Every project on sale now, every one coming, and every government land site behind them, in one tracker. We track 109 projects. For sites where no price has been announced, we publish our own estimate, and show the working.
Our four picks are Thomson Reserve, Wynwood Grand, Chuan Grove GLS and Chencharu Close GLS. These are the four closest to their preview weekend that carry a full PropertyInsider study. The rule is fixed, not a matter of taste: sort every study by target preview date, break ties by how many homes the project has, take four. No developer pays to be included.
Six terms used across this tracker
The biggest project in the queue, at 1,268 homes. It is also the only one with an actual preview weekend rather than just a quarter.
The cheapest land in the pipeline, at $782 per square foot of buildable space. It is an EC, so an income ceiling applies, repayments are capped tighter, and you must live in it five years before selling.
Seven minutes' walk from Lorong Chuan MRT. The land cost $1,355 per square foot of buildable space, the most expensive suburban site we track.
A mixed-use site in Yishun's new Chencharu estate. It carries the lowest price estimate of the four.
The launch prices shown here are our estimates, not developer price lists. We take our estimate of what the developer must charge to break even, then add a margin of 15% to 30%. The cost behind each figure is shown on the project page, and the full method is published at how we estimate launch prices. Preview dates are targets until the developer confirms them.
The 56 sales quoted for its neighbours returned 4.76% a year. But every result above 6% closed before 2017.
The new rules apply only to land tendered from 8 May. So what is the older stock worth against what its land cost?
The North-East gave the best typical return of any region, at 3.93% a year. Against that, a rental yield under 2.8%.
The ten most recently awarded launches now selling run from Dunearn House in District 11, at $3,125 per square foot, down to Coastal Cabana in District 17, at $1,794. The newest of them, Dunearn House, won its land on 3 July 2025. The sold percentages are our own compilation of developer sales and public records, not a developer disclosure.
| Project | District | Tenure | Avg psf | Sold | Units | Land awarded |
|---|---|---|---|---|---|---|
| Dunearn House | D11 · CCR | 99 years | $3,125 | 55% | 380 | 3 Jul 2025 |
| Lentor Gardens Residences | D26 · OCR | 99 years | $2,357 | 54% | 502 | 9 Apr 2025 |
| Vela Bay | D16 · OCR | 99 years | $2,869 | 74% | 515 | 28 Mar 2025 |
| Hudson Place Residences | D05 · RCR | 99 years | $2,482 | 66% | 325 | 13 Mar 2025 |
| River Modern | D09 · CCR | 99 years | $3,277 | 94% | 455 | 13 Feb 2025 |
| Narra Residences | D23 · OCR | 99 years | $2,162 | 38% | 540 | 21 Jan 2025 |
| Tengah Garden Residences | D24 · OCR | 99 years | $2,104 | 100% | 863 | 21 Jan 2025 |
| Faber Residence | D05 · RCR | 99 years | $2,160 | 97% | 399 | 26 Nov 2024 |
| Pinery Residences | D16 · OCR | 99 years | $2,551 | 94% | 588 | 10 Oct 2024 |
| Coastal Cabana | D17 · OCR | 99 years | $1,794 | 82% | 748 | 16 Aug 2024 |
29 launches have a target preview date, adding up to about 20,577 future homes. The next eight are listed below. The very next is Lucerne Grand, on 11 September 2026, with 570 units. Every date is a target until the developer confirms it.
| Target preview | Project | District | Type | Est. units | Indicative launch psf |
|---|---|---|---|---|---|
| 11 Sep 2026 | Lucerne Grand | D22 · OCR | Condo | 570 | $2,510–$2,840 |
| Sep/Oct 2026 | Amberwood at Holland | D10 · CCR | Condo | 212 | $2,980–$3,360 |
| Sep/Oct 2026 | The Serra Residences | D11 · CCR | Condo | 133 | $3,000–$3,500 |
| Sep/Oct 2026 | Belgravia Ace | D28 · OCR | Condo | 104 | — |
| 03/10 Oct 2026 | Thomson Reserve Deep dive | D20 · RCR | Condo | 1,268 | $2,370–$2,680 |
| Q4 2026 | Wynwood Grand Deep dive | D25 · OCR | EC | 420 | $1,840–$2,080 |
| Q4 2026 | The Island Residence | D04 · CCR | Condo | 84 | $2,800–$3,300 |
| Q1 2027 | Chuan Grove GLS Deep dive | D19 · OCR | Condo | 1,055 | $2,820–$3,190 |
Data updated —
Want a freehold condo in town, or a new EC in the suburbs? We track every Singapore new launch and every government land site in one place, updated as the market moves.
The tools here are built to answer one question: is this priced fairly, or not? Our land cost tracker shows what a developer paid for the land, and what they must charge to break even. Our pricing model shows exactly how we get to every number, so you are never just taking our word for it. Our schools map shows which launches sit near which primary school. And our resale exit dashboard shows what past buyers actually made when they sold.
The short version
So what should you do with this? Start with the land cost. Find your shortlisted project on the land cost tracker and look at what the developer must clear to break even. If the asking price is far above that, you are paying for margin rather than for land. Then check what similar homes nearby have actually resold for on the resale map. Those two numbers together tell you more than any show flat visit.
Every project here is built from official transaction prices and sources published by URA. Upcoming projects are refined as each one gets closer to launch. This is research you can check.
A home sold directly by the developer, usually from a show flat, before or just after the building is finished. You buy from a plan at the developer's price, and pay in stages as construction progresses. That is different from buying a finished home from an existing owner.
It is state land sold to developers by public tender, run by URA or HDB. The winning bid becomes the developer's land cost. That cost is the single biggest thing driving what you will eventually be asked to pay.
We start with what the developer actually paid for the land. We add building costs, then a margin of 20% to 30%, which is what developers have historically taken. That gives a range. Priority sites get their own full estimate page, with nearby launches compared and a confidence band. The ranges in this tracker are the early version of that work.
They are the three rings URA divides Singapore into. CCR is the prime core, covering districts 9, 10 and 11, the Downtown Core and Sentosa. RCR is the city fringe. OCR is everywhere else, the suburbs. For similar homes, prices usually step down in that order.
An EC comes with HDB conditions attached. There is an income ceiling on who may buy. You must live in it for five years before selling. It only becomes fully private after ten. In exchange, it launches cheaper than a comparable private condo. A private condo has none of those conditions, though stamp duty rules still apply.
It means dollars per square foot of floor space the developer is allowed to build. It is the standard way land bids are quoted. Because it measures cost against buildable space rather than land area, you can compare a small tall site with a large low one.
By a fixed rule, not by our own taste. We take the nine tracked launches that carry a full written study, sort them by target preview date, break ties by how many homes each has, and show the first four. No developer pays to be included, and the list changes on its own as preview dates pass.
Because Singapore has no public register of launch dates, so any launch-date column would be a guess. The date a land site was awarded is a hard figure, published in the URA tender result. It comes about two years before a launch. So ordering by it gets close to launch order without inventing a number.
It refreshes as tenders close, sites are awarded, previews open, and each month's transaction data is released. The date in the strip at the top of the page shows the last refresh.
No. We are an independent research publication. We do not market projects, take developer fees for coverage, or act as agents. Our editorial policy sets out how we work.
The research on this page tells you what the data says. If you want to work through your own budget, ABSD position, or the timing of an HDB sale, you can request a one-to-one consultation.
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.
