Singapore’s H2 2026 condo launches

Eleven launches. Around three and a half thousand units. A showflat queue, a glossy brochure and a dozen hot takes for every one of them, and an agent in each room telling you this is the one. That is the noise. Underneath it sits the only question that will still matter five years from now: is this the right buy, at the right entry price, with a real exit? A launch has no resale record of its own, so the honest way to answer is to read what a showflat can’t show you: how its neighbourhood already prices, who actually lives there, and how comparable projects nearby have really performed once their owners came to sell. That is what this piece does with the second half of 2026’s pipeline. It cuts through the noise and reads each launch by its exit. Because you should know the exit before you enter.

The problem: eleven “buys of the year”, and no way to tell

Here is what a launch buyer is actually up against in 2026. Eleven projects open in a few short months, each with a showflat built to impress, a brochure that shows only the upside, a price list drip-fed to manufacture urgency, and an agent in every showroom telling you this one is the buy of the year. They cannot all be. But from the inside, with a weekend to decide, a cheque in hand and a queue behind you, they are almost impossible to tell apart. That is the real problem: not a shortage of choice, but a shortage of signal.

And the stakes are lopsided. A launch is, for most people, the largest and least liquid purchase of their life: bought off a model and a floor plan, years before it is built, and hard to undo. The showflat sells you the entry. The part that actually decides whether it was a good decision never appears in the brochure: the exit, whether you can sell later to a willing buyer at a price that rewards you. Buy the wrong one and you do not find out on launch day. You find out five years later, when it is time to sell.

So the questions worth answering are not “is the showflat nice” or “will it sell out on the weekend”. They are three, and this article is built to answer all three, for every launch below.

That third question is the one we take most seriously, because it is the one the market talks about least, and it is exactly what our in-house analysis engine, BuySafe, is built for. BuySafe is a size- and floor-adjusted read of how the resale market a launch will eventually sell into has actually behaved, drawn from more than 140,000 publicly available URA transactions across 3,000+ private condo projects. It deliberately does not score the launch itself (it cannot, because there is no resale history yet). Instead it scores the exit around it, so you compare like with like instead of trusting a headline appreciation figure that unit mix can distort. BuySafe is not a public login; we walk you through it on your own shortlist. That is the lens for everything that follows: read the neighbourhood, not the noise. Know the exit before you enter.

The H2 2026 pipeline

Here is the slate the market is working through, per Business Times. It skews suburban, a deliberate feature of the 2026 Government Land Sales programme and the reason more than half of this year’s launches sit outside the central region. (Executive Condominiums run on a separate track; we cover those in Singapore’s 5 upcoming EC plots.)

A launch has no resale track record of its own, which is exactly why the showflat is the least reliable guide to the exit. The fair proxy is the neighbourhood: what comparable condos nearby actually resell for, how deep the HDB-upgrader pool behind it runs, which schools sit inside the one-kilometre priority ring, and how close the MRT really is. Business Times counts up to eleven projects for the half; the ten confirmed so far are in the table above. They are not equal, though. Five do the heavy lifting: the large, 99-year-leasehold launches, from 380 up to 1,240 units, that the broad upgrader and mass market will actually weigh. Those get the full treatment below. The rest are small boutique freehold or en-bloc redevelopments, from the seven-unit Chiku Mansions to the 133-unit Serra Residences: niche by design and aimed at a narrower buyer, so they stay in the table for completeness while we focus where the demand is.

The five that matter, in depth

We take the five in rough order of certainty: the two that have already launched, with real prices and take-up, then the three still to come. Each gets the same treatment. The facts, what nearby condos actually resell for, the schools and the rail, and who it suits.

1. Dunearn House: prime Bukit Timah, and it already sold

Dunearn House is the one launch here with real numbers already on the board. It opened on 25 July at an average of about $3,140 psf and sold 56% of its 380 units on the launch weekend; take-up has since crept to about 58%, with 220 of 380 sold, leaving roughly 160 units available, priced from about $2,799 psf (a $1.48m two-bedder) up to the low-$4-million four-bedders. Some 86% of buyers are Singaporean, and it was the first major Core Central Region launch of the second half (the CCR had zero launches in the second quarter), so a pool of pent-up prime demand was waiting for it. The location does the heavy lifting: Sixth Avenue MRT on the Downtown Line is a roughly seven-minute walk, and the site sits squarely in the Bukit Timah “school belt”.

Those schools are demand you cannot manufacture later: Nanyang Primary, Methodist Girls’ and Raffles Girls’ Primary all sit within one to two kilometres, feeding into Nanyang Girls’ High, Hwa Chong and National Junior College. The wrinkle is the upgrader base. District 11 has almost no HDB stock, so buyers here are existing Bukit Timah and Holland residents, private upgraders, and Queenstown’s million-dollar-flat owners, rather than a deep mass-market pool. Bukit Timah’s median non-landed resale has climbed 38.5% since 2021 (to ~$1,966 psf), so the district has real momentum; the honest question at ~$3,140 psf is how much of the next decade’s growth you are paying for on day one.

2. Lentor Gardens Residences: the estate tests its ceiling

Lentor Gardens Residences is the seventh project to rise in the Lentor Hills estate, and the estate’s track record is the whole story. It launched the weekend of 18–19 July at an average of about $2,350 psf and took up 54% of its units (270 homes), and has since reached about 55%, or 274 of 502 units including its three strata-terrace and commercial units, leaving roughly 227 available from about $2,130 psf. That is a solid result, but a notably softer opening than the precinct is used to, and at the highest psf the estate has yet seen. Lentor MRT on the Thomson-East Coast Line anchors the site with a planned sheltered link to the station, and Anderson Primary and CHIJ St Nicholas Girls’ sit in the catchment.

The read-across is the encouraging part: Lentor Modern, launched at $2,106 psf in 2022, now resells around $2,399, the convergence that rewards patience when you buy at the right level. Roughly seven in ten Lentor Gardens buyers were HDB upgraders, drawn from the deep Ang Mo Kio and Yishun heartland behind it (AMK five-room flats carry a $1.09m median), so the demand engine is genuine. The caution is equally plain. At a new precinct-high psf and a softer 54% weekend, the estate may be testing what buyers will pay here, which makes the stack you choose and the price you pay matter more than they did two projects ago.

3. Thomson Reserve: the year’s biggest launch

The redevelopment of the former Thomson View, by UOL, Singapore Land and CapitaLand, is the heavyweight of the pipeline: about 1,240 units on Bright Hill Drive, with a preview expected around October. Two things frame it. First, connectivity: it pairs Upper Thomson MRT (a seven-minute, ~490m walk) with Bright Hill MRT right next door, which becomes a Thomson-East Coast × Cross Island Line interchange, a genuinely strong two-line position. Second, schools: Ai Tong, one of the island’s most oversubscribed primaries, sits about half a kilometre away, with Catholic High and CHIJ St Nicholas Girls’ in the wider catchment.

The demand signal is encouraging: the adjacent Chuan Park sold 76% on its launch day in late 2024 at up to $2,500 psf, and by mid-2026 was the best-selling project in the area at a $2,631 median. The upgrader base behind Thomson Reserve is among the deepest and priciest in the country: Bishan five-room flats run a $970k median and Ang Mo Kio $1.09m, with million-dollar-flat pressure across the sub-region. The watch-item is scale and price: 1,240 units is a lot to move at an estimate well north of $2,600 psf, so entry stack and quantum discipline will matter when the price list finally appears.

4. Lucerne Grand: the Jurong Lake District bet

CDL’s Lucerne Grand, about 570 units on Lakeside Drive, is the clearest “growth-story” play of the group. It is a mixed-use project, with a ground-floor retail podium unusual for the area, sitting essentially on top of Lakeside MRT: a two-minute walk, two stops from the Jurong East interchange and the future Jurong Lake District, Singapore’s planned “second CBD”, slated to be served by four MRT lines by 2035. The bet is on that district maturing; the catch is that you pay ahead of the story.

The template for whether that premium holds is J’den, the last big Jurong Lake District launch: it sold 88% on day one and is now about 96% taken up above $2,450 psf, proving the district commands a new-launch premium when the connectivity story is credible. Schools are solid rather than elite (Rulang, Lakeside and Boon Lay Garden primaries are all within a kilometre, with the Canadian International School nearby), and the upgrader base is unusually strong for the west: Jurong East’s $705k five-room median is one of the priciest suburban HDB pools in Singapore. This is the launch where the location’s future, not its present, is doing the pricing.

5. Bedok Rise: the East’s 2027 one to watch

One correction is worth making up front: despite appearing on some 2026 lists, Bedok Rise will not launch this year. Allgreen only won the site in December 2025, and the market expects a 2027 launch. It is worth reading now all the same, because the ground is exceptional. The plot sits directly beside Tanah Merah MRT, a genuinely rare thing, in Bedok: one of Singapore’s largest mature HDB towns, and a supply-starved pocket that has seen only two condo launches in about eight years.

The demand case is strong on paper: Sceneca Residence, effectively across the road, sold 60% on its first day in 2023 and is now fully sold, and Bedok’s HDB base is deep: a four-room median around $580k and a five-room at $730–750k, with 147 resale transactions in July 2026 alone. Temasek and Bedok Green primaries sit within a kilometre, and Temasek JC anchors the area. The catch is timing and price. This is a 2027 decision, not a 2026 one, and the land cost implies a launch well above today’s neighbours, so read it now but hold your judgement (and your cheque) until the price list is real.

Two already launched (Dunearn House, Lentor Gardens Residences), three still to come. Colour marks market segment. Approximate locations.

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1. 1Dunearn House · Bukit TimahD11 · launched
2. 2Lentor Gardens Res. · LentorD26 · launched
3. 3Thomson Reserve · Bright HillD20 · ~Oct
4. 4Lucerne Grand · LakesideD22 · Q3
5. 5Bedok Rise · Tanah MerahD16 · ~2027

Satellite basemap: Sentinel-2 cloudless 2023 by EOX (s2maps.eu), CC BY 4.0.

Approximate locations. Colour marks market segment: prime core / CCR (Dunearn House, amber) vs suburban / OCR (the rest); the H2 2026 wave is suburban-led.

What the neighbours actually pay

Put launch pricing next to the nearest resale and the “new-launch premium” becomes concrete. In almost every case the launch (or its estimate) sits above the comparable resale, and that gap is what the location, the newness and the developer brand have to earn back over your hold. The exception is telling: Lentor Gardens launched at roughly its established neighbour’s resale price, a sign of fuller value where an estate is already mature.

How to read any launch: the bottom line

Next: a framework for choosing among 2026’s launches →