Singapore Property Market Q1 2026 — New Launch Sales, Price Trends & What Buyers Should Know

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Singapore’s property market entered 2026 with strong momentum — a trend that has continued through Q1 2026, with new launch condominium sales outpacing Q1 2025 benchmarks and the GLS programme delivering record-level bidding competition in several confirmed list sites. As Singapore’s economy continues its measured recovery anchored by financial services, logistics, and advanced manufacturing, property demand from both HDB upgraders and investors remains structurally robust. Here is Alvin Tan’s ERA market analysis for Q1 2026 and what it means for buyers considering a new launch purchase this year.

Q1 2026 New Launch Sales: Key Highlights

The first quarter of 2026 saw several major new launch condominiums enter the market, with early sales volumes suggesting continued healthy demand despite higher interest rates compared to the 2020–2022 era. Highlights from Q1 2026 include:

• Parktown Residences (Tampines): Remaining units from the 2025 mega-launch continue to sell steadily, with average transacted prices holding above $2,200 psf — demonstrating price resilience in Singapore’s RCR/OCR boundary.
• Newport Residences (Anson Road): The CCR freehold mixed-use development by UOL has attracted strong interest from affluent Singapore citizens and PRs, with stacked units pricing above $3,000 psf.
• River Valley Green Phase 2 (Zyon Grand / Promenade Peak): The Government Land Sales-derived developments along River Valley Green are generating significant buyer interest at $3,000–$3,500 psf, with VVIP previews scheduled for Q2 2026.
• Skye at Holland Village: Ultra-luxury CCR new launch from Allgreen Properties continues its sell-through trajectory, with average prices exceeding $3,500 psf for choice units.

Total new launch private condo sales for Q1 2026 are estimated at 1,800–2,200 units (pending URA official data release), broadly in line with Q1 2025’s 1,956 units — suggesting market stabilisation rather than either overheating or a significant correction.

GLS Tender Results — Q1 2026 Competition Analysis

The 2026 Government Land Sales programme continues to draw strong developer competition, particularly for well-located confirmed list sites:

• Upper Changi Road (East) Site: Attracted multiple bids, with land rates indicative of developer confidence in Bedok/Upper Changi as a premium OCR address. Tender outcome will inform Pinery Residences pricing at launch.
• Berlayar Drive (Southern Waterfront): One of the most competed GLS sites of Q1 2026, given its proximity to future Greater Southern Waterfront developments. Developer land bid expected to translate to $2,400–$2,800 psf launch pricing.
• Holland Plain: RCR site adjacent to Holland Village — strong demand given the scarcity of new launches in Holland district. Indicative launch pricing expected $2,800–$3,200 psf.
• Peck Hay Road (Newton, CCR): Boutique CCR site drawing developer attention for its freehold-adjacent prestige. Expected launch pricing $3,500+ psf.

The pattern across Q1 2026 GLS tenders shows developers maintaining disciplined bidding — not the aggressive overbidding of 2021–2022, but healthy competition that reflects confidence in end-demand. The number of bidders per site (typically 5–8 for confirmed list sites) confirms that Singapore remains a compelling development market.

Property Price Trends by Region — Q1 2026

URA’s Q4 2025 Property Price Index (PPI) showed a 2.3% quarterly increase in private residential prices, with momentum carrying into Q1 2026. Broad regional trends for Q1 2026:

• CCR (Core Central Region): Price recovery continues, buoyed by returning foreign-linked demand (Singapore PR buyers, family office principals) and limited new supply. CCR new launches are averaging $3,000–$4,500+ psf. ABSD for foreigners at 60% continues to suppress pure foreign demand, but Singaporean-PR household demand has proven resilient.
• RCR (Rest of Central Region): The busiest segment for new launches in Q1 2026. Multiple RCR projects (River Valley Green, Tanjong Rhu, Lorong Puntong) are entering market at $2,500–$3,500 psf. HDB upgraders from mature estates in the central region remain primary demand drivers.
• OCR (Outside Central Region): Remains the most volume-driven segment. OCR new launches at $1,900–$2,500 psf are attracting mass-market demand from young couples and HDB upgraders. Projects in growth nodes (Tampines, Canberra, Tengah) showing strongest take-up rates.

Key Policy and Macro Factors Affecting Q1 2026 Buyers

Several macro factors are shaping buyer decisions in Q1 2026:

• ABSD Rates (as at Q1 2026): Singapore citizens: 1% (1st), 20% (2nd), 30% (3rd+). PRs: 5% (1st), 30% (2nd). Foreigners: 60%. These rates remain unchanged from the June 2023 cooling measures, and no new measures have been announced as at the date of this article.
• Interest Rates: Singapore Interbank Offered Rate (SIBOR) and Swap Offer Rate (SOR) have moderated from their 2023 peaks. Fixed-rate mortgage packages are generally available at 3.0–3.8% for 2-year fixed, with some banks offering more competitive packages for premium private property borrowers. This represents a significant improvement from the 4.5%+ rates of late 2023.
• TDSR at 55%: The Total Debt Servicing Ratio remains at 55% of gross monthly income. For a household with $15,000 combined gross income, maximum monthly debt repayment (all loans combined) is $8,250. With current interest rates, this supports a loan quantum of approximately $1.7M–$1.9M, enabling purchase of a $2.1M–$2.4M property with a 20% downpayment.
• HDB Resale Prices: Q1 2026 HDB resale volume and prices have remained firm, with median cash-over-valuation (COV) for well-located 4-room and 5-room flats in mature estates ranging $40,000–$120,000. This means HDB sellers are arriving at new launch showflats with stronger equity to deploy than in previous years.

Should You Buy, Wait or Watch in Q1 2026?

Our market read for Q1 2026: Buy, with discipline. Here’s why:

• Singapore’s new launch pipeline for 2026 is comprehensive — multiple projects across all regions giving buyers genuine choice rather than FOMO-driven decisions.
• Interest rates have peaked and are moderating — the window of maximum affordability pressure has passed. Locking in a property now at near-peak GLS land cost is a reflection of structural Singapore land scarcity, not speculative excess.
• The 2026 GLS programme is delivering well-located sites. Projects from confirmed list 2026 sites will launch from Q3 2026 to Q2 2027 — buyers who register VVIP interest now are better positioned for first access.
• HDB upgraders in their late 30s to mid-40s face a tightening window — as they approach retirement age, TDSR constraints based on remaining working years become more binding. Buying in 2026 while loan quantum is maximised is financially rational for this demographic.