residential market at its early transformation stage, but the upside depends on timing and holding power. What's happening: Around 1,000 new private homes will be introduced in Paterson as part of a mixed-use precinct integrated with Orchard MRT, retail, and lifestyle amenities. Bigger transformation: New roads and broader Orchard rejuvenation plans signal increased activity, connectivity, and long-term government commitment to the area. Supply vs value: While new homes add supply, Orchard's core appeal (location, prestige, connectivity) remains intact, meaning demand can grow alongside it. Investment angle: Buyers are entering at the "creation stage", where future improvements may drive price growth, rental demand, and overall liveability. The trade-off: Upside comes with patience. Buyers need strong holding power as the area matures, with no guarantee of immediate gains. Bottom line: Paterson isn't about whether Orchard is prime. It already is. The real question is whether you're prepared to hold long enough to benefit from its next phase of growth. Housing in the Core Central Region(CCR) is rare as it is, with land being scarce and all. But new housing in the heart of Orchard? Even rarer.But that's exactly what makes Paterson so special. Urban Redevelopment Authority's (URA) latest Draft Master Plan in June 2025 revealed plans for about 1,000 new private homes in Paterson.This is not just another condo launch. It is one of the few chances to enter a prime Orchard neighbourhood while the area is still being reshaped.So does this create opportunity? Or will it dilute what makes Orchard valuable in the first place? In this article, we will explore: What exactly is being built in Paterson? Surrounding developments But will new supply dilute what makes Orchard valuable in the first place? So what does this mean for buyers and investors? The bottom line What exactly is being built in Paterson? Paterson isn't going to be just another standalone project tucked behind Orchard Road. It's being planned as a proper, mixed-use neighbourhood.Source: URAAs we've covered, there will be around 1,000 new private homes. But more importantly, these homes won't sit in isolation. They're tied to a mixed-use development above Orchard MRT, which brings retail, food and beverage, and even office spaces right into the same cluster.So instead of having a purely retail-heavy stretch like the Orchard we know today, we're looking at a more balanced area with great access to lifestyle attributes, amenities, and public transport. This also means that these new developments will attract more local residents, not just tourists.All these tie into URA's broader goal to refresh Orchard, which brings us to the next point.Surrounding developments One of the clearest signals that an area will do well is the infrastructure. According to The Straits Times, new roads will be built in Paterson to connect Orchard Boulevard, Paterson Road, and Grange Road.As you can imagine, the government does not expand roads and accessibility for no reason. So this tells us that they expect a real increase in activity and population, and are already planning ahead for it. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list And it's not just roads. Orchard itself is being revamped. The idea is to have different sub-precinct serving different purposes. For example, Somerset is being turned into a hub for the youth and Dhoby Ghaut will become a green oasis.Source: URAAs the surrounding area improves, Paterson benefits too. And not just because of the new homes, but because of everything around it.But will new supply dilute what makes Orchard valuable in the first place? Orchard's value is not just about its limited supply. It's also about location, connectivity, and prestige. Adding 1,000 new homes won't take that away.But it does shift the dynamics a bit. As Orchard becomes more developed, demand can grow alongside the new supply. Values can still hold, or even rise. Though this depends heavily on entry price, holding power, and how the wider CCR market performs. Not every prime property automatically guarantees strong returns.So what does this mean for buyers and investors? This is a rare chance to enter the CCR market at the "creation stage". In most prime areas, especially the CBD, everything is already densely built and prices have largely adjusted to that.But since Paterson is a new neighbourhood surrounded by upcoming developments, you have the chance to buy in while things are still taking shape. As the surrounding developments get completed (new roads, better connectivity, more lifestyle offerings), the area becomes more attractive and prices will likely follow.It's not just about one project doing well. It's the whole area becoming more liveable, more convenient, and more in demand. That can translate into stronger price growth as the neighbourhood matures, better resale demand, and improved rental appeal.But because you're essentially buying into a "before" version of the area, with the expectation that it becomes something more over time, you'll have to be patient. That's the trade-off. Big potential, for sure, but only if you're willing to wait for it to play out.It also means buyers need to think about holding power. With today's financing rules like TDSR limits and higher ABSD considerations for some buyers, entering the CCR market requires more than just liking the location. You need the financial capacity to hold through the transformation period.The bottom linePaterson isn't just another new launch, but rather part of Orchard's new revitalisation plan. For buyers, this isn't about whether or not Paterson is a good location. Being in Orchard, that part is already a given. It's more about timing.Paterson will take time to build, so price growth won't be immediate. You'll need a lot of holding power as surrounding developments get completed over time. If you're ready to sit on the property for a while, there's definitely potential in investing here. But if not, then Paterson might not be the right choice for you.So it really comes down to your property goals and timeline, not just whether the project looks good on paper, even if it is in Orchard. @propnexpert OCR or CCR - which would you choose today? ? original sound - Propnexpert 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.

A Fresh Take on City Living at Bukit Timah Turf City

More private homes are in the pipeline in the new Bukit Timah Turf City precinct with the impending sale of a government land sales (GLS) site. Set in the heart of Bukit Timah, one of Singapore's most prestigious neighbourhoods, this upcoming project in Dunearn Road is set to offer a rare blend of convenience, prestige, and nature. The area is on the cusp of exciting transformation as the Bukit Timah Turf City takes shape, bringing more vibrant dining, retail, and lifestyle experiences just minutes from home. Residents will also enjoy easy access to a cluster of highly sought-after schools in Bukit Timah, making it an ideal choice for families prioritising education. This GLS plot, the second in Dunearn Road can yield an estimated 330 new residential units with a retail podium of over 1,400 sqm of commercial space. In a GLS tender that closed on 28 April 2026, the site attracted six bids, with the top bid of just under $533 million submitted by a joint venture between Winrich Investment (a subsidiary of Wing Tai Holdings) and Metrobilt Construction (a subsidiary of Metro Holdings). The top bid land price translates to a land rate of $1,625 psf per plot ratio (psf ppr). Source: URA Space Exciting Transformation at Bukit Timah Turf CityBukit Timah is slated for a big change, with the upcoming Bukit Timah Turf City precinct. According to the Urban Redevelopment Authority, Bukit Timah Turf City has been earmarked for transformation into a high-density yet thoughtfully planned housing estate, where future residences are sensitively integrated with heritage elements, lush greenery and public spaces. Urban planners have envisioned the Bukit Timah Turf City precinct as a car-lite, pedestrian-friendly neighbourhood, prioritising walkability and seamless access to public transport. The precinct is being designed as a "10-minute neighbourhood," where residents can reach most amenities -including retail, dining, recreational, and community facilities - within a 10-minute walk from their homes. Anchored by the upcoming Turf City MRT station on the Cross-Island Line (CRL), the precinct will evolve into a vibrant lifestyle hub with new retail and commercial offerings centred around enhanced connectivity. The Turf City MRT station is one of six stations in Phase 2 of the CRL that is slated to be completed in 2032. Shop, Dine, UnwindResidents of this upcoming project will enjoy easy access to retail and F&B offerings, as the mixed-use development will offer a retail podium on-site. There is also a wide range of commercial amenities nearby that cater to daily needs, lifestyle services, and leisure. Just a short distance away is the integrated mixed-use development at Jalan Anak Bukit, Bukit V mall, which is set to offer a curated mix of supermarket, retail and dining establishments. Other nearby commercial offerings include Beauty World Centre, Beauty World Plaza, Bukit Timah Plaza, Bukit Timah Shopping Centre and Dunearn Village, which provide a diverse selection of supermarkets, enrichment centres, fitness studios, and everyday services. For more variety, the stretch of shophouses along Cheong Chin Nam Road is well-known for its eclectic mix of eateries, ranging from casual local fare to popular restaurants that are frequented by supper crowds. Source: Google Maps Top schools just around the cornerOne of the standout advantages of this upcoming project is its proximity to a cluster of Singapore's most popular educational institutions along the Bukit Timah Road. Families will appreciate being minutes from sought-after primary schools such as Methodist Girls' School, Nanyang Girls' High School, and Raffles Girls' Primary School - all renowned for their strong academic track records and holistic development programs. The site is also a stone's throw from highly regarded institutions like Hwa Chong Institution and National Junior College, which consistently rank among the nation's best pre-university schools. Other tertiary educational options nearby include Ngee Ann Polytechnic, and the Singapore University of Social Sciences. Source: National Junior College Seamless connectivityThe development is set to benefit from excellent connectivity, supported by both established and upcoming transport infrastructure in the area. Residents are just a 5-minute walk to Sixth Avenue MRT station on the Downtown Line, which provides a direct commute to the city, bringing commuters to the central business district and Chinatown in about 30 minutes. Source: ECAS Consultants Along the way, seamless interchanges at Botanic Gardens MRT station (Circle Line), Stevens MRT station (Thomson-East Coast Line), and Newton (North-South Line) further enhance connectivity across the island. Looking ahead, the upcoming Turf City MRT station on the Cross-Island Line will further boost accessibility, linking residents to Ang Mo Kio, Pasir Ris, and Punggol. The project will enjoy prominent frontage along Dunearn Road, with easy access to major expressways such as the Pan Island Expressway (PIE), making driving both convenient and efficient. Residents can reach key destinations like Raffles Place and Shenton Way within 30 minutes, while Orchard Road is a 15-minute drive away via Stevens Road. Nature and recreation at your doorstepNature lovers and those who have active lifestyles will be well catered for, with the project located close to a wide range of green and recreational spaces. Residents can enjoy easy access to the scenic Rail Corridor (Bukit Timah), ideal for jogging, leisurely evening strolls, or simply taking their dogs out for a walk. Nearby, the lush Bukit Timah Nature Reserve offer immersive experiences in nature, making them perfect for hikers and cycling enthusiasts. Meanwhile, the iconic Singapore Botanic Gardens and MacRitchie Reservoir provide picturesque settings for picnics, family outings, and outdoor recreation. These destinations make the area especially appealing for nature lovers, fitness buffs, and families seeking to live close to green spaces for recreation and relaxation. Source: Freepik Looking ahead, connectivity to nature will be further enhanced with the upcoming Bukit Timah-Rochor Green Corridor, a new linear park along the Bukit Timah Canal that will link Bukit Timah (from Rifle Range Road) to Kallang Riverside Park. The first phase-spanning around 1km-will feature an elevated connection from the Rail Corridor to Jalan Kampong Chantek. Thoughtfully designed landscaping will recreate the natural environment of a tropical riverine habitat, while abundant greenery and trellises will provide a cool, comfortable, and uniquely immersive walking experience for visitors. About the developerWing Tai Holdings is a one of Singapore's leading real estate developers, with experience spanning over four decades in the Singapore property scene since 1978. The group has built an outstanding track record in residential development, boasting a broad portfolio spanning across Singapore and the Asia Pacific. Some of its most recent projects include River Green, The Lakegarden Residences, The M at Middle Road, The Garden Residences and Nouvel 18.

Resale Landed Market Watch In March 2026

Resale Land Prices rose gradually with recovering market activity in March In March, momentum in the landed home resale market slowed slightly, weighed down by the escalation in market uncertainties and geopolitical tensions. Based on URA Realis caveat data, about 132 landed homes were transacted on the resale market in March 2026; with a combined transaction value came up to $806 million - compared to February (164 deals valued at slightly over $1 billion). Upon an analysis of each transaction and their respective gains, most landed deals were profitable. There was a lower proportion of higher priced landed homes being sold compared with the previous month that came amid a slowdown in sales activity. Based on URA Realis caveat data, about 47.7% of resale landed homes sold in March were priced at $5 million and above, compared with about 49.4% in February. Meanwhile, 52.3% of the resale landed transactions were priced at below $5 million in March - rising from the 50.6% proportion in the previous month. Chart 1: Price range of private resale landed transactions in February 2026 vs March 2026Source: PropNex Research, URA Realis Overall landed home resale prices in March 2026 improved from the previous month, despite a drop in transaction volumes. The overall landed homes resale prices rose by 5% month-on-month (MOM) to $2,019 psf; while prices were up by 12.8% compared to a year before. The month-on-month growth in resale landed prices was consistent across the island. Homes in the Rest of Central Region (RCR) and Outside Central Region (OCR) expanded by 9.4% and 4.8% MOM, respectively. Landed home prices in the Core Central Region (CCR), also saw prices increase by 1.3% MOM. By property type, semi-detached homes bucked the month-on-month expansion trend, with prices declining by 2.9% MOM. Meanwhile detached home and terrace home prices grew 3.9% and 9.5% MOM, respectively. (see table 1 below). Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in March 2026 Table 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 detached home along Broadrick Road in District 15 (Marine Parade) that was sold for $15.3 million, up by $12.5 million from the last caveat lodged in August 2002 - this reflects an annualised profit of 7.5% after a holding period of nearly 24 years. The freehold property is situated within the Katong, Mountbatten neighbourhood and has a land area of more than 6,800 sq ft which reflects a unit price of $2,200 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 Jalan Lateh in Serangoon (District 13). It was sold for nearly $8.3 million in March, with its last caveat being lodged in June 2004. The sale price is up by over $6.5 million from the previous caveated price, representing an annualised gain of 7.6% per year over 21 years. The freehold property is situated within the Serangoon planning area and within short walking distance to Serangoon MRT station.Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along Windsor Park Road in Bishan (District 20). The freehold property is situated in the Windsor Park landed estate, near the Windsor Park GCB estate, and was sold for $5.3 million, reflecting an estimated gain of $4.5 million, representing an annualised gain of 7.7% per year from its last caveat lodged in August 2000, with a holding period of nearly 26 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 February 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.

When going to work means being part of a community

A warm and collaborative environment lets PropNex staff discover a sense of belonging and build their careers at their own pace.When she walked into PropNex as a management trainee in 2004, Ms Josephine Chow was just a fresh university graduate. Fourteen years later, she is the chief operating officer of a mainboard-listed real estate agency with a market capitalisation exceeding $1 billion.Pictured: Josephine ChowMs Amelia Nor joined the agency only two years ago as a social media content creator. Within weeks, she was contributing to high-impact digital campaigns.Pictured: Amelia NorJoining the agency as her first job in 2013, Ms Sharon Loh today heads three departments in PropNex - internal control, associate performance & rewards, as well as revenue assurance.Pictured: Sharon LohThree different journeys, one consistent thread: These three women describe PropNex less like an employer and more like a community they chose to be a part of. It is a sentiment echoed across the company's ranks so much that staff have even coined a name for themselves - PropNexians.This sense of belonging is not accidental. With more than 14,000 realtors and staff, Singapore's largest real estate agency could easily have settled for a transactional relationship with its people.Instead, PropNex has built its work culture around long-term investment in its people's careers and families, as well as the community - an approach that earned it a place among Singapore's 250 Best Employers, a list compiled by global research firm Statista in collaboration with The Straits Times.For Ms Chow, who now oversees human resources, associate affairs, procurement, facilities and corporate strategy, the company's appeal has always been its patience. "PropNex focuses on long-term career building. It provides a stable platform where individuals can develop their skills, build meaningful relationships and grow sustainably over time."She adds: "It's a place where you can truly progress and achieve your potential."Despite being newer to the fold, Ms Amelia is no less enthusiastic about her work, pointing out that she was struck by how quickly she was given the opportunity to contribute to important campaigns. "The company really takes care of its people. The pace is exciting, and it's rewarding to see the impact of my work so quickly."Ms Loh shares: "PropNex was my first job, and it's where I was given the opportunity to grow, take on new challenges and be trusted with leadership responsibilities early on. Today, I'm proud to be part of a company that truly invests in its people and believes in unlocking our full potential."It is no wonder then that most of PropNex staff have worked there for at least five years.Selling homes, building communitiesApart from nurturing individual careers, PropNex also rewards staff on a larger, organisation-wide level.Staff enjoy a wide range of family-inclusive perks, including annual overseas trips to destinations such as Japan, South Korea and China, fully sponsored. For those who have been with the company for more than five years, their loved ones are also fully sponsored.PropNex staff during an overseas staff retreat in Seoul, South Korea in November 2025They also enjoy year-long access to Mandai Wildlife Reserve and Family Day activities held at PropNex's own Family Zone at Gardens by the Bay. This is on top of three additional days of festive leave of their choice, birthday leave, as well as flexible work-from-home arrangements.Special Mid - Autumn celebrations, with custom lanterns for PropNex staff and salespersons at Gardens by the BayInterestingly, staff incentives sometimes overlap with the firm's outreach initiatives. Earlier in April, on PropNex Family Day, more than 2,000 staff and their loved ones took part in a treasure hunt and watched a bird show at Bird Paradise.The event also benefited the company's other guests, which included children from the Care Corner Student Care Centres, and kick-started the company's partnership with Mandai as it launched the PropNex Sky Amphitheatre, which goes towards supporting wildlife conservation and animal care.PropNex staff, together with her family at the recent PropNex Family Day at Mandai Bird ParadiseMr Ismail Gafoor, PropNex's executive chairman highlighted: "At PropNex, we believe success is not just measured by performance, but by the impact we create together. By combining staff benefits with initiatives like PropNex Cares, we empower our people to give back while strengthening camaraderie beyond the workplace."Pictured: Mr Ismail Gafoor, PropNex's Executive ChairmanPropNex Cares, the company's fundraising and outreach programme, empowers staff to give back to the community while building meaningful connections. To support this, staff are also granted additional leave days to participate in volunteer work.From left, Chief Marketing Officer Kenny Tan and Chief Technology Officer Michael Koh at the the recent volunteering sessions at Care Corner Student Care CentreMr Kelvin Fong, PropNex's chief executive officer, who has been with the company for 24 years, says: "Beyond our scale and market leadership, PropNex is something more, a place where careers are nurtured, ambitions are realised, and legacies are built. At its core, PropNex is not just a company, but a community where people grow together over the long term."Pictured: Mr Kelvin Fong, PropNex's Chief Executive Officer

Bayshore Vs Tengah: Where Should You Make Your First Move?

TL;DR The bigger mistake in 2026 may not be overpaying - it may be showing up after the upside is gone. This is not just East versus West. It is certainty versus timing. Vela Bay: You are paying for a polished, proven East Coast story - strong liveability, established demand, and fewer surprises, but also less room for outsized gains. Tengah Garden Residences: You are buying into a future that does not fully exist yet - with more uncertainty, but also a stronger chance of early-stage upside if the town delivers. The real tension: One project asks you to pay up for stability. The other asks you to believe early enough to benefit from transformation. First-mover advantage is powerful: The earliest private projects in new precincts often anchor the lowest entry price before later launches reset the benchmark upwards. But being early has a price: Tengah only works if infrastructure, demand, and patience all line up - otherwise "early" can feel like "too soon". What buyers often miss: The decision is not about which side of Singapore is better - it is about whether you want a finished story or a chance to enter before the story is fully written. Bottom line: Vela Bay is for buyers who want fewer surprises. Tengah is for buyers who want a shot at being ahead of the curve. In this market, late can be more expensive than expensive. The real risk isn't overpaying - It's being too late.Most buyers think the biggest mistake in property is paying too much.But in today's market, a different risk is quietly emerging: buying too late, after the growth has already been priced in.That is where a critical divide is now forming in Singapore's new launch landscape.On one side, you have the East - established, desirable, and increasingly priced for perfection.On the other, the West - unproven, evolving, but potentially where the next wave of upside is being built.Right now, two projects sit at the centre of this decision: Vela Bay in Bayshore and Tengah Garden Residences in Tengah. Notably, both are launching on the same day, 28 April.This is not just a location debate.It is a question of timing, risk, and what kind of advantage you want as a buyer. What we'll cover in this article: Vela Bay - Paying for Certainty in the East Tengah Garden Residences - Betting on What Doesn't Exist Yet The First-Mover Advantage: Where the Real Upside (or Risk) Lies So Where is the Real Advantage in 2026? Final Thought: The Cost of Being Early cs The Cost of Being Late Vela Bay - Paying for Certainty in the East For decades, the East Coast has been one of Singapore's most liveable and sought-after regions - so much so that many still swear by the saying, "East side best side." But there has also been a quiet limitation: much of the private housing stock in District 16 is ageing, with fewer truly modern developments entering the market in recent years.Vela Bay changes that narrative. As the first major private launch in the new Bayshore precinct in nearly 30 years, it represents more than just another condominium - it signals a reset of the entire area's positioning, introducing a new benchmark for what contemporary East Coast living can look like.Why Buyers Are Still Willing to Pay Nearly $2,800 PSFPreview details already reinforce this positioning. Developed by SingHaiyi, Vela Bay is entering the market with one-bedders from above $1.2 million and five-bedroom units starting at about $4.5 million. The pricing spread makes it clear that Vela Bay is not just chasing young singles or investors - it is also speaking directly to affluent families seeking a larger, modern home in the East. Even before its official launch, the pricing alone has drawn attention because it signals that Vela Bay is not trying to compete on affordability. It is positioning itself as a premium East Coast product aimed at buyers who value location, convenience, and modernity over bargain entry.Projects 500m from Vela Bay's locationAt first glance, the pricing raises a fair question: how much upside is realistically left?This concern becomes even clearer when you look at surrounding projects in the Bayshore vicinity. Existing developments in the area show a wide price range, with average PSFs generally sitting far below Vela Bay's projected ~$2,800 PSF benchmark. While some newer or freehold projects have pushed higher, much of the surrounding stock still trades in the ~$1,200 to $1,700 PSF range.This gap is important. It suggests that Vela Bay is not just pricing at market - it is resetting the ceiling for the entire micro-market.Even so, the project's appeal is easy to understand. Buyers here are not chasing speculative gains - they are paying for a location where connectivity, amenities, and lifestyle are already proven. With direct access to Bayshore MRT, proximity to East Coast Park, and the long-term transformation story linked to the future Long Island project, Vela Bay offers something increasingly rare in Singapore: a fully formed living environment rather than one still taking shape.The Hidden Trade-Off: Stability vs UpsideThat proven appeal also creates a different kind of risk. When you enter a mature market at a high price point, much of the future growth may already be priced in, which means your margin for outsized gains narrows. Price appreciation, if any, tends to be more gradual and tied to broader market movements rather than sharp, location-driven uplift.In other words:You are buying into a finished story - not an unfolding one.Who This Really Appeals ToThe typical Vela Bay buyer is not looking to gamble. More likely, they are upgraders from Bedok or Marine Parade, families anchored to the East, or buyers prioritising lifestyle continuity over aggressive returns. Many are making a conscious decision to remain within a familiar ecosystem - close to schools, social networks, and daily routines - while upgrading their living standards.For them, the decision is straightforward: pay more today for fewer surprises tomorrow.But this is also where the equation begins to shift - because what looks like stability on one side often translates into missed early-stage upside on the other.Tengah Garden Residences - Betting on What Doesn't Exist Yet If Vela Bay is about certainty, Tengah is about possibility - and with that comes a very different set of risks and rewards. Tengah Garden Residences is the first fully private, mixed-use development in the area, and that alone makes it significant. Unlike mature estates, there are no direct resale benchmarks, no established pricing ceiling, and no real historical reference point to anchor expectations. Buyers are effectively stepping into a blank slate.Which raises the key question: are you entering early... or stepping into the unknown?This is where Tengah flips the equation. Instead of paying for certainty, buyers are positioning themselves ahead of the curve.The "ACS Effect" Changing Demand TodayOne major catalyst is already reshaping interest. The relocation of Anglo-Chinese School (Primary) to Tengah in 2030 is pulling forward demand from young families who are planning well ahead. This matters because school-driven demand tends to be sticky, long-term, and price-supportive, often creating sustained interest in surrounding developments.Even before the town is fully matured, that creates a meaningful base layer of demand - one that is rooted not just in investment logic, but in lifestyle planning.The Price Gap That's Turning HeadsPreview details add more context to this positioning. Developed by a Hong Leong-led consortium, Tengah Garden Residences is set to enter the market with more than 800 units, giving it immediate scale and visibility within the new town. Even before its official launch, the project has already attracted attention because of its positioning as the first fully private mixed-use development in Tengah. That is significant because it suggests buyers are not just watching the area with curiosity - they are already weighing it seriously as an early-entry opportunity.Starting from around $1,779 PSF, Tengah Garden Residences is positioned in a very specific way: a private condo priced close to Executive Condominium levels. This creates a structural advantage that is difficult to ignore. Unlike ECs, there is no $16,000 income ceiling and no MOP restriction, which opens the door for a broader group of buyers who may have previously been constrained by eligibility limits.The Real Risk: You're Buying a Thesis, Not a Track RecordBut let's be clear: this is not a low-risk play. Buyers here are effectively betting on Tengah's long-term success, infrastructure delivery timelines, and future demand materialising as planned. Short-term rental demand remains uncertain, resale comparables are non-existent, and price growth depends heavily on how well the broader Tengah masterplan is executed over time.This makes the investment fundamentally different from buying in a mature estate. Instead of relying on established performance, buyers are relying on future potential - and that requires both conviction and patience.You're not buying what Tengah is - you're buying what it could become.The First-Mover Advantage: Where the Real Upside (or Risk) Lies Here's where things get analytical - and where most buyers underestimate the stakes. There is a consistent pattern in Singapore's property market: the first private developments in a new precinct often set the lowest entry price for that area. The reason is fairly straightforward. As infrastructure improves, demand becomes clearer, and confidence in the location increases, subsequent land bids by developers often come in higher. That, in turn, raises the price floor for future launches.In practical terms, this means early buyers are not just purchasing a home - they are effectively anchoring themselves at a point in the market cycle where pricing inefficiencies still exist. As the area matures, those inefficiencies tend to close. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list A Familiar Example Buyers Often ForgetTake Watertown in Punggol. As one of the earliest integrated developments in the area, it entered before the town fully matured. Over time, as Punggol developed, connectivity improved, amenities expanded, and new launches entered at higher prices. Early buyers did not just benefit from growth. They benefited from being ahead of the pricing curve. More importantly, they benefited from a shift in perception. What was once considered "ulu" gradually became liveable, then desirable, and eventually mainstream. That shift in sentiment is often where the strongest capital appreciation occurs.But Here's the Part Most People IgnoreStill, first-mover advantage is not guaranteed. It comes with two critical conditions: the area must successfully develop, and you must be willing to hold through uncertainty. Without those two factors, early entry can just as easily become early stagnation.This is where many buyers miscalculate. They focus on entry price, but underestimate holding power and patience. In property, returns are rarely just about what you buy - but when you enter and how long you can hold. In emerging areas, time is not just a factor - it is the main driver of returns.So Where is the Real Advantage in 2026? At this point, the decision becomes clearer - but also more personal. This is not simply a question of East versus West. It is really a question of certainty versus optionality.What makes this moment particularly interesting is timing. With both projects launching on the same day, buyers are not choosing between two random options - they are making a direct comparison between two very different market philosophies at the exact same point in time.A Simpler Way to Think About ItChoose Vela Bay if you:Prioritise immediate liveability and conveniencePrefer a proven location with established demandAre comfortable trading upside for stabilityChoose Tengah Garden Residences if you:Want early entry into a developing areaAre aiming for long-term capital appreciationCan tolerate uncertainty and hold through the growth phaseThe Real Comparison Most Buyers MissThe difference is not just location - it is timing within the property lifecycle.Vela Bay represents a late-stage, matured location playTengah represents an early-stage, transformation playBoth can work. But they work for very different reasons.Final Thought: The Cost of Being Early vs The Cost of Being Late Most buyers are afraid of making the wrong move. But in today's market, there are two very different mistakes: overpaying in a mature area, or missing the early phase of a new one. Both have consequences. But only one gives you a chance at outsized gains.The real question isn't which side of Singapore you believe in.It's whether you're comfortable arriving... or determined to arrive early.If you're considering either Vela Bay or Tengah Garden Residences, the right move depends on your timeline, risk appetite, and financial strategy. Speak to a PropNex agent to get a personalised breakdown - covering entry pricing, financing, potential upside, and how each project fits your long-term plan.Reach out today to explore your options and secure your position before launch day. 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.

How Tourism Affects Real Estate

TL;DR Tourists don't buy homes, but the demand they create can still drive property values. Demand for space: Rising visitor numbers increase demand for hotels, retail, and commercial space, especially in prime districts like Orchard and Marina Bay. Stronger asset performance: Higher hotel occupancy and retail sales support rental growth and property values in tourism-heavy areas. Spillover to residential: Tourism boosts Singapore's global profile, attracting expatriates and high-net-worth individuals who actually rent or buy homes. Safe-haven effect: A vibrant tourism and events scene reinforces Singapore's stability, supporting investor confidence even during global uncertainty. What to watch: Tourism trends can signal where demand is building. Areas with strong footfall and activity tend to see better long-term property resilience. Bottom line: Tourism may seem indirect, but it plays a real role in shaping demand. Where people visit, spend, and gather, property value often follows. Most tourists don't buy homes in Singapore. They're not applying for BTO flats, they're not queuing at new condo launches, and they're certainly not buying landed homes. Yet when visitor numbers rise, the property market tends to move.By 2025, Singapore's tourism sector had largely recovered, with visitor arrivals and tourism receipts approaching or surpassing pre-pandemic levels in some measures. According to Singapore Tourism Board (STB), international visitor arrivals reached 16.9 million, while tourism receipts hit $23.9 billion within the first three quarters. Of course, all this contributes to Singapore's economy as a whole, but it also has real implications for real estate. The connection may not be obvious, but it is real. In this article, we will explore: What does tourism have to do with real estate? Hospitality and retail Good reputation attracts investors Why this matters for buyers and investors Final thoughts What does tourism have to do with real estate? Every tourist needs space. From hotel rooms to restaurant seats. When you have millions of visitors, it creates significant demand for physical space. And in a land-scarce city like Singapore, that demand translates into higher rents, stronger asset performance, and ultimately, higher property values.Of course, the impact isn't uniform across the entire market. It tends to be more concentrated in key districts with strong tourist traffic or commercial activity like the CBD, and doesn't always translate directly into the broader residential market. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list Hospitality and retail Perhaps the most immediate impact of tourism is in hospitality and retail.When visitor numbers go up, hotels definitely benefit the most, especially considering Singapore doesn't allow short-term rentals like Airbnb. More tourists mean higher hotel occupancy. When demand goes up, room rates start to climb as well. In fact, Singapore's hotel occupancy rates have rebounded to above 80% by 2024, alongside rising average daily rates.From a property standpoint, better hotel performance usually translates into higher asset values, and it becomes more attractive to investors. That's why interest in hospitality assets tends to pick up when tourism does. This not only supports existing hotels, but also redevelopment and mixed-use projects with hotel components.The retail sector also benefits from tourism. Visitors don't just stay in hotels, they spend.A large part of that spending happens in key shopping areas like Orchard and Marina Bay. When footfall increases, tenant sales improve, and that gives landlords room to push rents up. That can also support higher property values.So it is no coincidence that these tourist-heavy areas are also some of the most expensive districts, because they're not just relying on local demand. Plus, these locations also benefit from limited supply, prime zoning, and their overall positioning within the city.For example, condos in Orchard often command a premium relative to broader CCR averages, reflecting their prime location and limited supply.Source: PropNex Investment SuiteGood reputation attracts investors There's a reason why the government pushes out strategic efforts to boost tourism, from hosting events like Formula 1 to securing an exclusive deal for Singapore to be the only stop on Taylor Swift's south-east Asia Eras tour.Obviously, it's great for our economy in general. But beyond that, it also helps us stay relevant. In turn, it brings in business activity, international companies, and talent, which means more expatriates and more high-net-worth individuals parking their wealth in Singapore.These are the people who actually rent and buy homes.There's also the "safe haven" effect. When Singapore continues to attract visitors, events, and business activity, it reinforces its image as a stable and well-connected city. That tends to support investor confidence, which is a big reason why the private residential market has remained relatively resilient, even in uncertain periods.Actually, we're already seeing it play out in real life. Amid ongoing geopolitical tensions in the Middle East, some high-net-worth individuals have already moved their capital into Singapore. For these investors, Singapore offers political and economic stability, not to mention a reliable property market.So even though most tourists aren't buying a home, they still play a part in driving housing demand, just not in the way you'd expect.Why this matters for buyers and investors Tourism trends can act as an early signal. They show you where demand is building, which locations are staying relevant, and where value is more likely to hold over time. If you're looking to invest, whether in residential or retail, this is definitely something worth paying attention to.Smart investors look beyond prices and track broader demand indicators, including where people are spending time and money. Frameworks like the Property Wealth System (PWS) can also help you analyse these trends more clearly. But the idea is simple: where demand builds, value tends to follow. @propnexpert Why does property location matter more than you think? Is living near an MRT a privilege or is a longer commute worth the trade-off? In EP 4, we dive into Upgrading from Condo to Condo, when it makes sense and how to do it strategically. ?? Full interview out now, link in bio! ? original sound - Propnexpert Final thoughtsAt a glance, tourism and real estate might seem like separate industries. But once you break it down, the link is quite clear. When tourism is strong, hotels perform better, retail rents rise, and key districts see more activity. Over time, that demand feeds into property values, especially in areas that consistently attract visitors.Although tourists stay only briefly, the demand they generate can have a longer-lasting impact on hotels, retail, and nearby property markets. 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 March 2026

Resilient resale condo market activity in March Sales momentum in the overall property market picked up in March, including the resale condo market. About 804 condo units worth $1.69 billion was resold during the month - compared with the 898 resale transactions valued at $1.87 billion transacted in February. The pick-up in market activity could have been spurred by a flurry of new launches, which may have helped to stoke overall buying interest. In March, new sales transactions accounted for 61% of non-landed transactions, while resale transactions accounted for 37.6% of transactions, one of the lowest resale proportions since October 2025 (see Chart 1). Chart 1: Proportion of private non-landed transactions (excl. EC) by sale type by monthSource: PropNex Research, URA Realis With new launch activity picking up during the month, the average unit price of new non-landed homes also trended up. The average new sales price grew by 3% month-on-month (MOM) to $2,796 psf in March, while the average resale unit price inched up by 0.7% MOM. As such, the new sale and resale price gap grew from 49.4% in February (see Chart 2), to 52.9% in March. 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 March saw better gains compared with the previous month. Analysing the profits reaped by resale non-landed private homes in February 2026 and March 2026, it was found that resale condo deals in March garnered more profits. The proportion of loss-making transactions was lower in March 2026 over the previous month. The resale profit analysis involves computing gains achieved for the units by matching the condo resale transactions in February against their respective previous purchase price, according to caveats lodged. The study showed that 17.6% of resale condo transactions (132 deals) in March made more than $1 million in profits, a higher proportion compared with February (14.9%). Of these million-dollar profit-making deals, the deals was well spread amongst the three market segments, 38% in the Outside Central Region (OCR), 32% in the Core Central Region (CCR) homes and 30% in the Rest of Central Region (RCR). Loss-making deals in March accounted for 5.7% of transactions, edging higher compared with the proportion of loss-making deals (3.9%) in February (see Chart 3). Chart 3: Proportion of profit quantum of resale non-landed transactions (February 2026 vs March 2026)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 Duchess Crest in District 10, which pulled in an average profit of $1.51 million across three transactions in March. Duchess Crest was also the overall best performing project in terms of average profit quantum in March. In the RCR, the most profitable condo development in March was The Interlace, a project located in District 4, which achieved an average profit of nearly $927,000, across three transactions. In the heartlands or Outside Central Region (OCR), the most profitable project was Hillview Heights in District 23 which garnered an average profit of nearly $1.28 million across three transactions. Top Resale Condo projects^ in terms of average gross profit* by region (March 2026)Project NameNo. of transactionsAverage Profit Gained ($)Average Annualized Profit (%)#Year completed DistrictCCRDUCHESS CREST3$1,510,6694.2%199810D'LEEDON3$433,3002.2%201410MARTIN MODERN6$376,8531.5%20219RCRTHE INTERLACE3$926,5772.9%20134PARK COLONIAL7$813,2865.2%202113SANCTUARY GREEN4$758,9502.3%200315OCRHILLVIEW HEIGHTS3$1,276,2964.9%199623KOVAN MELODY3$1,183,5296.3%200619CASPIAN4$1,043,8385.9%201222Source: 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, Tanglin) raked in the highest profits on quantum basis, with transactions reaping average gains of more than $1 million per deal. In terms of annualised gains, resale homes in District 26 (Upper Thomson, Springleaf) enjoyed an average annualised profit of 6.4% per deal. Top 10 Resale Condo districts^ in terms of average gross profit* (March 2026)DistrictNo. of transactions**Average Gains ($)Average Annualised Gains (%)#D1046$1,033,8462.6%D262$835,0006.4%D1556$802,5053.7%D2026$788,6424.2%D1120$769,4643.0%D953$752,7382.2%D2123$599,0654.2%D2341$590,4054.1%D2219$588,3724.2%D1642$554,3864.1%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 $1.85 million to $3.51 million. The units which chalked up bigger gains were mostly sizeable large format condos that are more than 1,500 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 16 years - the oldest being a unit held for 30 years. Top 5 Resale Condo transactions in March 2026 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 14th floor unit at Le Nouvel Ardmore. It was resold for an estimated profit of $3.51 million, reflecting an annualised profit of 4%. Based on URA Realis caveat data, the 3,843-sq ft unit was first bought in February 2021 and subsequently resold for $19.5 million in March 2026, with a relatively short holding period of 5 years. The luxury freehold condo project within the Ardmore, Draycott areawas built in 2014. The project is situated just a 5-minute drive to Orchard Road shopping belt. The top gainer in the RCR in terms of gross profit was for unit transacted at The Waterside in District 15, which fetched a gross profit of $3.38 million (annualised profit of 3.1%), based on caveats lodged. The 2,433-sq ft 23rd floor unit was sold for $5.78 million, with a holding period of nearly 28 years. The freehold project located in Tanjong Rhu was built in 1992 and situated within close proximity to Katong Park MRT station.Over in the OCR, the top gainer in March was a 15th floor unit located in Cashew Heights Condominium in District 23. The 1,658-sq ft unit was sold for $2.77 million, achieving an estimated profit of $2.05 million - which reflects an annualised profit of 5% over a holding period of more than 28 years. The sprawling condo development in Bukit Panjang was built in 1992, and it is situated within short walking distance to Cashew MRT station along the Downtown Line (TEL). 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.