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The Final Piece Of Early-2026's Launch Puzzle: Thomson View

TL;DR Thomson View is not a product comparison - it is a scale decision. This redevelopment asks buyers to decide how much density, liquidity, and long-term commitment they are prepared to live with. What defines a mega development: Large land parcels, high unit counts, extensive facilities, competitive launch pricing, and resale behaviour driven by volume rather than scarcity. The key trade-off: Mega developments amplify both convenience and compromise - buyers gain facilities and liquidity, but accept higher density and internal resale competition. What changes at Thomson View: A former low-density legacy estate is being rebuilt into a 1,200+ unit development, fundamentally altering lived experience, resale dynamics, and buyer expectations. How mega projects move through the market: Sales and price discovery unfold over time, with steadier resale activity and fewer sharp price spikes compared to smaller developments. The real question buyers must answer: Whether long-term own-stay practicality, scale, and consistency matter more than uniqueness, faster exits, or low-density living. Bottom line: Thomson View is not a compromise product. It is a commitment to scale, density, and long-horizon ownership - and it rewards buyers who make that choice deliberately. Over the past few weeks, we have examined the early-2026 new launch landscape (Part 1 and Part 2) from multiple angles - timing pressure, trade-offs between different housing formats, and the balance between lifestyle alignment and long-term flexibility. Each piece examined a different decision point buyers are likely to face.Thomson View sits at the end of this conversation deliberately - not to answer what to buy next, but to clarify what scale of living and liquidity buyers are ultimately choosing to commit to.It is not a niche launch, nor does it invite a simple comparison such as EC versus private condo, or private versus strata-landed living. Instead, it represents a scale-and-density decision - one that requires buyers to confront what committing to a large, redeveloped mega development truly entails. What we'll cover in this article: Understanding Mega Developments: Benefits, Trade-Offs, and Buyer Fit Thomson View: When a Legacy Estate is Rebuilt at Scale Scale and Timing: How Mega Developments Move Through the Market Closing the Early-2026 Puzzle: Framing the Right Decision This article is therefore less about judging whether Thomson View is attractive, and more about clarifying the realities that come with choosing a project of this nature.Understanding Mega Developments: Benefits, Trade-Offs, and Buyer Fit Mega developments are commonly understood as projects with around 1,000 units or more, though the term is sometimes applied to developments that come close to that threshold. More importantly, they are defined by scale across multiple dimensions: land size, resident population, facilities provision, pricing structure, and sales timelines.Because of this scale, mega developments typically offer:A broader range of facilities enabled by larger land parcels, such as multiple pools, expansive landscaped areas, and a wider mix of communal amenities.More efficient sharing of maintenance costs, as expenses are distributed across a much larger number of households.Pricing that is often positioned more competitively at launch, reflecting the need to appeal to a broad buyer base.Higher long-term transaction volumes, which can help support resale pricing through consistent market activity rather than isolated trades.These advantages, however, come with clear trade-offs. Larger resident populations translate into higher density, greater sharing of facilities, and more comparable units competing with one another at resale. Mega developments therefore amplify both convenience and compromise. They tend to reward expectation alignment rather than optimism - favouring buyers with the discipline to plan for density, comparables, and longer holding horizons.Thomson View: When a Legacy Estate is Rebuilt at Scale From Low-Density Estate to Mega Development Source: Google MapsThomson View is an en bloc redevelopment of an existing private condominium, and notably, it retains its original name. While this creates a sense of continuity, the underlying fundamentals of the project have changed materially.The original Thomson View was a 99-year leasehold development along Bright Hill Drive, with its land lease commencing in 1975. By the time the collective sale was completed, the estate had roughly 49 years remaining on its lease. The former development comprised about 200 apartments, 54 townhouses and a shop unit, all set within a five-hectare site.Following several unsuccessful collective sale attempts, the estate was eventually sold at a price of $810 million after sufficient owner support was secured and court approval obtained. As part of the redevelopment, the land lease will be refreshed to a full 99 years, effectively resetting the tenure clock for the new project - though this reset does not automatically translate into a market reset.The new Thomson View will introduce approximately 1,240 residential units on the same land parcel. This represents a clear transition from a low-density, legacy estate to a full-scale mega development.What remains familiar is the location and the name. What changes is the lived experience. Density, facilities usage, internal competition, and long-term resale dynamics will all differ meaningfully from what the original estate once offered.Legacy Names, Reset Markets Thomson View is not the first redevelopment to retain the identity of the estate that came before it.A recent example is Chuan Park, a mid-sized private condominium from the mid-1980s that was redeveloped after a contested en bloc process. The original 446-unit estate was replaced with a significantly larger, 916-unit residential project, fundamentally altering the site's density, buyer profile, and market positioning.The key takeaway from such precedents is not guaranteed outcomes, but structural change. Retained project names often act as emotional anchors for buyers, but they are not pricing anchors once scale and density shift. When redevelopment and scale increase together, the market no longer prices the project as a continuation of the former estate. It is assessed as an entirely new offering, regardless of the name retained.What This Scale Shift Means for Buyers At a practical level, rebuilding at this scale introduces several realities buyers must be comfortable with:Higher resident density and heavier shared use of facilitiesComprehensive amenities that are attractive, but more intensively utilisedStandardised layouts that prioritise efficiency over uniquenessGreater internal competition when units eventually enter the resale marketAs a result, developments like Thomson View tend to suit buyers with longer-term own-stay intentions who are comfortable trading individuality for scale, convenience, and facilities depth.Scale and Timing: How Mega Developments Move Through the Market Despite its redevelopment history, Thomson View will behave like other large-scale new launches in one important respect: time.With a wide range of unit types, stacks and pricing tiers, sales typically unfold in phases. Early interest should not be mistaken for scarcity, and price discovery often takes place gradually rather than all at once. Compared to boutique developments, buyer urgency tends to be lower and decision timelines longer.Market data on large-scale projects suggests that mega developments are not necessarily about outsized gains, but about consistency. Higher transaction volumes tend to smooth out pricing movements over time, resulting in steadier resale behaviour rather than sharp spikes. In this context, scale supports liquidity and price stability more than rapid appreciation - favouring planners seeking consistency over speculators chasing momentum. To ground this observation, the accompanying data set focuses on large private condo projects with a minimum unit count of roughly 900 units, all of which are 99-year leasehold developments that obtained TOP from 2015 onwards. The transactions reflected span approximately the past 10 years.What emerges from this group is not uniform price growth, but consistency. These projects tend to record regular resale activity year after year, with pricing supported by volume rather than scarcity. This reinforces the idea that mega developments function less as momentum-driven assets and more as stable, liquid housing stock within the private market.This is a normal feature of mega developments. A familiar site does not translate into familiar market behaviour once scale increases significantly, and an en bloc backstory does not change the underlying dynamics of supply, absorption, and competition.Closing the Early-2026 Puzzle: Framing the Right Decision Thomson View is expected to enter the market following a wave of early-2026 launches, at a point where many buyers are already experiencing comparison fatigue. In this sense, it serves as a natural closing chapter to the first-half launch cycle.Rather than asking whether this is a good launch, buyers may benefit from reframing the question:Does a large, redeveloped mega development align with how I plan to live, hold property, and adapt over time? For buyers who value scale, facilities, and long-term own-stay practicality, Thomson View may fit naturally into that equation. For those seeking uniqueness, faster exit optionality, or lower-density living, it may not.As the first half of 2026's launch puzzle comes together, the market now shifts from choosing between options to living with the consequences of those choices. Clarity, rather than urgency, will matter most going forward. Thomson View is not a compromise product - it is a commitment product.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.

More New Condos Near Nature Lined Up in Dairy Farm

Imagine waking up to melodious bird songs, the gentle rustle of leaves, and the first rays of dawn threading their way through the curtains in slender shafts of amber light. As you make your morning coffee and step onto the balcony, squirrels and monkeys can be seen scurrying from tree to tree - this perhaps is a slice of everyday life while living in Dairy Farm.Nestled in an estate near Bukit Timah Nature Reserve, the Dairy Farm neighbourhood offers a harmonious blend of tranquillity and greenery, where homes are set amid lush trees and nature trails begin right at the doorstep. Long defined by its low-rise landed housing and pockets of green spaces, Dairy Farm has gradually evolved over the past decade with the introduction of new high-rise residential developments.One of the latest additions to private housing in the area is the plot in Dairy Farm Walk, a 2.94-hectare site that yields around 480 residential units. In a public land tender that closed on 22 January 2026, the site drew a top bid of $427 million from a joint venture between ABR Holdings, LWH Holdings, Macly Capital and RP Ventures. The bid price works out to a land rate of $962 psf per plot ratio (psf ppr). It is the fifth GLS site released in the Dairy Farm area since 2012 - following plots where The Skywoods, Dairy Farm Residences, The Botany at Dairy Farm, and Narra Residences are located.With limited unsold inventory in the Dairy Farm area, the future development on the Dairy Farm Walk plot could see keen buying interest, particularly among those who wish to live close to nature.At Nature's DoorstepSource: National Parks While located further from the city centre, Dairy Farm and the adjoining Hillview area appeal to residents seeking a slower pace of life amid nature. Development density remains relatively low, contributing to a sense of openness and privacy that is much prized in an increasingly urbanised city. Many homes in the area also enjoy unblocked views of the surrounding greenery, reinforcing the estate's tranquil character.The neighbourhood has an extensive network of parks and green spaces, making it especially attractive to nature lovers and outdoor enthusiasts. The Bukit Timah Nature Reserve, Dairy Farm Nature Park, Chestnut Nature Park and Bukit Panjang Park collectively offer a wide range of recreational opportunities, from hiking and trail running to cycling and weekend family outings. These amenities allow residents to immerse themselves in nature just minutes from their home.Further enhancing the neighbourhood's green appeal is the 24-kilometre Rail Corridor, a scenic ecological route connecting Woodlands to Tanjong Pagar, passing through the Bukit Timah area. Popular among cyclists, joggers and birdwatchers, the Rail Corridor provides residents with a scenic and car-free route for both exercise and leisure. According to the URA Master Plan 2025, the Rail Corridor is set to be further enhanced with the addition of new community nodes, including at Stagmont Ring, the former Bukit Timah Fire Station, Queenstown and the former Tanjong Pagar Railway Station. These planned improvements are expected to offer more recreational and community-centric spaces.Nature Living with Urban ConvenienceSource: Far East Malls The site in Dairy Farm Walk is not particularly close to an MRT station, with the nearest being Hillview MRT station on the Downtown Line which is about a 10-minute walk away. The Downtown Line provides direct connectivity to the Marina Bay financial district in about 30 minutes, and to the Shenton Way area via Telok Ayer station in around 35 minutes. For commuters who drive, the site is well served by major roads and expressways such as the Bukit Timah Expressway and Pan-Island Expressway (PIE)Transport connectivity is expected to improve further in the years ahead, with the completion of the Cross-Island Line (CRL). Residents will be able to access the CRL via the future interchange at the King Albert Park MRT station which is two stops from Hillview on the Downtown Line. When operational, the CRL will enhance east-west connectivity across the island, linking key employment and commercial nodes such as the Jurong Lake District and the Punggol Digital District, as well as established town centres including Ang Mo Kio, Clementi and Pasir Ris.The Dairy Farm estate is supported by a range of retail and lifestyle amenities nearby. For daily necessities, residents may head to malls such as Dairy Farm Mall, HillV2 and The Rail Mall. A broader mix of retail and dining options is available at Hillion Mall, located two MRT stops away in Bukit Panjang, as well as in the Beauty World precinct, which is undergoing rejuvenation. Commercial amenities there include Beauty World Centre, Beauty World Plaza, Bukit Timah Shopping Centre, the F&B stretch along Cheong Chin Nam Road, and The Linq at Beauty World. Looking ahead, the upcoming Bukit V mall in Jalan Anak Bukit will also inject more retail and F&B options to residents.A Neighbourhood Well-Supported by SchoolsThe Hillview and Dairy Farm areas are well-suited to families seeking a quieter, nature-centric living environment for their children, while having access to a range of schools. Its green surroundings and relatively low-density setting have made the neighbourhood attractive to both local and expatriate families.In addition, there is also a mix of international and local schools in the vicinity - the German European School Singapore is located within walking distance to the site, while schools such as CHIJ Our Lady Queen of Peace, Assumption English School and Assumption Pathway School are all accessible within a 15- to 20-minute bus commute.About the DeveloperABR Holdings is a Singapore headquartered Food & Beverage and Property Investment Organisation listed on the Singapore Stock Exchange. The company has diversified into residential, commercial, industrial and hospitality property development, with projects like Baywind Residences in Singapore and Pavilion Square in Kuala Lumpur in their portfolio.LWH Holdings - otherwise known as Lim Wen Heng Holdings - is a homegrown construction group with a focus on providing holistic building and engineering services as well as property development. Their past construction projects include Spottiswoode 18, Natura @ Hillview, Forte Suites and 38 Jervois.Macly Group is an award-winning property developer based in Singapore, with projects in Singapore, Malaysia and Indonesia. Since 1987, Macly Group has a track record of developing apartments, condos, mixed developments, and more - with notable projects including Jansen House, Hill House, Neu at Novena, The Iveria and Noma.RP Ventures is a wholly-owned subsidiary of Roxy-Pacific Holdings, an established property and hospitality group with more than 50 years of expertise in property development. The group has numerous residential properties under their belt, including Bagnall Haus, Straits at Joo Chiat, Hill House, Mori, and Neu at Novena.

Resale Landed Market Watch In December 2025

Resale Land Prices remain tepid with slower market activity in December Landed home resale activity in December slowed down further due to the seasonal lull approaching the year end. Based on URA Realis caveat data, about 154 landed homes were transacted on the resale market in December 2025; the combined transaction value came up to $1.04 billion - compared to November (171 deals valued at $1.11 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 due to the muted sales activity. Based on URA Realis caveat data, about 45.5% of resale landed homes sold in December were priced at $5 million and above, compared with about 52.6% in November. Meanwhile, 54.5% of the resale landed transactions were priced at below $5 million in December - declining from the 47.4% proportion in the previous month. Chart 1: Price range of private resale landed transactions in November 2025 vs December 2025Source: PropNex Research, URA Realis Growth of landed home resale prices in December 2025 was relatively homogenous across the regions. The overall landed homes resale prices continued to grow by 2.6% month-on-month (MOM) to $2,086 psf; while prices were up by 14.1% compared to a year before. The month-on-month increase in resale landed prices was led by the growth of prices in the Core Central Region (CCR) and Rest of Central Region (RCR) and which expanded by 5.2% and 4.6% MOM, respectively. Homes in the Outside Central Region (OCR), also edged up, strengthening by 0.1% MOM. By property type, detached and semi-detached homes saw average prices fell by 9.4% MOM and 9.6% MOM respectively in December. (see table 1 below). Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in December 2025 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 corner detached home along Berrima Road in District 11 (Novena) that was sold for $14.5 million, up by $10.5 million from the last caveat lodged in June 2005 - this reflects an annualised profit of 6.5% after a holding period of more than 20 years. The freehold property is situated near Botanic Gardens and has a land area of more than 4,300 sq ft which reflects a unit price of $3,311 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 Buckley Road in Novena (District 11). It was sold for $11.8 million in December, with its last caveat being lodged in September 2005. The sale price is up by over $9.4 million from the previous caveated price, representing an annualised gain of 8.2% per year over 20 years. The freehold property is situated within the Newton landed area and just within walking distance to Newton MRT station.Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along East Coast Road in Marine Parade (District 15). The freehold property was sold for $7.5 million, reflecting an estimated gain of $4.34 million, representing a whopping annualised gain of 60.2% per year from its last caveat lodged in February 2024, with a holding period of a little over a year. 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.

Over 13,000 HDB Flats Will Hit MOP in 2026. What Will Happen Next?

TL;DR Over 13,000 HDB flats will reach MOP in 2026, which is nearly double last year's supply. This marks a turning point for resale prices, rents, and upgrader behaviour. Where the supply is: MOP flats, mostly 4- and 5-room units, are concentrated in Punggol, Dawson, Tampines North, and Bidadari. Resale impact: More choice means less urgency. Price growth is already slowing, and these estates may see further moderation. Probably not a sharp drop, but fewer bidding wars. Rental market: Expect a more tenant-friendly market with longer leasing periods and softer rent growth. Private spillover: Some MOP owners may upgrade, but others may stay within HDB. Entry-level private homes may feel the impact, but luxury and landed remain largely unaffected. What it means for you: Buyers gain leverage, sellers need to reconsider pricing, and landlords must compete harder. We're entering a pivotal moment in the property scene. After years of constrained resale supply and rapid price growth, a wave of around 13,480 HDB flats will reach their five-year Minimum Occupation Period (MOP) this year, which is nearly double last year's amount (6,970 units).For many homeowners who bought during the pandemic boom, 2026 isn't just another year. It's decision time. So how will this affect the market? And what does it mean for you? Let's dive straight into it. In this article, we will explore: Brief summary to catch you up Likely outcomes What this means for you Final thoughts Brief summary to catch you upAround 13,480 HDB flats are expected to reach their MOP in 2026. These flats are spread across 22 projects in 14 towns. However, the largest concentrations are in Punggol, Dawson, Tampines North, and Bidadari.By flat type, most of the MOP supply are 4-room (5,909 units) and 5-room flats (2,711 units). This suggests that family-orientation is a key driver here.Likely outcomesResale marketHistorically speaking, the number of flats reaching MOP has affected resale price since it has a lot to do with supply. For example, when there was an influx of MOP flats in 2019, resale prices dropped by 1.65%. But when the amount of MOP flats declined in 2020 and 2023, resale prices went up by 8-12%.And as you can see in the chart below, moderation is already starting to take place. With MOP flats supply nearly doubling in 2026, buyers will have more options, reducing the urgency and competition that previously pushed prices higher. However, it's also not in the red, so it's unlikely that we'll see a sharp correction in the coming year. Rather, we can expect resale prices, which was the slowest it's been since 2019, to continue slowing down.Source: PropNex Investment SuiteOf course, MOP is just one factor amongst many affecting resale price. Plus, not all locations will be affected the same way since the MOP flats are not spread out equally. The estates mentioned above are more likely to feel the effects. Whereas mature or centrally located areas are likely to remain supported by strong underlying demand.Rental marketThe MOP influx is also likely to further slow the HDB rental market, which has already lost momentum over the past year. As of November 2025, overall HDB rental prices increased by 1.8% compared to November 2024.Source: PropNex Investment SuiteThis muted growth was partly driven by demand for smaller flat types such as 3-room units. Meanwhile, as we've covered, the bulk of flats reaching MOP this year are 4- and 5-room units, which typically compete in a different segment of the rental market. This means that landlords of these larger MOP flats may face increasing competition for tenants.Beyond supply, rental demand has also normalised as hiring momentum slows in certain sectors, particularly tech. As a result, we are seeing less expats, which means less tenants. This is likely to further moderate rents, especially in areas near business and tech hubs like the CBD.In any case, analysts have already flagged that rising housing supply is likely to cap rental growth in 2026, and the upcoming MOP wave reinforces that outlook. A likely scenario is a tenant-friendlier market, where landlords face longer leasing periods, greater price sensitivity, and less leverage to push rents higher.Private sectorWith resale choices widening, the effect will inevitably spill over to the private market, albeit indirectly. As more flats become resale-eligible, some owners with matured BTOs may see it as an opportunity to sell and upgrade to an executive condominium (EC) or a condo.At the same time, a larger resale pool gives buyers more viable HDB options. So it's also possible that some people may choose to upgrade later than planned or trade within the HDB market instead, especially if resale options become more attractive.In the rental market, the impact might not be significant, but noticeable enough. As HDB rents continue to moderate, tenants who prioritise affordability may opt for public over private options. This could take some pressure off the private rental market, particularly in segments where tenants are more price-sensitive.That said, any slowdown in the private sector is mainly in the entry-level condo segment. Larger condos, as well as luxury and landed homes, should be relatively unaffected from these dynamics as they cater to a different audience, who are driven more by lifestyle preferences rather than affordability.What this means for youFor buyers, 2026 could offer more choice and less competition, especially for 4-room and 5-room flats in the aforementioned estates. Negotiating power may improve as supply normalises.For sellers, you might need to readjust pricing expectations. Location, flat condition, and timing will matter more as competition increases.For landlords and renters, the balance is shifting. Renters may benefit from a wider range of options, while landlords may need to price more competitively to secure tenants.Final thoughtsThe MOP wave marks a recalibration in the property market, at least in certain affected locations. More supply does not mean falling prices across the board, but it does mean that market conditions are becoming more nuanced. This is a market that rewards good judgment over speed, regardless of whether you're a buyer, seller, investor, landlord, or tenant.In a market like this, outcomes depend less on reacting quickly and more on how each move fits into a broader property strategy, particularly around timing, progression, and risk management. This is why the Property Wealth System (PWS) framework is becoming increasingly relevant. If you're interested to learn more, here's a short clip as a preview. And who knows, maybe we'll see you at the next masterclass! @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.

District 9 Boutique Condos: Strategy or Lifestyle Lock-In?

TL;DR District 9's 2026 boutique launches require a different mindset. These projects are not about optimisation, flexibility, or speed - they are about intent, scarcity, and long-term commitment. What defines boutique living: Ultra-low density, fewer neighbours, quieter environments, and a holding mindset that prioritises privacy over liquidity. The 2026 line-up: Sophia Meadows, Duet@Emily, and One Leonie Residences form a rare cluster of small-scale, prime developments designed for owner-occupiers rather than mass-market buyers. The trade-offs: Higher price concentration in location, thinner resale volumes, slower exits, and higher per-unit maintenance costs due to low unit counts. Why buyers still choose boutique: Freehold scarcity, greater layout flexibility, architectural character, and central locations that favour long-term holding rather than frequent repositioning. The real decision: Boutique condos are not flexible stepping stones - they work best when buyers are comfortable committing to a stable lifestyle and longer holding horizon. Bottom line: District 9 boutique condos are not about chasing launches. They reward buyers who are clear about how they want to live - and prepared to stay aligned with that choice over time. After weeks of analysing the early-2026 launch rush (Part 1 and Part 2) and breaking down contrasting decisions in District 18 (EC vs Private Condo) and 26 (Landed vs Private Condo), District 9 requires an entirely different lens: Boutique condominiums.Boutique condominiums occupy a very specific niche within Singapore's private housing market. They are not designed for mass participation, nor are they driven by volume, aggressive marketing, or rapid turnover. Instead, boutique projects operate in a space shaped by scarcity, intent, and permanence.Buyers considering boutique condos are rarely comparing multiple launches side by side. More often, they are stepping back to assess whether this type of home aligns with how they intend to live, hold property, and manage change over the long term. What we'll cover in this article: The 2026 District 9 Boutique Line-Up: What We Know So Far What "Boutique Living" Really Means (Beyond the Marketing) The Trade-Offs Buyers Must Accept (No Sugar-Coating) Why Buyers Still Choose Boutique Condos Strategy or Lifestyle Lock-In? How To Decide Honestly Understanding the Choice You're Making Unlike typical private condo launches where flexibility, exit option, and price bands dominate decision-making, boutique condos demand a more deliberate mindset. The choice is less about optimisation and more about commitment.This article is therefore not about chasing launches. It is about understanding what boutique living truly represents - and whether it functions as a strategic housing decision or a lifestyle choice that naturally locks you in.The 2026 District 9 Boutique Line-Up: What We Know So Far? In early 2026, three boutique developments are expected to enter the market within a relatively short window: Sophia Meadows is a 104-year leasehold 41-unit boutique development slated for preview in February. The site was acquired by boutique developer Sin Thai Hin for $33.588 million, reflecting a land rate that underscores both the scarcity and long-term confidence in the Mount Sophia enclave. Located along Sophia Road within a conserved residential pocket near Dhoby Ghaut, the low-rise nature of the project reinforces its positioning as a quiet, low-density home in a highly central location. Its appeal lies in pairing true city-fringe accessibility with a level of privacy that larger developments in more commercialised areas often struggle to provide.10-year data of projects within 100m radius of Sophia MeadowsLooking at transaction data from boutique developments within a 100m radius over the past decade, a few patterns emerge. Most nearby projects are freehold, low-rise, and small in scale, with unit counts typically below 80 units. Transactions are infrequent, reflecting how tightly held this micro-enclave is, while price levels have generally remained resilient where sales have occurred. This provides a useful reference point for understanding how projects in this pocket are typically priced and sized. Duet@Emily is an even more intimate freehold project, comprising just 20 units. Based on the project description, it is a conservation-led development involving proposed additions and alterations to an existing three-storey conserved building, with basement and attic, together with a new two-storey rear extension that also incorporates basement spaces for residential use. The site was assembled through the collective sale of 2, 4, and 6 Mount Emily Road for $18 million, highlighting both the fragmented land ownership and the effort required to create a new development in this tightly held enclave. Situated around the Emily Hill area, projects of this nature typically appeal to buyers who value heritage character, discretion, and a living experience that feels closer to a private residence than a conventional condominium.10-year data of projects within 100m radius of Duet@EmilyLooking at boutique projects within a 100m radius over the past decade, resale activity has been limited, consistent with the tightly held nature of the Emily Hill area. This suggests pricing expectations are shaped more by scarcity and character than by transaction velocity, with unit mixes typically calibrated to a niche, owner-occupier-led demand profile. One Leonie Residences, with 70 units, is a freehold boutique development located within the established Leonie Hill enclave. Positioned along Leonie Hill Road, it sits within a long-standing prime residential neighbourhood known for its low-density character and close proximity to Orchard Road and River Valley. Rather than introducing a new concept, its appeal lies in offering buyers rare entry into a tightly held freehold enclave, where opportunities to secure new homes have historically been limited.10-year data of projects within 200m radius of One Leonie ResidencesLooking at projects within a 200m radius over the past decade, surrounding developments are generally larger, established condominiums with a wider mix of unit sizes. This reflects Leonie Hill's role as a recognised prime residential corridor, where pricing benchmarks are shaped by established comparables rather than niche micro-market behaviour.Individually, these projects are small and unlikely to dominate headlines. Collectively, however, they represent a rare cluster of ultra-low-density private homes in one of Singapore's most established prime districts.What stands out immediately is not the timing, but the scale. Unit counts below 50 - and in one case, below 20 - are not accidental. They signal a deliberate positioning towards buyers who value privacy, discretion, and a quieter living environment over shared facilities or large communal spaces.At this stage, it is important to avoid fixating on speculative details such as pricing, layouts, or yields. What matters more is recognising that these projects are designed for a very specific buyer profile - and that design choice has long-term implications.What "Boutique Living" Really Means (Beyond the Marketing) The term "boutique condo" is often used loosely, but in practice, it describes a very specific development model with clear structural implications.At its core, boutique living is defined by low density. Fewer units translate into fewer neighbours, reduced foot traffic, and a generally quieter environment. This naturally appeals to owner-occupiers who value privacy and a more residential feel over the buzz of larger developments.Boutique projects also tend to see lower transaction frequency due to their smaller scale and narrower buyer pool. This affects how resale behaves, but rather than repeating the mechanics here, it is more useful to view this as a structural characteristic that carries through the rest of the discussion.Finally, boutique condos usually place less emphasis on extensive shared facilities. Instead of scale-driven amenities, value is concentrated in location, neighbourhood maturity, and everyday liveability. A practical outcome of this structure is that maintenance fees are often higher on a per-unit basis, as operating costs are spread across a much smaller number of owners.If you are weighing boutique developments against larger condominiums, we explore these structural differences in greater detail in our earlier piece, Boutique vs Mega Developments: Which To Go For?.The Trade-Offs Buyers Must Accept (No Sugar-Coating) Before exploring why some buyers are still drawn to boutique condos, it is important to first understand the compromises that come with this choice.Across various Reddit discussions, boutique condo projects are often seen as lifestyle-driven rather than investment-led choices. Commenters frequently cite higher maintenance costs, fewer facilities, weaker resale liquidity, and greater vulnerability to price drops from fire sales or ageing issues. While some value the privacy, freehold status, and quieter living environment, many note that price appreciation tends to lag larger developments unless the entry price, location, or en-bloc potential is exceptional.These trade-offs are not theoretical. Similar concerns are frequently raised by homeowners discussing small developments online.Boutique condos typically command higher absolute prices due to their prime locations and low-density land use. In many cases, unit sizes may also be more compact when compared to suburban developments at similar price points, as a greater share of value is concentrated in location rather than internal space.Liquidity is another practical consideration. With fewer comparable transactions and a narrower buyer pool, resale activity can be slower, particularly during more subdued market conditions.There is also a longer-timer adaptability consideration. While boutique units may offer flexibility in internal layout, the development itself may be less forgiving if household needs change materially over time - such as expanding family requirements or significant shifts in work location.These factors do not make boutique condos inferior choices, but they do require buyers to proceed with clarity. Understanding these trade-offs helps explain why those who eventually choose boutique living tend to do so deliberately, rather than by default.Why Buyers Still Choose Boutique Condos Even after weighing these trade-offs, boutique condos continue to attract a specific group of buyers - not by coincidence, but by intent.One key reason is layout and design flexibility. Many boutique developments are built on land acquired through collective sales rather than GLS sites, which means they are not subject to the Building and Construction Authority's requirement for a minimum 65% adoption of Prefabricated Prefinished Volumetric Construction (PPVC). Without this constraint, boutique projects are often constructed using more traditional methods, allowing greater freedom to merge rooms, reconfigure layouts, or adopt open-concept designs.Practically, this means boutique owners often enjoy layouts that can evolve with how they live - not just how developers package units at launch. Without this constraint, boutique projects are often constructed using more traditional methods, allowing greater freedom to merge rooms, reconfigure layouts, or adopt open-concept designs. This flexibility strongly appeals to owner-occupiers buying for personal stay.Another important consideration is freehold value concentration. Since the government no longer releases freehold land through the GLS programme, new freehold launches have become increasingly rare. Over the past decade, the majority of new freehold condominiums introduced to the market have been boutique developments, largely because smaller en-bloc sites are more accessible and manageable for developers. This has resulted in boutique projects forming a significant share of Singapore's new freehold supply.For buyers, freehold tenure offers something fundamentally different from leasehold ownership. Without the issue of lease decay, freehold properties provide long-term holding security and are often viewed as assets that can be preserved - and potentially passed on - across generations. In land-scarce Singapore, this permanence carries meaningful value, particularly for buyers with a longer time horizon.Architectural character also plays a role. Boutique developments, especially those in prime or conserved areas, are less constrained by mass-market expectations. This allows for more distinctive design approaches and living environments that feel less standardised.Centrality further strengthens the appeal. Boutique projects are frequently located in mature, built-out neighbourhoods where new supply is limited. For buyers who value proximity to the city but want to avoid the density of large-scale developments, this combination remains compelling.Taken together, these factors explain why buyers choose boutique condos not for short-term optimisation, but as intentional, long-horizon holdings - often valued as legacy assets rather than transactional homes.Strategy or Lifestyle Lock-In? How to Decide Honestly Stepping back, it is clear that boutique condos are not designed to meet every buyer's priorities - and they are not meant to.Are you comfortable with the idea that resale may take time, especially in very small developments where the buyer pool is narrower and transactions occur less frequently? If liquidity, faster exit options, or broad mass-market appeal are priorities, would a larger development align better with what you are looking for?Do your lifestyle needs favour accessibility, extensive facilities, and a livelier environment - particularly if you have young children - or would a quieter, more restrained living setting suit your household better at this stage of life?If these trade-offs are not deal breakers, are you deliberately choosing privacy, discretion, and a calmer residential environment, knowing that boutique living often works best for buyers who are comfortable committing for the longer term?Ultimately, the decision hinges on intent. Boutique risk is rarely about price collapse - it is about misalignment.Rather than asking whether boutique condos are objectively better or worse, buyers should consider whether such a home still makes sense if circumstances remain broadly unchanged over time. When the answer is yes, the choice tends to feel less like a compromise and more like a deliberate alignment with how one wants to live and hold property.Understanding the Choice You're Making District 9 boutique condos sit outside the typical launch-rush narrative. They reward patience, conviction, and alignment - not speed or speculation.The real decision is not between Sophia Meadows, Duet@Emily, or One Leonie Residences. It is between how you want to live and how long you are prepared to commit.For buyers who need flexibility, boutique condos will always feel restrictive. For buyers who value certainty in how they live, they offer exactly the opposite.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.

2025 Wrapped: Resale Private Condo Market

The resale condo market remained resilient in 2025, recording healthy sales activity compared with the previous year. Caution prevailed over the market throughout the first half of the year, with buyer sentiment tempered by economic uncertainties and sweeping US tariffs that unsettled global markets. Sales momentum started to picked up in the second half of the year, with easing interest rates and the upswing in the economy. In 2025, about 12,448 condo units changed hands in the resale market compared with the 12,368 resale condo units sold in 2024. Resale prices in 2025 continued to rise over the past year. The average price of resale non-landed private homes came in at $1,779 psf in 2025, up by 4.2% from $1,708 psf in 2023. PropNex looked at the most profitable condominium projects and districts in the resale market in 2025, ranking the top 10 best-performing projects and districts according to their gross profits. First, some details about the methodology which entails a comparison of resales caveats. The gains garnered for the units were derived by matching the condo resale transactions in 2025 with their previous purchase prices according to caveats lodged. The average profit was then computed on a project basis or district basis. City Centre and City Fringe condo projects dominate top 10 gainers listIn a ranking of the average profit, the top 10 projects in 2025 were made up of Rest of Central Region (RCR) and Core Central Region (CCR) projects - there were no Outside Central Region (OCR) projects that made the top 10 list (see Table 1). The top 10 most profitable projects had average profits ranging from $1.57 million to $2.01 million. The projects on the list were mostly newer developments projects. Unsurprisingly, most of the projects that made the top 10 list are developments that have desirable locational or physical attributes, such as being in the city or city fringe (Leedon Residence, Parvis), next to a waterbody (Pebble Bay, The Sea View) or close to an MRT station (Regency Park, Maple Woods). Table 1: Top 10 resale condo projects^ in terms of average gross profit*Project NameYear CompletedRegionResale Volume2025 Average Resale Pricing ($PSF)Average Profit gained per resale transaction^Average Annualized Profit*REGENCY PARK1989CCR10$2,263$2,095,0003.4%MAPLE WOODS1997RCR12$2,213$1,884,5264.6%LEEDON RESIDENCE2015CCR11$2,722$1,786,4263.4%PEBBLE BAY1997RCR18$1,856$1,744,7063.4%HAIG COURT2004RCR12$2,070$1,702,4846.2%THE ANCHORAGE1997RCR10$2,033$1,684,8004.7%THE SEA VIEW2008RCR13$2,702$1,679,8776.7%SOMMERVILLE PARK1985CCR13$2,196$1,669,0385.1%PARVIS2012CCR11$2,377$1,603,6133.1%THE TESSARINA2003CCR12$2,279$1,574,4174.7%Source: PropNex Research, URA Realis ^projects with fewer than 10 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-1 Analysis was done based on available data from URA Realis The most profitable project, Regency Park, a city centre condominium project in River Valley (District 10), recorded 31 resale transactions in the year, achieving gains of $2 million in excess on average for each transaction. The project is conveniently located within walking distance to the Great World MRT station on the Thomson East Coast Line. It is also located within close proximity to Orchard Road Shopping Belt and Great World City.Suburban condo projects dominate top 10 most popular projectsWith new benchmark prices for new launches, buyers continued to dip into the resale market to purchase homes. In 2025, by ranking the projects in terms of resale volume, the top 10 transacted projects comprised a mixture of OCR and RCR projects (see Table 2). Many of these projects are almost brand new and are mostly in good physical condition - a plus for owner occupiers looking to move in quickly.In terms of gains, these projects pale in comparison to the top 10 most profitable projects (in Table 1 above), since many of them were recently-built and have been bought at higher entry prices than the older projects. Also, most of them likely had relatively shorter holding periods, which offered a shorter runway for values to appreciate.Table 2: Top 10 resale condo projects^ in terms of number of units transactedProject NameYear CompletedRegionResale Volume2025 Average Resale Pricing ($PSF)Average Profit gained per resale transaction^Average Annualized Profit*TREASURE AT TAMPINES2023OCR169$1,769$364,3685.44%PARC ESTA2022RCR127$2,289$468,0825.46%STIRLING RESIDENCES2022RCR113$2,380$372,1924.33%JADESCAPE2022RCR103$2,289$528,7165.47%RIVERFRONT RESIDENCES2023OCR98$1,730$334,1294.63%HIGH PARK RESIDENCES2019OCR85$1,628$412,6895.38%PARC CLEMATIS2023OCR78$2,160$451,8205.81%THE TRE VER2022RCR77$1,974$282,2503.40%THE TAPESTRY2021OCR74$1,702$255,9353.51%THE GARDEN RESIDENCES2021OCR73$1,845$209,8043.02%Source: PropNex Research, URA Realis ^projects with fewer than 10 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-1 Analysis was done based on available data from URA Realis The top-selling resale project was Treasure at Tampines - a mega-condominium development in the OCR, that was recently completed in 2023. The project shifted a whopping 169 units on the resale market in 2025. The resale units that were sold in 2025 enjoyed average gains of nearly $365,000 per transaction and average gains of 5.44% per year. The second top selling project was Parc Esta, a fairly new project that was completed in 2022. The project in District 14 sold 127 units on the resale market in 2025, with average gains of over $468,000 or average annualised gains at 5.46% per year. More suburban districts posting better gains in 2025On a district level, the Central Region pulled in bigger gains in terms of profit quantum. By ranking of the gross profit, the top 10 districts comprised of projects around the island - of note, more suburban districts, D12 (Balestier, Toa Payoh), D26 (Upper Thomson) and D22 (Boon Lay, Jurong) made the top 10 rankings (see Table 3).Table 3: Top 10 districts for resale condo transactions in 2025 by gross gains*DistrictNumber of UnitsAverage GainsAverage Annualised Gains (%)#D10 / Ardmore, Bukit Timah, Holland Road, Tanglin692$924,3612.8%D11 / Watten Estate, Novena, Thomson324$831,1603.2%D26 / Upper Thomson, Springleaf67$813,1705.5%D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan401$789,3914.3%D15 / Katong, Joo Chiat, Amber Road906$781,2734.3%D20 / Bishan, Ang Mo Kio417$703,5194.9%D22 / Boon Lay, Jurong251$587,1084.6%D16 / Bedok, Upper East Coast, Eastwood, Kew Drive573$583,3704.1%D12 / Balestier, Toa Payoh367$514,2693.8%D09 /

Pay Less Tax and Retire Richer

TL;DR Tax planning can improve cash flow, strengthen CPF savings, and support smarter property decisions. Start with clarity: Review your Notice of Assessment carefully. Errors happen, and fixing them early prevents unnecessary overpayment. CPF top-ups: Cash top-ups to your SA or RA build lifelong CPF LIFE payouts while offering up to S$16,000 in tax relief (subject to caps). SRS contributions: Enjoy tax relief today while growing long-term retirement funds, especially effective when withdrawals are planned after retirement age. Extra rebates: Budget 2025 offers a 60% tax rebate (capped at S$200), with potential bank GIRO rebates adding small but useful savings. The bigger picture: When tax savings are redirected into mortgages or future property plans, they help build equity, improve cash flow, and strengthen retirement security. Bottom line: Paying less tax won't make you rich, but using those savings intentionally can accelerate your CPF, property journey, and long-term retirement outcomes. It's only a few months until tax season, a.k.a. one of the most stressful times of the year. Fortunately, there are practical ways to reduce your tax bill while strengthening your retirement position. Legally. Here's how. In this article, we will explore: Know your tax bill Top up your CPF Supplementary Retirement Scheme (SRS) Tax rebates Turning tax savings into property leverage Final thoughtsKnow your tax billBefore you do anything else, get a clear picture of your tax obligation. You can review your Notice of Assessment (NOA) on the IRAS myTax Portal after filing your taxes. This shows your taxable income after deductions such as relief claims.Take a moment to make sure everything is accurate. Errors do happen, and amending them within the 30-day window can prevent you from overpaying. Think of this as your starting point. After all, you can't optimise what you don't fully understand.Top up your CPFFor many working Singaporeans, this should already be familiar, but it's still worth mentioning. The more you top up, the more savings you build over time. Cash top-ups to your CPF Special Account (SA) or Retirement Account (RA) essentially increase your future CPF LIFE monthly payouts from age 65 onwards, giving you a stable stream of income for as long as you live.There's also a tax benefit to consider, which can come in handy especially for homeowners who are still servicing a mortgage. You can enjoy up to S$8,000 in tax relief for cash top-ups to your own CPF, plus an additional S$8,000 for top-ups made to eligible family members. Just keep in mind that all personal income tax reliefs are subject to an overall S$80,000 cap per year of assessment. Before making any top-ups, it's worth checking whether you're able to fully utilise the reliefs available.And if you want more CPF tips, I have just the article for you.Supplementary Retirement Scheme (SRS)The SRS is a voluntary savings plan designed to complement your CPF and help you save more for retirement with tax perks! Singapore Citizens (SC), Singapore Permanent Residents (SPR) and foreigners are all eligible to open an account as long as they fulfill requirements.If you qualify and ready to open an account, you can approach any of these three bank operators that manage SRS:Overseas-Chinese Banking Corporation (OCBC) LtdUnited Overseas Bank (UOB) LtdDBS Group Holdings LtdYou can make deposits to your SRS account each year up to the annual contribution limit ($15,300 for SC and SPR, $35,700 for foreigners). These contributions qualify for personal income tax relief, subject to the overall tax relief cap for that year of assessment.While SRS funds can be withdrawn at any time, it's important to understand that there can be trade-offs. If you withdraw before the statutory retirement age (right now it's 63 years old, but it will be changed to 64 years old as of 1 July 2026), you'll have to pay a 5% penalty. On top of that, the full amount withdrawn will be taxable.In contrast, withdrawals made on or after the statutory retirement age enjoy a significant advantage. Only 50% of the withdrawn amount is subject to tax. Because of this, SRS works best as a long-term planning tool. So make sure you have enough short-term liquidity before committing funds.Importantly, SRS savings don't have to sit idle. They can be invested in approved instruments, potentially delivering higher returns than standard bank deposits. Of course, it goes without saying that any investment comes with its own risk and the possibility of capital loss. So it's crucial that you consider your risk tolerance carefully, perhaps even consult a financial adviser to consider different options that align with your financial goals.Tax rebatesUnder the SG60 package announced in Budget 2025, Singapore tax residents will receive a personal income tax rebate of 60% of tax payable, capped at S$200 for the year of assessment 2025. On top of that, some banks periodically offer cash rebates for income tax payments made via GIRO.On their own, these amounts may seem modest. But when used intentionally, they can make a meaningful difference. Turning tax savings into property leverageSaving on taxes is nice and all, but you can't rely on that alone to fund your retirement. The question is: what do you do with the money that would have gone to taxes? Do you let it sit idly and slowly disappear into daily expenses? Or do you become more intentional about it and put that money to work?Ultimately, for many Singaporeans, owning property remains one of the most effective tools when it comes to planning for retirement. Not because it's the popular choice (though it's popular for a reason), but because property tends to be the largest and most durable asset people build over their working lives. No matter how long you plan to hold, from short to long term, property can give you capital appreciation over time and the option of rental income.When tax savings are channelled into property-related decisions, it helps you build equity. And these small sensible decisions will stack up over time. For example, using your tax savings to pay down your mortgage reduces your outstanding loan, which means you pay less interest over time. Plus, it can shorten your loan tenure or improve your cash flow. Or, you can set those savings aside for your next purchase, giving you more flexibility when upgrading or investing.What's really happening here is sequencing. Tax planning improves cash flow. Better cash flow supports stronger property decisions. And well-structured property ownership, in turn, can give you retirement security. This is the kind of mindset that the Property Wealth System (PWS) framework is built around. It's about making sure that your property decisions and retirement planning reinforce one another.Final thoughtsPaying less tax won't magically make you retire rich. But what you do with your tax savings makes all the difference. It can definitely become a tool for retiring more comfortably, if you play your cards right.That's why we always encourage homeowners and aspiring investors to keep learning and asking how property fits into their long-term plans. If this article got you thinking about how your decisions today can shape your retirement years, you might find our upcoming seminar useful. 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.

Early 2026 in Lentor: Permanence or Flexibility for Buyers?

TL;DR Lentor's early-2026 moment is not about choice overload. With just two launches arriving close together, buyers are faced with a clearer but deeper decision: permanence or flexibility. Why Lentor matters now: The neighbourhood has matured into a functioning private estate, with established price benchmarks and MRT connectivity, making this a decision about structure rather than speculation. Two paths, one district: Villa Natura represents a landed, high-permanence lifestyle, while Lentor Gardens Residences offers condominium living with greater liquidity and optionality. Landed route: Suited for buyers ready to commit capital long-term, prioritising space, privacy, and lifestyle stability over near-term flexibility. Condo route: Designed for buyers who want adaptability - easier resale, rental potential, and the ability to reposition as life stages evolve. The real decision: This is not about which project is "better", but whether your next home is meant to be a settling point or a stepping stone. Bottom line: Lentor rewards clarity over speed. The costliest mistake is not price or timing, but choosing a home structure that does not align with how stable - or flexible - your life truly is today. As the early-2026 launch window continues to unfold, attention naturally shifts from high-activity districts to quieter neighbourhoods where fewer launches carry greater weight. Lentor (District 26) is one such area.Unlike other launch hotspots, Lentor's early-2026 moment is not about volume or competition. It is about a clear fork in the road.With just two new launches arriving within months of each other, buyers here are not choosing between "better" projects - they are choosing between permanence and flexibility, and what kind of life stage they are committing to next.In our earlier analysis of the early-2026 launch pipeline (Part 1 and Part 2), we highlighted how compressed launch windows make clarity more important than speed. We explored this more narrowly in Tampines (District 18), where buyers faced an EC versus private condominium decision. What we'll cover in this article: Why Lentor Matters in Early 2026 Two Launches, Two Very Different Buyer Journeys The Landed Route: Who Villa Natura Really Fits The Condo Route: Where Lentor Gardens Residences Fits The Real Decision: Permanence vs Flexibility What First-Timers Often Underestimate What Upgraders Should Re-Evaluate Lentor is Not a Rush - It's a Choice Lentor presents a similar contrast - but in a very different form. Instead of EC versus private condo, its early-2026 pipeline is also defined by two launches that represent fundamentally different ways of living. For buyers here, the question is not which project is "better", but which path fits where they are headed next.Why Lentor Matters in Early 2026 Lentor's transformation over the past few years has been steady rather than loud - but it has been deliberate. Once characterised by low-rise industrial uses and underutilised land, the Lentor Hills area has been progressively reshaped through a carefully released sequence of private residential sites, reflecting long-term planning rather than short-term market reaction.Rather than a single wave of development, Lentor's growth has unfolded in phases. This has allowed infrastructure, transport connectivity, and residential density to evolve in tandem, giving the area time to mature organically. The result is a neighbourhood that is increasingly cohesive, rather than one still finding its footing.Source: LTAThe introduction of the Thomson-East Coast Line has been a critical anchor in this transformation. With Lentor now directly linked to key city and employment nodes, accessibility has shifted from a future promise to a lived reality, supporting everyday commuting patterns rather than speculative appeal. By early 2026, Lentor is already very much a functioning private residential estate. Several projects have been launched and sold over the past few years, creating an established base of homeowners and visible price benchmarks across different phases of development. The upcoming launches therefore enter a market that is no longer being defined, but one that already has transaction history, buyer expectations, and clearer signals around how Lentor is valued.What makes this moment especially relevant for buyers is not volume, but contrast. Two new projects will enter the market almost back-to-back, forcing buyers to confront a decision they do not often face within the same neighbourhood: landed living versus private condominium living.Two Launches, Two Very Different Buyer Journeys Although both projects sit within Lentor, they serve very different roles in a buyer's housing journey.One path leans towards permanence. It is shaped around long-term space needs, lifestyle stability, and the intention to stay put. Buyers drawn here are typically comfortable committing capital for longer periods, with fewer expectations of repositioning in the near term.The other path prioritises flexibility. It is designed to keep options open - whether that means upgrading again, monetising the home through rental, or reallocating capital as circumstances change. Liquidity, accessibility, and exit optionality matter more here than maximising space.For first-timers, this distinction helps clarify whether the next home is meant to be a stepping stone or a settling point. For upgraders, it reframes the decision as one of alignment rather than escalation. The Landed Route: Who Villa Natura Really Fits Source: Aurum GravisLanded homes often carry a certain emotional pull. More space, greater privacy, and a sense of having "arrived" are powerful ideas - but they also come with heavier commitments - including higher absolute price points, greater upfront cash outlay, ongoing maintenance responsibilities, and a longer holding mindset due to a smaller buyer pool and lower liquidity compared to condominiums. At the same time, landed living is no longer limited to a narrow, ultra-wealthy profile, as buyer demographics and development formats have evolved. In Singapore's context, landed homes - particularly freehold ones - are also tightly controlled assets that cannot be purchased by foreigners, giving them an inherent scarcity that tends to make this segment more resilient across market cycles.Villa Natura sits outside the typical image of landed housing most buyers are familiar with. Developed and curated by Aurum Gravis, a boutique developer with a focused track record in landed residential projects, Villa Natura is a landed project that shows a clear emphasis on contemporary tropical design, efficient spatial planning, and a cohesive architectural language.Unlike traditional landed homes that are built, sold, and altered individually over time, developer-led landed projects are planned and released as a single, low-density estate. In Villa Natura's case this means a freehold landed development in Lentor where layout planning, design standards, and overall positioning are aligned from the outset.For buyers, the result is landed-style living - private space, multiple storeys, and greater autonomy - paired with a higher level of design certainty and estate coherence.That said, landed living in Lentor is not ideal for buyers who expect near-term job mobility, uncertain family expansion, or who rely on frequent capital recycling. The smaller buyer pool and longer holding horizons mean this route rewards clarity and stability more than optionality.It remains a commitment to permanence, best suited for buyers who are ready to stay the course rather than pivot repeatedly.The Condo Route: Where Lentor Gardens Residences Fits Private condominiums remain the default upgrade path for a reason. They offer structure, predictability, and flexibility - especially in evolving neighbourhoods like Lentor.Project NameDeveloper(s)Number of BidsLand Cost ($ psf ppr)Lentor Gardens ResidencesKingsford Group2$920Lentor Central ResidencesHong Leong Holdings, GuocoLand, and CSC Land Group2$982Lentor MansionGuocoLand and Hong Leong Holdings1$985Lentor Hills ResidencesHong Leong Holdings and GuocoLand4$1,060Hillock GreenChina Communications Constructions Co., Soilbuild Group and United Engineers3$1,108LentoriaTID (a joint venture between Hong Leong Group and Mitsui Fudosan)2$1,130Lentor ModernGuocoLand9$1,204 In the case of Lentor Gardens Residences, this flexibility is reinforced by how the site itself was acquired. The strong top bid for the Lentor Gardens GLS plot reflects developers' continued confidence in the area, while also setting a clear land cost benchmark that shapes pricing expectations from the outset.For buyers, this matters because such projects tend to enter the market with:Clearer pricing logic anchored to recent land tendersStrong MRT-led appeal that support both owner-occupation and rental demandA broader resale and tenant pool compared to landed housingLooking at Lentor's recent GLS outcomes and surrounding launches, Lentor Gardens Residences is entering a market where land costs have generally ranged from the $900s to above $1,100 psf ppr, depending on site attributes and bidding intensity. With its land costs at the lower end of this spectrum, the project is expected to be competitively positioned relative to earlier Lentor launches.Based on existing Lentor benchmarks and typical developer pricing strategies, buyers can reasonably expect launch prices to sit within the broader Lentor private condo range, likely starting from the low-$2,0xx psf region for smaller units, with larger layouts scaling upwards accordingly. While final pricing will depend on unit mix, positioning, and market conditions closer to launch, the land cost suggests room for measured pricing rather than aggressive escalation.In terms of product mix, Lentor Gardens Residences is likely to follow the established Lentor template, offering a broad spread of unit types from one-bedroom to four-bedroom layouts. This caters to a wide buyer base - from first timers seeking entry into private property, to upgraders prioritising family-sized units with MRT convenience.For many first-timers, a condominium like Lentor Gardens Residences serves as a transition home - a platform that keeps future moves open.Beyond avoiding overcommitment, this flexibility enables buyers to upgrade again, generate rental income if plans change, or reallocate capital as their wealth position evolves. For upgraders, it provides a way to improve lifestyle today without fully locking in tomorrow, making optionality a feature rather than a compromise.The Real Decision: Permanence vs Flexibility Before choosing between landed and condominium living in Lentor, buyers should pause and understand what these two ideas actually mean in practical,everyday terms. This is not about labels, but about how your home will support - or constraint - your next phase of life.In simple terms, permanence refers to homes that are designed for long stays and fewer moves. They tend to suit buyers who have clearer visibility on their family size, career stability, and lifestyle preferences, and who are comfortable committing significant capital to one capital for an extended period.Permanence often comes with:Larger space and greater control over how you use and modify your homeHigher financial and lifestyle commitment, including maintenance and upkeepA longer holding mindset, as these homes are not typically meant to be traded frequentlyOn the other hand, flexibility refers to homes that make it easier to adjust as life changes. These are often more liquid, easier to rent or resell, and better suited for buyers who expect their circumstances to evolve over time.Flexibility usually offers:Easier resale and rental exit optionsLower commitment to a single life configurationGreater ability to adapt as careers, family size, or priorities changeUnderstanding which of these matters more to you today is often more important than predicting where prices may move next.At its core, Lentor's early-2026 launches force a simple but important question:Are you buying for permanence, or for flexibility?Permanence favours space, control, and long-term certainty. Flexibility prioritises mobility, adaptability, and financial optionality. Neither is inherently better. The right answer depends on how stable your life stage truly is today - and how much room you want to leave for change.What First-Timers Often Underestimate For many first-time buyers, Lentor may represent the first chance to enter private property or even landed living. That makes clarity around intent - rather than caution alone - especially important.From a Property Wealth System (PWS) perspective, blind spots tend to arise not because buyers choose permanence, but because they do so without fully understanding what that commitment entails.Common blind spots include:Underestimating commitment: Moving into a high-permanence home without fully accounting for the longer holding horizon, cash buffers, and lifestyle stability requiredTreating permanence and flexibility as opposites: Assuming one is always superior, instead of recognising that each suits different life stagesMisreading stability: Overestimating how settled income, family structure, or long-term plans really areIgnoring sequencing: Choosing permanence when a stepping-stone approach may still serve the same long-term outcomeWithin the PWS framework, permanence is not discouraged - it is contextual. For buyers whose careers, households, and priorities are already well-defined, committing earlier to a higher-permanence home can be a deliberate and confident choice.Lentor presents a rare chance to assess that readiness honestly, and to choose permanence or flexibility with intention - rather than by default.What Upgraders Should Re-Evaluate Upgraders approach Lentor from a different position - with experience, equity, and clearer preferences. However, experience can also create assumptions that deserve revisiting.Rather than asking whether the next step is affordable, the more important question is whether it still aligns with how you want to live now.Key questions worth reassessing include:Whether your household size and lifestyle have truly stabilisedWhether you are prioritising daily comfort, long-term optionality, or a balance of bothHow important future exit flexibility remains at this stageWhether you are ready to settle decisively, or prefer to retain room to adjust againAn upgrade should reflect who you are today - not simply extend the path you were previously on. Past success should inform decisions, but not dictate them.Lentor is Not a Rush - It's a Choice Unlike districts defined by launch volume and urgency, Lentor's early-2026 moment is quieter - and that is precisely what makes it valuable.With just two launches offering fundamentally different paths, buyers are encouraged to slow down, reflect, and decide with intent. Whether you are a first-timer stepping into private property, or an upgrader weighing your next long-term move, Lentor offers a rare opportunity: the chance to choose deliberately, based on lifestyle fit rather than market noise.In Lentor, the right decision is not about timing the market.It is about alignment.The costliest mistake here is not price or timing - it is choosing a home structure that does not match how you actually live, or expect to live next. Lentor rewards clarity more than speed.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.

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.