New Sales Market Transactions (Overall): What the Latest January 2026 Data Tells Us About Buyer Behaviour

The latest new sales transaction data for the week of 19 January 2026 to 25 January 2026 provides a timely snapshot of buyer sentiment across Singapore’s private residential market. Despite a quieter headline figure of 52 units sold, a closer look at the regional breakdown and project-level activity reveals important trends shaping the early 2026 market.

This article unpacks the week-on-week sales performance, regional distribution across CCR, RCR, and OCR, and what these numbers suggest for buyers and developers moving forward.

Headline Numbers: A Softer Week, But Not a Weak Market

For the week of 19–25 January 2026, total new sales transactions came in at 52 units. On the surface, this appears significantly lower than the previous week’s exceptionally high figure of 546 units (12–18 January).

However, context is critical. The spike in mid-January was driven by major launch events, while the subsequent week reflects a more typical post-launch digestion phase.

Week-on-Week Comparison

• 29 Dec – 4 Jan: 31 units
• 5 Jan – 11 Jan: 59 units
• 12 Jan – 18 Jan: 546 units
• 19 Jan – 25 Jan: 52 units

This pattern is consistent with Singapore’s launch-driven market structure, where transaction volumes surge during preview and launch weekends, followed by quieter consolidation periods.

Regional Breakdown: RCR Continues to Dominate

While overall volumes were modest, the regional split provides valuable insight into where buyer demand is currently concentrated.

Rest of Central Region (RCR): 34 Units Sold

The RCR accounted for 34 out of 52 units sold, representing nearly two-thirds of total transactions for the week. This reinforces RCR’s position as the most active and liquid segment of the market.

Notable contributors include:

• Arina East Residences – 8 units
• Bloomsbury Residences – 4 units
• Grand Dunman – 4 units
• The Continuum – 3 units
• Amber House – 2 units

The breadth of developments recording sales suggests that demand is not limited to a single project, but spread across multiple RCR locations and price points.

Why RCR Remains Resilient

RCR continues to attract both owner-occupiers and investors due to its balance of city-fringe convenience and relative value compared to CCR. Even as launch prices rise, buyers appear comfortable absorbing higher psf levels in exchange for stronger rental demand and shorter commute times.

Outside Central Region (OCR): ECs Lead Activity

The OCR recorded 14 units sold, with a significant proportion driven by Executive Condominium (EC) demand.

Key OCR Contributors

• EC – Coastal Cabana: 8 units
• Chuan Park: 2 units
• The Myst: 2 units
• Canberra Crescent Residences: 1 unit
• Sora: 1 unit

The strong showing from Coastal Cabana highlights the continued appeal of ECs, especially among HDB upgraders seeking private housing attributes at a more accessible price point.

OCR Demand Remains Price-Sensitive but Steady

Unlike RCR, OCR demand tends to be more sensitive to pricing and affordability. Nevertheless, the data shows that well-positioned ECs and mass-market projects continue to transact even during quieter weeks.

Core Central Region (CCR): Low Volume, High Selectivity

The CCR recorded 4 units sold during the week, spread across a small number of developments.

CCR Transactions

• The Residences at W Singapore Sentosa Cove: 2 units
• The Robertson Opus: 1 unit
• Boulevard 88: 1 unit

While volumes are low, CCR activity remains consistent with its role as a selective, high-value market segment. Buyers in this region are typically less influenced by short-term market fluctuations and more focused on long-term capital preservation.

What the Data Says About Buyer Psychology in Early 2026

Launch-Driven Peaks Are Normal

The sharp contrast between the mid-January spike and the following week’s quieter numbers should not be interpreted as a slowdown. Instead, it reflects normal buying behaviour around major launches.

RCR Is the Market’s Liquidity Engine

The consistent dominance of RCR in weekly transactions underscores its importance as the market’s liquidity engine. Developers launching in RCR are likely to continue seeing steady take-up, even outside of peak launch periods.

ECs Anchor OCR Activity

In the OCR, ECs such as Coastal Cabana play a stabilising role, providing dependable demand from a deep upgrader pool.

Implications for Upcoming Launches

With several major launches scheduled across RCR and OCR in 2026, this data offers a preview of what developers and buyers can expect:

• Strong launch-week sales followed by normalised weekly volumes
• RCR projects likely to lead transaction counts
• EC launches acting as volume drivers in OCR

For buyers, quieter weeks may present better opportunities for negotiation, as developers focus on sustaining momentum beyond initial launch phases.

Conclusion: Healthy Market Beneath the Headlines

Although the headline figure of 52 units sold appears modest, the underlying data paints a picture of a healthy, functioning market. Buyer demand remains present across all regions, with RCR firmly in the lead, ECs supporting OCR volumes, and CCR maintaining selective activity.

As 2026 unfolds, transaction data like this reinforces an important lesson: Singapore’s new launch market is not driven by constant high volumes, but by strategic bursts of activity followed by steady absorption. For informed buyers and investors, understanding these cycles is key to making well-timed decisions.

RCR New Property Prices Projected to Reach $4,317 psf by 2040

The Rest of Central Region (RCR) has long been regarded as a strategic sweet spot within Singapore’s residential property market. Sitting between the Core Central Region (CCR) and the Outside Central Region (OCR), RCR offers a compelling balance of city-fringe convenience, strong rental demand, and relatively more accessible entry prices. Based on the latest projections, new private residential prices in the RCR are expected to reach approximately $4,317 per square foot (psf) by 2040, underscoring the long-term growth potential of this segment.

This article breaks down what the chart reveals, why RCR prices are expected to rise significantly over the next 15 years, and how buyers and investors can interpret these figures in today’s decision-making.

Understanding the $4,317 psf Projection by 2040

The projected $4,317 psf benchmark represents a long-term forward estimate for new private residential launches in the RCR by the year 2040. This figure is notably higher than today’s prevailing new-launch prices, which generally range between the mid-$2,000 psf to low-$3,000 psf levels for most RCR developments.

Rather than suggesting a sudden price spike, the projection reflects gradual and sustained price appreciation driven by structural factors such as land scarcity, rising construction costs, urban redevelopment, and Singapore’s continued economic positioning as a global city.

Current RCR New Launch Prices: A Snapshot

The chart highlights a wide range of current RCR new-launch prices, illustrating that the region itself is far from homogeneous. Several notable observations can be drawn:

Lower-to-Mid $2,000 psf Range

Projects such as Koon Seng House, LyndenWoods, The Hill @ One-North, The Hillshore, and The Sen are clustered in the low-to-mid $2,000 psf range. These developments typically appeal to owner-occupiers and investors seeking city-fringe access without paying prime district premiums.

Such pricing is often associated with locations slightly further from MRT interchanges, smaller-scale developments, or projects with less frontage-facing attributes.

Mid-to-High $2,000 psf Range

A large portion of RCR projects, including Amber House, Ardor Residence, BloomSBury Residences, Marina Gardens, Pinetree Hill, Promenade Peak, and Tembusu Grand, sit in the mid-to-high $2,000 psf bracket.

This price band arguably represents the “core” of the RCR market today—projects that combine strong locational attributes, proximity to MRT stations, reputable developers, and well-balanced unit mixes.

Above $3,000 psf Developments

Several developments already exceed the $3,000 psf mark, such as Amber 45, Meyer Blue, CanningHill Piers, Union Square Residences, and Zyon Grand. These projects often share premium characteristics, including waterfront proximity, integrated developments, or direct links to transport and commercial hubs.

The presence of multiple projects above $3,000 psf today supports the plausibility of a $4,317 psf average benchmark by 2040.

Why RCR Prices Are Expected to Rise Significantly

1. Shrinking Land Supply in City-Fringe Areas

Unlike the OCR, where land supply can be replenished through new towns and expansion, RCR land is inherently limited. Many new developments come from en-bloc redevelopments or carefully released GLS sites, often at increasingly competitive land prices.

As land acquisition costs rise, developers must price new launches higher to maintain viability.

2. Rising Construction and Compliance Costs

Construction costs in Singapore have trended upward due to labour constraints, higher material costs, and stricter building standards. Over a 15-year horizon, these cost pressures compound, contributing to higher breakeven prices for developers.

3. RCR as the Natural Upgrade Zone

RCR serves as the natural upgrade path for many OCR homeowners and HDB upgraders who want to be closer to the city without paying CCR prices. This structural demand supports price resilience and long-term appreciation.

4. Strong Rental Fundamentals

Many RCR locations benefit from proximity to employment hubs such as the CBD, Marina Bay, one-north, Novena, and the Greater Southern Waterfront. This underpins rental demand and makes RCR attractive to investors, further supporting price growth.

Interpreting the 2040 Projection: What It Does (and Does Not) Mean

It is important to interpret the $4,317 psf projection correctly.

It Does Not Mean All Projects Will Hit $4,317 psf

The figure represents a broad benchmark for new launches, not a guaranteed price for every RCR development. Prime, well-located, or integrated projects may exceed this level, while less central or niche developments may remain below it.

It Highlights the Long-Term Inflation of Entry Prices

Perhaps more importantly, the projection illustrates how today’s “high” prices may look comparatively affordable in hindsight. Buyers entering the market in the 2020s are effectively buying into a lower historical cost base.

Implications for Today’s Buyers

Owner-Occupiers

For owner-occupiers, the projection reinforces the value of securing a well-located RCR home sooner rather than later, especially if long-term holding is intended. While short-term price fluctuations are possible, long-term fundamentals remain supportive.

Investors

For investors, RCR remains one of the most defensible segments due to rental demand, exit liquidity, and lower price volatility compared to CCR properties. Entering at sub-$3,000 psf levels today may offer meaningful upside over a 10–15 year horizon.

Conclusion: RCR’s Long-Term Growth Story Remains Intact

The projection of RCR new property prices reaching $4,317 psf by 2040 reflects more than just optimism—it underscores the structural realities of Singapore’s urban development, land scarcity, and enduring demand for city-fringe living.

While not every project will follow the same trajectory, the broader trend suggests that RCR will continue to evolve from a “value alternative” to CCR into a premium city-fringe segment in its own right. For buyers and investors with a long-term perspective, the data reinforces a clear message: time in the market matters more than timing the market.

The first half of 2026 is shaping up to be one of the most active and closely watched periods in Singapore’s private residential property market. A robust pipeline of new condominium and Executive Condominium (EC) launches is expected between January and July 2026, spanning multiple regions and buyer segments. From city-fringe redevelopments to suburban ECs and large-scale mixed-use Government Land Sale (GLS) projects, the upcoming launches reflect strong developer confidence and sustained housing demand.

This article provides a structured overview of the anticipated launches in 1Q and 2Q 2026, highlighting key locations, development types, and what buyers and investors should consider when navigating this busy launch cycle.

Overview of the 1H 2026 New Launch Landscape

The 1H 2026 launch calendar reveals several notable market trends. Firstly, there is a high concentration of launches in the first quarter, particularly from January to March. Secondly, many of the upcoming developments are GLS or mixed-use projects, indicating a continued focus on integrated living concepts. Lastly, the mix of ECs and private condominiums suggests a balanced supply catering to both mass-market upgraders and higher-end buyers.

Developers appear keen to capitalise on stable macroeconomic conditions, resilient buyer sentiment, and relatively low unsold inventory from earlier launches. For buyers, this translates into wider choice but also increased competition in popular locations.

January 2026 Launches: Setting the Tone for the Year

January 2026 is expected to be a particularly busy month, with several projects targeting preview periods and initial sales launches early in the year.

Coastal Cabana (Executive Condominium)

Coastal Cabana is an EC development located at Jalan Loyang Besar, a GLS site in the eastern part of Singapore. ECs in the East have traditionally been popular with first-time buyers and HDB upgraders due to affordability and proximity to established amenities. With its anticipated early application period in December 2025 and preview sales in mid-January 2026, Coastal Cabana is likely to attract strong interest from families planning ahead.

Newport Residences

Situated on the former Fuji Xerox Towers site, Newport Residences represents a rare redevelopment opportunity in a city-fringe location. Projects of this nature often appeal to both owner-occupiers and investors due to their central positioning, strong rental demand, and long-term capital appreciation potential.

Narra Residences

Narra Residences is located along Dairy Farm Walk, an area known for its proximity to nature reserves and low-density surroundings. Developments in this enclave typically attract buyers seeking a quieter living environment while remaining within reasonable distance of urban conveniences.

Duet @ Emily

Duet @ Emily is a boutique residential development along Mount Emily Road. Given its proximity to the Orchard and Dhoby Ghaut areas, this project is positioned for buyers who value central living and limited supply. Smaller developments in prime or city-fringe locations often appeal to niche buyers despite potentially higher price points.

February to March 2026: Launch Momentum Continues

Following a strong start in January, February and March 2026 are expected to maintain momentum with a mix of suburban, city-fringe, and central launches.

River Modern

River Modern is a mixed-use GLS development at River Valley Green. Its location near Orchard Road and the Singapore River places it firmly within a premium urban living segment. Mixed-use developments in such areas often enjoy strong demand due to convenience, lifestyle offerings, and rental appeal.

Rivelle Tampines (Executive Condominium)

Located at Tampines Street 95, Rivelle Tampines is an EC development that benefits from being within one of Singapore’s most established regional centres. Tampines continues to attract strong upgrader demand due to its comprehensive amenities, transport connectivity, and mature infrastructure.

Sophia Meadow

Sophia Meadow is a private residential project located along Sophia Road. Boutique developments in this area typically appeal to buyers seeking city living with a quieter residential feel. Its central location enhances its attractiveness to both homeowners and investors.

Pinery Residences

Pinery Residences is a mixed-use GLS project at Tampines Street 94. With both residential and commercial components, such developments often benefit from built-in amenities and future foot traffic, which can support long-term value and rental demand.

Prime and Central Launches in 1Q 2026

Beyond mass-market and suburban offerings, 1Q 2026 also features several launches in prime and city-fringe districts.

Verde @ Joo Chiat

Located along Joo Chiat Terrace, Verde @ Joo Chiat sits within a culturally rich and highly sought-after neighbourhood. Developments in this area often attract buyers who value heritage charm, lifestyle amenities, and proximity to the city.

The Giverny Residences

The Giverny Residences is located at the former Lew’s Mansion site on Robin Drive, within the prestigious Bukit Timah area. New launches in this district are rare, and projects here typically appeal to high-net-worth individuals and long-term homeowners seeking legacy properties.

2Q 2026 Launches: Focus on Growth Corridors and Mixed-Use Sites

As the market moves into the second quarter of 2026, attention shifts toward larger GLS and mixed-use developments in strategic growth areas.

Tengah Garden Avenue

The Tengah Garden Avenue development is a mixed-use GLS project within Singapore’s first “forest town.” Tengah’s long-term master planning, future MRT connectivity, and emphasis on sustainable living make developments here particularly attractive to forward-looking buyers.

Media Circle (Parcel A)

Media Circle Parcel A is a mixed-use development located within the one-north precinct. Its proximity to major employment hubs, research facilities, and business parks positions it well for rental demand from professionals working in the area.

Bayshore Road

The Bayshore Road GLS site represents one of the last major residential opportunities along Singapore’s East Coast. With future MRT access and close proximity to East Coast Park, this development is expected to draw strong interest, particularly from buyers seeking seaside living.

Lentor Gardens

Lentor Gardens continues the transformation of the Lentor area into a new private residential enclave. With several launches already completed or underway nearby, buyers are likely to compare pricing, layouts, and developer reputation carefully.

What Buyers and Investors Should Consider

The heavy launch pipeline in 1H 2026 suggests increased competition among developers. This may result in more attractive preview incentives, competitive pricing strategies, and greater choice for buyers. However, it also means buyers need to be well-prepared, as popular projects may see strong demand early.

Investors may find opportunities in mixed-use and city-fringe developments with strong rental fundamentals, while ECs continue to offer an appealing entry point for long-term capital appreciation.

Conclusion: A Defining Period for Singapore’s Property Market

The first half of 2026 is poised to be a defining period for Singapore’s new launch residential market. With a wide range of projects across different regions and price segments, buyers and investors are presented with an unprecedented level of choice.

Whether purchasing a first home, upgrading, or investing for the long term, understanding the launch timeline and market dynamics will be crucial to making informed decisions in this competitive landscape.