What does this section cover?
This is where we work out what Singapore's new homes will cost, and why. We track 33 government land sites carrying about 18,623 future homes, publish a launch-price estimate for each, and show our workings. Filter by category below, or jump straight to the GLS pipeline tracker.
The New EC Reality: What the 8 May 2026 Mandate Changes
The new rules apply only to land tendered from 8 May. We work out what that leaves the older stock worth, against what its land cost.
Holland Plain's First Mover: What $1,432 psf ppr Actually Buys
This was the cheapest of eight prime-central land awards since January 2025. But the widely quoted 30.2% gap runs the other way round.
Is Chuan Grove GLS a Good Investment? What Our Data Says, Both Ways
The North-East returned the best median of any region, at 3.93% a year. Against that, a rental yield under 2.8%.
ABSD Changes for Developers: What the New En Bloc Rules Actually Do
Big collective sale sites now get six or seven years to sell, up from 5.5. The 40% tax clawback has not changed.
15-Month Wait-Out Period Removed: Rules, Reasons and Impact
It went on 28 July, replaced by a six-month deadline to sell after you buy. We cover who it applies to, and who still waits 30 months.
GLS Pipeline Tracker
All 32 sites across the 2025 and 2026 programmes. Status, district, unit counts, what the land cost, and our launch estimates.
Did New Launches Beat Resale? Four Paired Case Studies
Both launches beat their older neighbours, after entering $150 to $400 psf higher. We look at what the winners had in common.
Dunearn House: How 210 CCR Buyers Chose, Layout by Layout
Take-up ran from 100% down to 14% across ten layouts. One $449,000 step between two four-bedders cost 66 points of take-up.
Is Thomson Reserve a Good Investment? The 56 Sales, Re-Run
The 56 sales quoted for its neighbours returned 4.76% a year. But every result above 6% closed before 2017.
The 1km Question: What P1 Ballot Data Says About New Launch Demand
109 of 179 schools had to ballot in 2025. We show which launches sit inside a 1km ring that actually matters.
Lentor's First 39 Profitable Sub-Sales — and the Land Ledger Behind Them
Thirty-nine profitable early resales, set against what the developer paid for the land.
June 2026 Developer Sales: 156 Homes in a Zero-Launch Month
156 homes sold in a month with no new launches at all. We look at what was still moving, and where.
New Upper Changi Road: $1,537 psf ppr, a Suburban Land Record
UOL, CapitaLand and SingLand paid 13.8% above the rest of the field. The cost stack, and the resale gap it has to clear.
Bayshore Drive GLS Tender Result: $1,323 psf ppr, Frasers Property Consortium
Frasers took the site at $1,323 psf ppr. We work out what that implies for the launch price, using Vela Bay next door.
1H 2026 GLS Mid-Year Review: What Developers Actually Paid
What developers actually paid across the first half. And how those bids compare with the same sites a year earlier.
How We Estimate Launch Prices
The model behind every estimate on this site, with the assumptions written out in full.
Perspectives from practitioners
Alongside our own research, we publish opinion columns from licensed practitioners. We label them clearly. These pieces reflect the author's own views and carry their byline and disclosures. They sit apart from our independent estimates and models. Our editorial policy spells out that separation.
A Record MOP Wave Meets a Thin Launch Pipeline: Reading 2H 2026
13,480 flats become sellable this year, against roughly 3,620 new homes launching. Two supply clocks, running opposite ways.
From Noise to Clarity: 5 Forces Shaping Singapore Property in 2026
The five forces we think matter most this year. And the ones getting more attention than they deserve.
Buy, Wait or Upgrade: Navigating Singapore's Housing Market in 2026
Three routes through the 2026 market, priced out rather than argued about.
The New Shape of Singapore Housing Demand
Where demand is forming, and why its shape has changed.
See tomorrow's launch prices, years before the showflat opens
Most property coverage starts at the showflat. We start about two years earlier, at the land tender — because what a developer pays for a plot is the biggest single reason your future condo costs what it costs, and that number is public the day the tender closes.
So we do the sums in the open. The GLS pipeline tracker lists every government site we follow, with what the land cost and what we think it launches at. The pricing model shows exactly how we get from one to the other, so you can check our working instead of trusting it. Reviews of individual projects live under New Launches; what past buyers actually made when they sold lives under Price Trends.
And when we get it wrong, we say so. Every estimate is logged against the real launch price, and the model is corrected in public. About half our estimates land outside the range we publish — we publish that too.
Frequently asked questions
The questions readers actually send us about this section.
What is a GLS site in Singapore?
A Government Land Sales (GLS) site is state land released for development by public tender, run by URA or HDB. Developers bid, the highest bid usually wins, and that winning price — quoted in dollars per square foot per plot ratio, or psf ppr — becomes the developer's land cost. It is the single largest input into the price the project eventually launches at, and it is public the day the tender closes.
How does PropertyInsider.sg estimate a launch price before the developer announces one?
PropertyInsider.sg starts from the developer's estimated breakeven: land and premiums, construction, financing, professional fees and marketing, divided by the buildable gross floor area. A developer margin of 15 to 30% is applied to that breakeven and the result is rounded to the nearest $10. The full model, its assumptions and the back-test are published at /research/pricing-methodology/.
How accurate are the launch price estimates?
About half of PropertyInsider.sg's estimates land outside the published range, and that distribution is published rather than hidden. Across 42 launched projects with both a cost stack and matched transactions, the achieved average price sat a median 22% above estimated breakeven, but the gap ran wider in the CCR (+34.0%) than the OCR (+18.8%). Each estimate is logged against the real launch price and the model is corrected in public.
What does psf ppr mean?
Psf ppr is dollars per square foot per plot ratio, the standard unit for Singapore land bids. It expresses land cost per square foot of buildable gross floor area, which makes bids comparable across sites of different sizes and plot ratios. It is not the same as the psf you pay for a home, which is measured on strata area.
How often is the GLS pipeline tracker updated?
The PropertyInsider.sg GLS pipeline tracker is updated as tenders are announced, close and are awarded. The government announces its half-year GLS programme twice a year, typically in June and December, and each site moves through confirmed, tendered and awarded stages in the tracker as it goes.
Where does PropertyInsider.sg get its data?
From public primary sources: URA GLS site listings and tender results, URA REALIS transaction records and developer announcements, plus PropertyInsider.sg's own compiled dataset of 149,329 matched resale exits across 683 projects covering March 1995 to August 2026. That dataset keeps the sales that lost money: 18,952 exits, or 12.7%, came out behind.
Does PropertyInsider.sg sell property or represent developers?
No. PropertyInsider.sg is an independent research publication. It does not market projects, take developer fees for coverage, or provide agent services. Advisory consultations offered on the site are a separate service, disclosed in the editorial policy at /editorial-policy/.
Talk it through with an advisor
Our research tells you what the data says. If you want to work through what it means for your own situation — budget, ABSD position, timing an HDB sale, or comparing launches against resale options — you can request a one-to-one consultation.
- No obligation. The first conversation is about your goals.
- Affordability and stamp duty worked out on your actual numbers.
- Launch and tender alerts for the projects you shortlist.
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.