4 Aug 2026
12 min read
Singapore Property Research · Sources Published
Singapore property research
you can check
New launch pricing, land tenders and 149,329 matched resale exits — every figure sourced, dated, and shown with its working.
GLS sites tracked33
Pipeline units18,623
Awarded, pre-launch25
Median land (awarded)$1,334 psf ppr
Latest resultBayshore Drive · $1,323 psf ppr
Data updated16 Jul 2026
Pipeline Status
Active launches and GLS pipeline
Every launch and land sale site we track, on one map. The eight below are the ones we are watching most closely.
Price Research
What sellers actually made
Asking prices tell you what a seller wanted. This is what they actually got — 149,329 matched condo resales across 683 projects, including the ones that lost money. 87.3% made a profit. 12.7% did not.
Exits that made money
87.3% of sales
The other 12.7% sold at or below cost
Median gain when it worked
$329k
Gross, before costs and interest
Median loss when it did not
-$115k
Over a median hold of 7.4 years
Strongest performers on record
Min. 100 exits · ranked by median return| Project | Exits | Profitable | Median return |
|---|---|---|---|
| SouthbankD7 · RCR · TOP 2010 | 310 | 100.0% | 17.2% p.a. |
| The BeaconD2 · CCR · TOP 2008 | 166 | 99.4% | 16.0% p.a. |
| CitylightsD8 · RCR · TOP 2007 | 775 | 99.2% | 14.2% p.a. |
| CaspianD22 · OCR · TOP 2012 | 582 | 100.0% | 13.6% p.a. |
| The Sail @ Marina BayD1 · CCR · TOP 2008 | 1,435 | 96.7% | 13.1% p.a. |
These figures cover completed sales only. An owner sitting on a paper loss can simply hold instead of selling, so 12.7% is the loss rate among people who sold — not a claim about how many owners are currently underwater.
Explore the full datasetExplore
Navigate by topic
Six sections. Jump straight to the page that answers your question.
Price Trends
What resale sellers made — and lost — by district, entry year and holding period.
683 resale projects · 149,329 exit records
Research
Longer pieces on tenders, policy changes and single projects.
Pipeline tracker + GLS analysis
Primary Schools
Every MOE school with its ballot tier, and the launches inside its 1km ring.
182 schools · ballot demand tiers
Finance
TDSR, stamp duty, ABSD and what your bank will actually lend.
Mortgage rate tracker + financing rules
From Our Desk
Latest research and analysis
Research and data studies, newest first.
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Four calculators for the numbers you need before a showflat visit.
Stamp Duty Calculator
BSD, ABSD and what you owe in total on a residential purchase.
Affordability & Max Loan Calculator
Your ceiling under TDSR 55%, MSR 30% and the MAS 4% stress test.
New Launch ROI Calculator
Rental yield, capital gain and cash-on-cash return on a launch purchase.
Progressive Payment Calculator
When each payment falls due under the progressive payment scheme.
Get updates, or talk it through with an advisor
The research here tells you what the data says. If you want launch alerts for the projects you're watching, or want to work through your own budget, ABSD position or the timing of an HDB sale, you can request a one-to-one consultation. You'll hear back on WhatsApp.
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Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish. See our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.
Our Methodology
How we estimate launch prices
Every estimate on this site starts from the developer's breakeven and adds a margin measured against 42 launched projects — not a rule of thumb applied to the land price.
Step 1
Cost Stack
Land, build, financing, fees, marketing
Step 2
Breakeven
Total cost ÷ GFA, in $ psf ppr
Step 3
Measured Margin
×1.15–1.30 · median outcome +22.1%
Step 4
Back-Test
42 launched projects · 22 inside the band
Step 5
Published Range
Rounded to $10, with the misses on record
Land is only about half the bill, which is why the model starts at total cost rather than the land rate. Part of that margin is developer profit; part is a measurement effect — a worked example is on the methodology page. The published range is an estimate, not a guarantee — of 42 back-tested launches, 22 landed inside it; the misses are broken down there too.