Everyone wants the same thing going into the second half: a straight answer on where Singapore property is heading. Here’s ours — no hedging, no hype. The market isn’t booming and it isn’t crashing. It’s splitting. And 2H 2026 rewards the people who read the split correctly.
The setup, in three numbers
Five calls for the second half
What we expect — and what it means for you
A record BTO pipeline keeps pulling first-timers away from resale. Prices plateau, listings sit, and the realistic seller wins.
No single direction. The suburbs (OCR) lead while the prime core (CCR) lags — the “market number” hides more than it shows.
SORA is back to ~1–1.5%, but buyers stay choosy. Equity and holding power matter more than a low rate.
Pricing off last year’s peak in a flat market doesn’t protect value — it quietly erodes it.
A cooling market is where the bend sits. Buyers with margin and a clear exit get the better entries.
The supply wave is the backdrop
Almost everything above traces back to one thing: supply. The Government has committed to more than 55,000 new flats for 2025–27, and the October 2025 BTO exercise alone came in near 9,000 units — close to double a normal launch. That’s the gravity pulling on HDB resale demand, and it sets the tone for the whole market.
October 2025 nearly doubled the usual launch size.
Source: HDB BTO exercises.
If you’re selling
Sell into strength, and price to today — not to last year’s peak. In a flat market the hopeful seller waits while the realistic one transacts, and a home that lingers usually fetches less, not more. The bias to watch is the endowment effect: the instinct to value what you own above what the market will pay. Name your number off recent transactions, not memory.
If you’re buying
A cooling market is where the V-shape bend usually sits — thinner competition, more negotiable sellers, mispricing at the unit level. Stop asking “is it the right time?” and start asking “can I enter with enough margin that the timing doesn’t have to be perfect?” (here’s how we frame that.) Then make the exit the deciding factor: for resale private condos, BuySafe reads 140,000+ publicly available URA transactions across 3,000+ projects to show which ones genuinely hold value and exit cleanly. Know the exit before you enter.
Go deeper: why the HDB resale market is cooling →
Sources
A read on the market is only useful if it changes your move. We map your buy, sell or upgrade against the second half — on the data.
Not financial or tax advice. General information about the Singapore property market. It is not financial, investment, tax, mortgage or legal advice, and not a recommendation to buy, sell or hold any property. Your position depends on your own circumstances.
Rules change. HDB supply, ABSD, TDSR, loan-to-value and CPF rules are set by HDB, IRAS, MAS and the CPF Board and can change without notice. Figures here are general guidance as at 2026 — confirm your exact position with the relevant authority before committing.
Independent. The Property Collective is not affiliated with, endorsed by, or connected to any government agency. BuySafe analyses resale private condos using historical, publicly available URA transaction data and does not cover new launches; past performance is not indicative of future results.