Full List – 2026 New Launch Condos to Look Out For in Singapore

Updates to Article

Article to be continually updated to reflect the latest information pertaining to 2026 new launches

• 11 Feb 2026 – Article updated with latest price release for River Modern
• 21 Feb 2026 – Article updated with latest analysis for Tengah Garden Residences
• 03 Mar 2026 – Article updated with latest land bid price for Lentor Central Plot 4
• 26 Mar 2026 – Article updated to reflect official name of Thomson Reserve, previously known as Thomson View Enbloc.
• 30 Mar 2026 – Article updated with latest launch date for Velay Bay, Tengah Grand Residences, Lentor Garden Residences and Dunearn House (Dunearn Road GLS).

Introduction: What to Expect from the 2026 New Launch Condo Market

2026 is shaping up to be a landmark year for Singapore’s condo market. A wave of Government Land Sales (GLS) sites transacted in late 2024 and throughout 2025 are expected to launch bringing a fresh batch of new private condos to the market across the OCR, RCR, and CCR region.

This guide features the full list of anticipated 2026 new launch condos built on GLS land sale data and highlights which developments are likely to offer the strongest investment potential.

How These 2026 Launches Were Identified

This list draws from two key sources of information:

• The confirmed GLS sites from the first half of 2025
• The upcoming GLS sites expected to be released in the second half of 2025
  

The review of these new launches was written specifically for investment minded home buyers. Hence the focus on the following fundamental attributes. 

• Location 
• Proximity to MRT stations
• Proximity to reputable primary school
• Size of Development
• Land bid prices, expressed in per square foot per plot ratio (psf ppr), which offer insights into future launch price

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Full List of 2026 New Launch Condos to Watch 

For a good overview here is the full list of new launches coming up in 2026. We will then elaborate on the strength and weakness for each new launch in sections that follow. 

Full List of 2026 New Launch Condo

Project	Region	Land Price (psf ppr)	MRT Proximity	Proximity to Reputable Primary School	Investment Appeal	Rating	Target / Acutual Launch Date
Narra Residences (Dairy Farm Walk GLS Plot 2)	OCR	$1,020	18 mins walk to Hillview MRT	Within 1km of Bukit Panjang Primary School	Low	★★☆☆☆	17 January 2026
River Modern (River Valley Green Parcel B)	OCR	$1,420	3 mins walk to Great World MRT	Within 1km radius of River Valley Primary School	Moderate	★★★☆☆	7 Mar 2026
Pinery Residence (Tampines St 94 GLS)	OCR	$1,004	6 mins walk to Tampines West MRT	Within 1km of St Hilda Primary School	High	★★★★☆	14 Mar 2026
Hudson Place Residences (Media Circle Parcel A GLS)	RCR	$1,037	16 mins walk to One North MRT	NA	Low	★★☆☆☆	Apr 2026
VELA Bay (Bayshore Road GLS)	OCR	$1,388	1 mins walk to Bayshore MRT	Within 1km of Temasek Primary School	Very High	★★★★★	11 Apr 2026
Tengah Garden Residences (Tengah Garden Avenue GLS)	OCR	$821	250m to nearest MRT	NA	Moderate	★★★☆☆	11 Apr 2026
Thomson Reserve (Thomson View Enbloc)	RCR	$1,178	Doorstep to Upper Thomson MRT	Near Raffles Institution & Raffles Girls’ School	Very High	★★★★★	Q2 2026
Lentor Gardens Residences	OCR	$920	370m to Lentor MRT	TBC, but potentially within 1km of CHIJ St. Nicholas	Moderate	★★★☆☆	May 2026
Chuan Grove GLS (Next to Chuan Park Residences)	RCR	$1,355	Beside Lorong Chuan MRT	Kuo Chuan Presbyterian Primary, St Gabriel’s Primary	High	★★★★☆	Q3 2026
Lucerne Grand (Jurong Lakeside)	OCR	$1,132	Direct to Lakeside MRT	NA	Low	★★☆☆☆	Q3 2026
Dunearn House (Dunearn Road GLS, Turf City, Bukit Timah)	CCR	$1,410	5–6 min walk to Stevens MRT	Possibly within MGS zone	High	★★★★☆	July 2026
Holland Link GLS	CCR	$1,432	12 mins, 900m walk to King Albert Park MRT	TBC, potentially within 1km of Methodist Girls’ School	Moderate	★★★☆☆	Q3 2026
Former Pastorial View (Novena)	CCR	TBC	12 mins, 850m walk to Novena MRT	TBC, potentially within 1km of SJI Primary School	Low	★★☆☆☆	Q3 2026
Dorset Road	RCR	$1,338	Short walk to Farrer Park MRT	Possibly within 1km of SJI Junior	Moderate	★★★☆☆	Q4 2026
ChenCharu Close GLS	OCR	$980	6–9 minute walk to Khatib MRT	NA	Moderate	★★★☆☆	Q4 2026
Upper Thomson Parcel A (Next to Springleaf Residences)	OCR	TBC	Direct to Springleaf MRT	NA	Moderate	★★★☆☆	Q4 2026
Dover / Ulu Pandan (One-North)	RCR	TBC	250m to One-North MRT	Opposite Fairfield Methodist Primary	Low	★★☆☆☆	TBC
Lentor Central Plot 4	OCR	$1,278	650m to Lentor MRT	Not within 1km of CHIJ St. Nicholas	Moderate	★★★☆☆	TBC
Hougang Central GLS	OCR	$1,179	Integrated MRT × Bus Interchange	NA	Very High	★★★★★	TBC
Keppel Club Site	CCR	TBC	Near Tanjong Pagar MRT	NA	Moderate	★★★☆☆	TBC
Kallang Avenue GLS	RCR	TBC	430m to Lavender / Kallang MRT	NA	Moderate	★★★☆☆	TBC
Tanah Merah (Bedok South)	OCR	$1,120–$1,200	Beside Tanah Merah MRT	NA	Low	★★☆☆☆	TBC

Full List of 2026 New EC Launches

Project	Region	Land Price (psf ppr)	MRT Proximity	Proximity to Reputable Primary School	Investment Appeal	Rating	Target / Acutual Launch Date
Coastal Cabana EC (Pasir Ris)	OCR	$729	15mins walk, 1.2km from Pasir Ris MRT	NA	Very High	★★★★★	17 January 2026
Rivelle Tampines EC (Tampines St 95 GLS)	OCR	$768	6 mins walk to Tampines West MRT	Within 1km of St Hilda Primary School	High	★★★★☆	21 March 2026
Woodlands Drive 17 EC	OCR	$700–$750	250m to Woodlands South MRT	Near Singapore Sports School	Moderate	★★★☆☆	Q4 2026
Sembawang Road GLS (EC)	OCR	$692	1.3 km away from Canberra MRT	NA	Low	★★★☆☆	Q4 2026
Senja Close EC	OCR	$771	Far from nearest MRT	NA	Low	★★★☆☆	Q4 2026

Source: URA GLS Land Sale 

VELA Bay (Bayshore Road GLS) – New Launch in Upper East Coast Area

This marks a interesting investment opportunity to pay attention to, simply because the setup show strong semblance to projects that have performed historically well. Think Clavon, Parc Esta and Stirling Residences.

First off, barring any future benefits from future URA transformation plan like the Long Island Project. The fact that this project is a new launch, launching in a area saturated with ageing freehold developed dating back to the 1980s and 2000s. This itself forms a strong investment thesis, worthy of further exploration.

Next, potential buyer demand from owners of current older freehold condo and future BTOs in the Bayshore precint will form a sizeable addressable resale market for this development.

Third, the potential of this project being a integrated development, integrated with Bayshore MRT, with commercial component adds strength to this project.

For a deep dive on the investment thesis for VELA Bay check out our latest research article on “VELA Bay Review“

Key Details Includes

• Plot Size: 112,992 sqft
  
• No of units: 515
  
• MRT Proximity: 2 mins walk from Bayshore MRT
  
• Land Price: $1,388 psf ppr

• Reputable Primary School: 1km of Temasek Primary School

Verdict

Strong setup, definitely worthy of further research. The main factor to be cautious about is the entry price, given that developer purchased the land plot at a premium, at a price even higher than land plots in River Valley. It is important that purchased is made at a reasonable valuation.

River Modern – River Valley Green Parcel B – 2 out of 3 plot launched in River Valley

The year marked as the first launched for 2026. River Modern is the 2nd out of 3 land parcel to be launched in the River Valley area. River Green is which is developed on River Valley Green Parcel A is the first plot to be launched. River Modern is the 2nd, while a 3rd plot River Valley Green Parcel C is still in its tender stage.

Adjacent to Great World MRT, over at Havelock MRT 2 plots of land have been launched in 2025 at Zyon Road area, namely Promenade Peak and Zyon Grand.

Source: Edgeprop

Key Details Includes

• Plot Size: 126,326 sqft
  
• No of units: 455
  
• MRT Proximity: 3 mins walk from Great World MRT
  
• Land Price: $1,004 psf ppr

Verdict

When evaluating this new launch it is important to be cautious about the potential supply over hang over at River Valley and the need to identify a discipline and stringent entry price for this development. It is key to note that the land price was acquired at a higher price that its comparable new launch River Green.

Based on the latest indicative launch price that developer released, we have up weighted the investment prospect for River Modern. With a launch price ranging from $2,900 psf to $3,100 psf, we see opportunity in this development competing with other 2025 River Valley new launches.

For a full breakdown on River Modern New Launch Review, refer to link inline.

Pinery Residence (Tampines St 94 GLS)

2nd Mixed development to be launched in Tampines after the successful launch of Parktown Residences in Tampines North. Parktown Residences launched in 22 Feb 2025, set a new high for OCR private condo benchmark prices, launching at $2,360 psf with 87% of he units sold in launch day.

This provides a positive reference point for future demand for newer private condo in Tampines. In conjunction with the success of Treasure at Tampines which TOP in 2023. It display the strong HDB upgrader resale demand in Tampines.

What is unique about Pinery Residence, is that it is developed in a emerging sub district, Tampines West within the broader context of Tampines as a whole. Given that Tampines West is still relatively undeveloped as compared to Tampines Central, there is only one main competing condo development which is Rivelle EC , located next to Pinery Residence, scheduled to be launched in 2026 as well.

In addition to that there is a significant number of HDBs and BTOs within Tampines West that will fuel future resale demand for Pinery Residences.

Source: Edgeprop

Key details include:

• Plot Size: 252,989 sqft
  
• No of units: 596
  
• MRT Proximity: 6 mins walk to Tampines West MRT
  
• Land Price: $920 psf ppr

Verdict

There are significant merits to be considered for Pinery Residence, the main draw being the proven and strong intrinsic HDB upgrader demand coming from Tampines itself. This is further strengthen by the growing number of BTOs within Tampines West.

Threat for this development will come from the more competitively priced Rivelle EC that will be launching at the same time. Upon the ECs MOP, due to its initial subsidised price, owners will be marketing their units at a lower price that units at Pinery.

All in all a strong investment consideration.

For a indepth analysis on Pinery Residences – check out our latest research publication on Pinery Residences Review.

Rivelle Tampines EC (Tampines St 95 GLS)

The 2nd new EC to be launched in Tampines, following the launched of Aurelle EC on 8 March 2025. As with all ECs there is a natural price advantage against comparable private condo being built in through a lower land sale price. Comparing Rivelle land sale price for the Tampines Street 95 plot at $768 psf ppr versus its neighbouring plot Tampines Street 94 GLS which houses Pinery Residences at $920 psf ppr, you can see a $150 psf ppr price discount being built in.

Again reviewing the context of Tampines West, a location saturated with HDB and BTOs, a EC will make a very strong capital growth play after its fulfils its 5 year MOP.

Source: Edgeprop

Key details include:

• Plot Size: 241,997 sqft
  
• No of units: 710
  
• MRT Proximity: 6 mins walk to Tampines West MRT
  
• Land Price: $768 psf ppr

Verdict

A very strong investment play, as with most new EC launches in established HDB housing districts. The key challenge lies in fulfilling the EC eligibility criteria and meeting the financing requirement, required to fund the EC.

Narra Residences (Dairy Farm Walk GLS Plot 2)

The 3rd GLS land plot to be launched in the Dairy Farm area. The first being Dairy Farm Residences that TOP in 2024 and 2nd being The Botany at Dairy Farm which was launched in Mar 2023 and scheduled to TOP in 2027. After Narra Residences, there is a fourth plot to be launched in the area.

Potential consideration for supply side issues, a deeper analysis required to look deeper into the current resale sale velocity versus sale listing inventory, with the completion The Botany at Dairy Farm, a short term supply glut can be expected.

Key details include:

• Plot Size: 235,526 sqft
  
• No of units: 540
  
• MRT Proximity: 18 mins walk to Hillview MRT
  
• Land Price: $1020 psf ppr

Verdict

Preliminary analysis does not suggest obvious strength to be noted from a investment standpoint. Independent of location, assuming the goal is to optimise for risk vs reward. There are several other options in the pipeline for 2026 that can be considered.

Based on latest developer’s price release, we revisit our stance, adding strength to Narra Residences investment proposition based on its pricing advantage vis a vis Botany and Dairy Farm Residences. But remain consistent with consideration over the need to overcome challenges associated with mid term supply challenges and the need to solidify competitive position based on a single factor; price.

Refer the dedicated article on Narra Residences Review for a deep dive, in the article we seek to answer all questions aggregated from our consultations thus far.

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Hudson Place Residences (Media Circle Parcel A GLS)

2nd out of fourth plot to be launched in the media circle area. A point to note the early launch of adjacent land plot Bloomsbury Residences was lurkwarm. But a plus point to note for this land plot is that the plot was secured at a significantly lower price than Bloomsbury Residences, potentially giving the developer more pricing flexibility.

Having said that, as both land plot is developed by the same developer, there is little chance of the developer setting a lower launch price than Bloomsbury.

Note that there are 2 more plots up for bidding, and if developer continues to put lower bids, the subsequent land plots can be secured at a even lower price.

Key details include:

• Plot Size: 82.150 sqft
  
• No of units: 325
  
• MRT Proximity: 18 mins walk to One North MRT
  
• Land Price: $1,037 psf ppr

Verdict

It helps conduct a deeper research, clearly identifying the investment thesis and value proposition for this development. Preliminary analysis highlight several factors that needs to be reviewed further pertaining to supply side consideration, understand target resale buyer profile, and comparison with other new launch opportunities available in 2026.

We have just completed a latest research on Hudson Place Residences, check out article Hudson Place Residences Review for a full breakdown on the investment case and risk for this development.

Thomson Reserve (Previously Known as Thomson View Enbloc) – Mega Site with Central Access, Top Schools, and Full Lifestyle Appeal

Thomson Reserve, previously known as Thomson View Enbloc is not part of the Government Land Sales programme, but it is widely seen as one of the most anticipated private launches of 2026. Spanning approximately 540,000 square feet and sitting directly at the doorstep of Marymount MRT, this rare enbloc offers a scale and location combination almost unheard of in the Rest of Central Region.

The site is expected to deliver a full mega-condo experience with southern-facing unblocked views, adjacency to Thomson Plaza, and walkable access to top-tier schools like Raffles Institution and Raffles Girls’ School. These features position the development at the crossroads of prestige, practicality, and potential.

*Projected was updated with latest official naming to Thomson Reserve on 26 Mar 2026, previously it was known by its placeholder name Thomson View Enbloc.

Key highlights:

• Plot Size: About 540,000 square feet
  
• No of Units: 1,240, large sized development
  
• MRT Proximity: Doorstep to Upper Thomson MRT
  
• Commercial Component: None, purely residential
  
• Land Bid Price: $1,178 psf ppr (based on latest news release)
  

Unlike many newer launches squeezed into tight plots, this site has the scale to offer extensive facilities, green buffers, and thoughtful unit layouts. With its proximity to parks, a mall, elite schools, and even medical facilities, Thomson View could become a benchmark for what full-spectrum urban living looks like in a private residential context.

Its southern-facing orientation is a key differentiator. Units with unblocked views in this direction will likely command strong buyer interest, both for own-stay appeal and long-term investment value. In addition, being located opposite Thomson Plaza adds daily convenience without compromising residential privacy.

Market signals suggest high developer conviction, and buyer interest is expected to be strong. This is the kind of project that does not come around often.

Verdict

Arguably one of the most anticipated launch of the year. Combines elite fundamentals, walkable lifestyle convenience, and central positioning. A strong contender to outperform all GLS entries, provided pricing is reasonable

For a deep dive analysis in to Thomson Reserve Review, refer to research article inline.

Lentor Garden Residences (Lentor Garden GLS Plot 2) – 2nd final GLS land plot in Lentor

Often confused with Lentor Central Plot 4, Lentor Garden GLS is a plot that has been successfully tendered by Kingsford Group on 3 April 2025. Kingsford Group outbid Hong Leong Holdings with a final land bid price of $920 psf ppr.

The plot or the potential new launch to be develop on it is interesting due to the fact that its land bid price is lowest amongst the Lentor plots, with Lentor Central Residence as closest comparison with a land bid price of $982 psf ppr, secure on 18 Sep 2023.

It is also potentially within 1km radius of the highly sought after St Nicholas Girls’ Primary School

This gives developer the leeway to price competitively against comparable developments in the area.

Source: Edgeprop

Key details include:

• Plot Size: 222,161 sqft
  
• No of units: 500
  
• MRT Proximity: About 370 metres to Lentor MRT station
  
• Land Price: $920 psf ppr

Verdict

It is important to note that there is another plot, Lentor Central Plot 4 to be launched. The key concern for this area lies in the potential over supply and unproven resale demand for the Lentor area. If you are considering a unit in this area, it is advisable to optimise towards larger 3 and 4 bedroom units that more limited in terms of supply. Rental upon TOP is a potential point of concern as well.

For full analysis on how to find a edge when buying into Lentor Gardens Residences and how to mitigate oversupply challenges refer to our full analysis on Lentor Gardens Residences Review

Lentor Central Plot 4 – Final Chapter in the Lentor Transformation Story

The Lentor Central site is the eighth and final GLS parcel in URA’s long-term plan to reshape the Lentor area into a fully developed residential precinct. 

With an estimated land size of around 150,000 square feet and 650 metres from Lentor MRT (TEL), this project is expected to draw attention despite launch fatigue from earlier developments in the area.

This site stands out for one key reason: it marks the conclusion of the Lentor transformation phase. Buyers who were previously undecided at launches like Lentor Modern or Lentoria may see this as the final opportunity to make an entry.

* Updated with the latest land bid price on 03 Mar 2026 (Source: Edgeprop)

Key details include:

• Plot Size: Approximately 150,000 square feet
  
• No of Units: 580, mid sized development
  
• MRT Proximity: About 650 metres to Lentor MRT station
  
• Land Price : $1,278 psf ppr
  

Note: not within 1km of St Nicholas Girls’ Primary School

While it is not within one kilometre of CHIJ St. Nicholas Girls’ School, a key draw for earlier Lentor plots. This could reduce competition from school-driven buyers and open the door for other segments, such as young couples or investors focused on MRT access and rental demand.

Most importantly, developers launching this final Lentor project may opt for more moderated pricing in order to stand out. After multiple launches in the same zone, buyer fatigue is real and pricing strategy will be key to capturing attention.

Verdict

The feasibility of the investment is highly dependant on the land bid price of this plot and whether the eventual launch price is competitive against all the other new launches that have already been launched in the lentor area. A important note to consider is the potential risk of oversupply in the area.

Upper Thomson Parcel A – A Rare MRT-Fronting Site with Lifestyle Upside

Upper Thomson Parcel A is one of the most intriguing revival stories in the 2026 new launch pipeline. 

Once burdened by a requirement to build serviced apartments. A factor that discouraged many developers, the site has since been repositioned as a prime residential opportunity. 

Its standout features include a large plot size of approximately 260,000 square feet and a coveted location directly in front of Springleaf MRT (TEL).

At the time of writing, the bidding process for this GLS plot is ongoing, but interest is expected to be strong given the removal of earlier restrictions and the site’s overall appeal.

Key highlights:

• Plot Size: Around 260,000 square feet
  
• No of Units: 580, mid sized development
  
• MRT Proximity: Direct frontage to Springleaf MRT
  
• Land Price: Pending, as tender is still active
  

It is located next to Parcel B, which is now known as Springleaf Residences. 

Upper Thomson has always been known for its greenery and lifestyle edge. Here, families will enjoy excellent access to parks, walking trails, and popular food spots, while also benefiting from strong transport connectivity via major expressways like the SLE, CTE, and TPE.

Importantly, the site’s generous size allows for a full suite of condo facilities and healthy buffer zones from surrounding traffic or roads.

As a side note, we have written a separate in-depth analysis on its neighbouring plot in Springleaf Residences, find article inline.

Verdict

An excellent choice for families who prioritise space, nature, doorstep MRT access, and an underrated but vibrant lifestyle neighbourhood.

Dunearn House (Previously known as Dunearn Road GLS) – Interesting entry into the sought after Bukit Timah Neighbourhood

Dunearn House is the most anticipated CCR new launch of 2026 and the one that carries the greatest weight. As the first private residential development to break ground within the Turf City estate, it is not just another new launch. It is the benchmark-setter for an entire new district that Singapore’s Draft Master Plan 2025 has earmarked to deliver 15,000 to 20,000 homes over the next two to three decades.

Sitting on approximately 144,000 square feet of land along Dunearn Road, the site drew nine bids at tender. The strongest developer interest for a CCR plot since 2018, before being secured by a consortium of Frasers Property, Sekisui House, and CSC Land Group at $1,410 psf ppr. That level of competition signals institutional conviction in the location’s long-term upside. Key details include:

• Plot Size: ~144,000 square feet
• No. of Units: 380, mid-sized development
• Tenure: 99-year leasehold
• MRT Proximity: Sixth Avenue MRT (Downtown Line) – 500m, 7 min walk. Turf City MRT (Cross Island Line) – 980m, 10 min walk, due 2032
• Land Price: $1,410 psf ppr
• Estimated Breakeven: $2,558 psf
• Estimated Launch Price: $2,686–$3,070 psf
• Expected TOP: 2030
• Estimated Launch: H2 2026

The surrounding neighbourhood is one of Singapore’s most established private residential belts. Dunearn House sits within reach of Raffles Girls’ Primary and Nanyang Primary within 1km, and Methodist Girls’ and Singapore Chinese Girls’ within 2km, a school proximity profile that few new launches outside of this corridor can match. The immediate neighbourhood is dominated by high-value freehold condos and landed estates, with no HDB presence. That absence of public housing is a defining characteristic: it signals an affluent, owner-occupier driven demand pool and a buyer profile that skews toward generational wealth rather than mass-market upgraders.

The single most compelling demand thesis here is not the Turf City macro story. It is the concentration of landed and freehold condo wealth already sitting within 1,500 metres. Over 6,500 private condo units and an estimated 1,200 to 1,550 landed homes from the Sixth Avenue, Namly, Vanda, Duchess and Watten corridors form a deep reservoir of affluent parents who have historically funded their children’s first homes in nearby newer developments. That pattern has played out in Reserve Residences, Skye at Holland, and Emerald of Katong. We expect it to repeat in Dunearn House.

Note: Entry price discipline is the make-or-break variable. The Bukit Timah resale data is clear on this. Fourth Avenue Residences. The closest comparable, launched at a higher average entry psf than Forett at Bukit Timah and The Linq, and its owners consistently made $100,000 to $340,000 less in resale profit as a result. The location works. The demand is there. But overpaying at entry compresses exit margin and slows resale velocity in a market that already transacts at a slower pace than Queenstown or Toa Payoh. Investors should plan for a 6 to 7 year hold and be disciplined on price at ballot.

Verdict A genuinely investable CCR new launch for buyers who can afford the quantum and are willing to manage a longer hold horizon. Dunearn House fills a real void — a modern, mid-sized, 99-year leasehold condo in one of Singapore’s most prestigious residential corridors, surrounded by older freehold stock that serves a different buyer entirely. The school belt, the dual MRT access, and the generational wealth demand flow all stack up. The risk is concentrated in one variable: launch price. Enter at the right psf, and the thesis holds. Chase the units at peak pricing, and you are absorbing the same affordability headwind that has dogged Fourth Avenue Residences resale owners since 2022.

For a full extensive analysis on Dunearn House, refer to seperate research article on Dunearn House New Launch Condo Review

Chuan Grove – Chuan Grove Parcel 1 and Chuan Grove Parcel 2

Chuan Grove is the second mega development to land in the Lorong Chuan area, following the successful launch of Chuan Park in October 2024. Built across two GLS parcels secured by the same joint venture developer, the combined 1,060-unit project enters an area dominated by ageing freehold boutique developments — a supply landscape that structurally favours newer leasehold entries. The central tension for this project is a straightforward one: strong location fundamentals on one side, a high land bid price and potential overvaluation concern on the other.

Key details include:

• Plot Size: 30,345.80 sqm (combined Parcel 1 & 2)
• No of Units: 1,060 (555 from Parcel 1, 505 from Parcel 2)
• MRT Proximity: ~600m walk to Lorong Chuan MRT (Circle Line)
• Land Price: $1,353 psf ppr (weighted average, both parcels)
• Estimated Breakeven: $2,484 psf (weighted average)
• Estimated Launch Price: $2,732–$2,981 psf (based on 10%–20% developer margin)
• Nearest Schools: St Gabriel’s Primary (0.3–0.5 km), CHIJ Our Lady of Good Counsel (0.7–0.9 km), Yangzheng Primary (0.9–1.2 km)

The location thesis rests on two demand streams. The first is EC and BTO upgrader flow from less centralised districts like Punggol, Sengkang and Hougang — buyers well capitalised after liquidating appreciated public housing assets, motivated by proximity to reputable primary schools in the surrounding neighbourhoods. The second is spillover demand from buyers priced out of Bishan and Thomson, for whom Lorong Chuan represents an accessible RCR alternative with comparable capital growth potential. Historical resale data supports this: the Lorong Chuan area averages 3.7% annualised capital gain, on par with Bishan and Thomson and ahead of Hougang at 2.3%.

Note: No highly sought-after primary school within 1km. Chuan Grove does not sit within 1km of an oversubscribed anchor school like Ai Tong or Rosyth Primary. This is a meaningful gap relative to the strongest-performing new launches in the city fringe. The area compensates with a dense cluster of reputable schools within 2km — Kuo Chuan Presbyterian, Maris Stella, Catholic High — and walkable access to Australian International School, which supports a segment of expat rental demand.

Note: High land cost warrants entry price discipline. At $1,353 psf ppr, Chuan Grove’s land bid is the second highest among 2026 OCR and RCR launches, trailing only Vela Bay at $1,388 psf ppr. Estimated launch prices in the $2,700–$3,000 psf range make entry price the single most consequential variable in the investment decision.

Verdict

A fundamentally sound RCR location with a credible and sustainable resale buyer base. The investment case holds, provided the developer prices with discipline. For own-stay buyers with a hybrid homestay and investment objective, the strong locational attributes and holding power make Chuan Grove a serious consideration even at a slight premium. For pure investors, a rigorous comparison against other 2026 launches on return on equity and capital gain per year is essential before committing. Do not chase units at peak pricing.

For a full breakdown on the investment case, refer to our dedicated Chuan Grove New Launch Review.

Dorset Road – Compact Convenience at the City Fringe

Dorset Road may be the smallest GLS plot expected to launch in 2026, but what it lacks in scale, it makes up for in strategic location. Sitting on an estimated 107,000 square feet of land 

This upcoming development enjoys a prime position within a vibrant lifestyle enclave just a short walk from Farrer Park MRT.

While land price details have not been publicly disclosed, its core value lies in connectivity. 

Located near major malls, schools, and some of Singapore’s most storied food enclaves, Dorset Road is poised to attract younger buyers who value city access and neighbourhood culture.

Key details include:

• Plot Size: Around 107,000 square feet
  
• No of Units: 380, mid to small sized development
  
• MRT Proximity: Short walking distance to Farrer Park MRT
  
• Land Price Estimate: $1,338 psf ppr (updated as per latest news release)
  

The surrounding area is rich in heritage F&B spots, from the stalls at Pek Kio to the trendy eateries along Rangoon Road. That combination of everyday convenience and cultural vibrancy is a key part of its appeal.

Nearby projects like Uptown @ Farrer have already tested buyer appetite in this micro-market, with reasonable success. That track record suggests there is latent demand for compact, well-located projects in this part of town.

Note: Smaller scaled development targeted at Singles or Couples with no kids

The site’s smaller scale will likely translate into a lower unit count and fewer shared facilities. For some buyers, especially singles or couples, this could be a plus. It offers the benefits of urban living without the bustle of a large, high-density condo.

Verdict

An appealing city-fringe choice for those who prioritise walkable access to transport, lifestyle amenities, and authentic food culture. Ideal for younger buyers or those looking for a right-sized home in a character-rich neighbourhood. For investors, aim to right sized your entry into 2 bedroom, 2 bedroom plus study units. Avoid buying into larger units as the area may not be highly sought after by your usual family and HDB upgraders. 

Keppel Club Site (Telok Blangah) – Harbourfront Prestige in a Key Transformation Zone

The Keppel Club site represents one of the rare new launches located within the Greater Southern Waterfront (GSW), a flagship transformation zone that has captured long-term investor interest. 

Spanning roughly 146,000 square feet, this upcoming project is positioned near the city yet framed by waterfront and parkland, giving it strong appeal for both own-stay buyers and rental-focused investors.

Note: Some distance away from the MRT station

Proximity to MRT is not optimal, with Tanjong Pagar MRT about four to five minutes away by car, and Vivocity reachable via a 15 to 20 minute walk. Note, this may have a impact on potential rentability of the project.

Key details include:

• Plot Size: Approximately 146,000 square feet
  
• No of Units: 740, large sized development
  
• MRT Proximity: Close to Tanjong Pagar MRT and Vivocity
  
• Land Price Estimate: Not available at time of writing
  

Past harbourfront launches such as Reflections at Keppel Bay and Corals at Keppel Bay saw slower sales, largely due to their high-end positioning that did not resonate with the broader local market. 

These were designs geared more toward expatriates, and struggled with pricing expectations during launch.

Caribbean at Keppel Bay remains the exception, performing consistently over time. This underlines the importance of aligning project design and pricing with the right buyer demographic. 

For the Keppel Club site to succeed, the developer will need to strike a careful balance and offer units in a premium development and location, without overreaching on price.

Note: Tied to the Greater Southern Waterfront Transformation Narrative

A point to note, is that this development together with other developments like The Reef at Kings Dock is tied to the Greater Southern Waterfront Transformation narrative. 

Verdict

Best suited for lifestyle-driven buyers or investors with a long-term view. Strong potential if product-market fit is achieved, but price sensitivity and buyer targeting will be key to success.

Hougang Central GLS – Rare Integrated Development with Unmatched Connectivity

Hougang Central Condo is set to be one of the most talked-about launches of 2026. Located on a site of approximately 500,000 square feet, this massive project combines residential units with a full-scale integrated transport and retail hub. 

With direct access to both the North East Line and the upcoming Cross Island Line, it offers a level of connectivity that few other developments in Singapore can match.

As a fully integrated development, it will also house a bus interchange and shopping mall, positioning it as the new town centre of Hougang and one of the most significant launches of the year.

Key highlights:

• Plot Size: Around 500,000 square feet
  
• No of Units: 740, large sized development
  
• MRT Proximity: Directly atop a dual-line MRT interchange
  
• Land Price Estimate: Not available at time of writing
  

Integrated projects are exceptionally rare and typically draw strong interest from both investors and homebuyers. The scale and centrality of this site make it a standout, particularly for families and upgraders looking for one-stop convenience and long-term value.

Note: Strong HDB Upgrader Demand

Demand has been building steadily for years, as the site has been long speculated within the market. Its eventual launch comes at a perfect time, coinciding with the completion of the Cross Island Line, which will make travel across the island faster and more efficient.

While specific school zones have not been confirmed, the broader Hougang area is well supported by a mix of established primary and secondary institutions. The presence of a major mall and interchange will also strengthen its position as a highly livable and commuter-friendly precinct.

Given the rarity of such developments and their strong historical performance, developer interest is expected to be intense, and competition for units could be high.

Verdict

Arguably the flagship launch of 2026. This is a must-watch for buyers prioritising convenience, rental yield, and future resale value. High demand is likely, especially from HDB upgraders and investors seeking integrated lifestyle access in a mature neighbourhood.

Tengah Garden Residences – First Private Condo in Tengah

This marks an interesting development to pay attention to, simply because it is the first private condo to be launched in the emerging Tengah district. A district earmarked to be developed into the Punggol of the west.

The central investment thesis is built on the back of strong HDB upgrader demand from within Tengah itself, supported by a sizeable and growing BTO population. Spillover demand from surrounding mature estates like Chua Chu Kang and Jurong West adds further depth to the addressable resale market.

The key risk to note is the competition from current and future ECs in Tengah, which are priced at a subsidised entry and will eventually compete against Tengah Garden Residences at resale upon MOP.

Key Details Include:

• Plot Size: 273,000 sqft
• No of Units: 860
• MRT Proximity: Right next to Hong Kah MRT (JRL), est. operational 2027
• Land Price: $821 psf ppr

Verdict

An underdog worth a second look, particularly for investors with a longer holding horizon. The risk reward ratio is interesting, but the EC competition and rentability risk in the initial years warrants a deeper analysis before committing.

For a deep dive on the investment thesis for Tengah Garden Residences check out our latest research article on “Tengah Garden Residences Review“

Woodlands Drive 17 EC – North-Side Mega EC with Full Facilities and MRT Access

Woodlands Drive 17 EC is shaping up to be the most anticipated Executive Condo launch of 2026. 

Spanning approximately 270,000 square feet, it is nearly double the size of its neighbour Norwood Grand and sits just 250 metres from Woodlands South MRT on the Thomson-East Coast Line. 

This combination of scale, accessibility, and north-side location makes it a standout for both own-stay families and resale-focused investors.

Key highlights:

• Plot Size: About 270,000 square feet
  
• No of Units: 560, large sized development
  
• MRT Proximity: Approximately 250 metres to Woodlands South MRT
  
• Land Price Estimate: Between 700 and 750 psf per plot ratio
  

Importantly, it sits next to the Singapore Sports School and the upcoming Woodlands Health Campus, both of which contribute to the area’s transformation into a well-rounded family and wellness district. These anchors enhance not just livability, but also long-term investment potential.

Note: Norwood Grand as a potential price catalyst

This launch is also expected to ride on the pricing benchmarks set by Norwood Grand, which has helped draw attention to Woodlands as a viable and increasingly attractive district for upgraders.

Verdict

The Executive Condo to beat in 2026. Strong in all key areas such as location, scale, lifestyle appeal, and future upside. Ideal for long-term own-stay buyers, HDB upgraders, and investors looking for value in an underappreciated growth zone.

Dover (One-North) – Mixed-Use Living in a High-Growth Tech and Education Hub

Insert Image – Dover Road GLS

The upcoming Dover Road GLS is one of the most strategically located mixed-use developments of 2026. With 625 residential units and 3,000 square metres of commercial space, this project sits just 250 metres from One-North MRT, offering unmatched convenience for families, professionals, and investors alike.

Located in the heart of Singapore’s Research and Development hub, this new launch is positioned to benefit from the continued expansion of the One-North precinct — home to Fusionopolis, Biopolis, and top international schools. It also directly faces Fairfield Methodist Primary, placing it within a top school zone that further boosts family appeal.

Key highlights:

• Unit Count: Approximately 625 residential units
  
• Commercial Space: About 3,000 square metres of retail and dining space
  
• MRT Proximity: Just 250 metres to One-North MRT
  
• Land Price Estimate: TBC
  

This development combines residential living with lower floor F&B and retail offerings, creating a vibrant live-work-play environment. Its walkability to both an MRT station and a reputable primary school gives it rare dual appeal for families with young children and working professionals seeking lifestyle convenience.

The location is especially attractive to employees in the tech, biomedical, and education sectors. With limited new launches in the One-North area, this project is also well positioned for rental demand, driven by the steady influx of expatriates and local professionals working nearby.

In addition, the inclusion of mixed-use zoning helps future-proof the investment, as on-site retail adds value and foot traffic, supporting both community vibrancy and long-term capital appreciation.

We have written separately about a neighbouring new launch development around the One North area. For deeper analysis refer to LyndenWoods Condo Review: 2 Bedder Sweet Spot 

Verdict

For investors it will be important to compare its launch price with LyndenWoods which launched at a very competitive launch price and make sure to prioritize the right unit type, within the 2 bedroom and 2 bedroom plus study range. The area’s target exit buyers are couples with no kids, 2nd property investors optimizing for rental yield and not family homestay buyers. 

Lucerne Grand ( Previously known as Jurong Lakeside GLS) – MRT-Fronting Launch in the Heart of Jurong’s Transformation

The baseline case for Lucerne Grand rests on demonstrably healthy resale demand in the Lakeside cluster, independent of any Jurong Lake District transformation upside. Annualised capital gain across Lakeside resale condominiums averages 3.7%, above the 3% benchmark, and the three highest-performing developments are precisely those closest to Lakeside MRT and within 1km of Rulang Primary School: Caspian at 5.9%, The Lakeshore at 5.2%, and Lakeholmz at 4.3%. Lucerne Grand is positioned to sit closer to the MRT than any of these historical outperformers at approximately 50 metres walking distance, while simultaneously qualifying within the Rulang Primary 1km radius.

This location combination, held by no competing new launch in the area, provides a structurally defensible resale proposition even under the conservative assumption of no transformation-driven uplift.

Against its direct new-launch competition, Lucerne Grand holds a meaningful positional advantage that is not reflected in current peer pricing. Both Sora at $2,322 psf and The Lakegarden Residences at $2,188 psf sit outside Rulang Primary’s 1km radius and are between 1,200m to 1,400m from Lakeside MRT, disqualifying them from the same owner-occupier buyer demand catchment. Lucerne Grand, priced at a modest premium to mature resale stock but below these two peers, would offer investors genuine competitive parity or advantage across all evaluated vectors simultaneously: age, school proximity, MRT walkability, and relative affordability. No incumbent resale development within the cluster combines all four.

The Jurong Lake District transformation represents an asymmetric upside layer that the investment thesis does not require, but which materially improves the risk-reward calculus if it materialises on schedule. The operative framework separates this from the base case deliberately: JLD introduces PR buyer demand driven by 100,000 incoming white-collar jobs, accessibility improvements from the Jurong Regional Line reducing the perceived west penalty, and hard amenity anchors in Jurong Lake Gardens and the new Science Centre.

The key caution remains that JLD uplift is a mid-to-long-term catalyst with uncertain timing. Lucerne Grand’s investment merit is therefore grounded first in current-state Lakeside fundamentals, with the transformation functioning as an optionality premium rather than a prerequisite for a sound entry.

Key highlights:

• Plot Size: Approximately 150,000 square feet
  
• No of Units: 575, large sized development
  
• MRT Proximity: Opposite Lakeside MRT with side gate access
  
• Land Price: $1,132 psf per plot ratio
  

Verdict

Lucerne Grand’s investment case is grounded in one critical variable: entry price. The resale data establishes that outperformance in Lakeside is concentrated in developments closest to the MRT and within Rulang Primary’s 1km radius, and Lucerne Grand satisfies both conditions more completely than any existing development in the cluster.

However, that locational edge only translates into returns if the launch PSF is positioned close to Sora and Lake Grande with a slight premium

For a detailed deep dive, refer to our latest research article on Lucerne Grand Review.

Senja Close EC

The upcoming Executive Condominium (EC) at Senja Close in Bukit Panjang brings a rare opportunity to own a new EC in this mature estate. With its excellent connectivity to daily amenities, practical family-centric design, and the distinction of being the first EC launch in the area in over a decade, this project is tailored for buyers who value convenience, comfort, and established neighbourhood facilities.

Key Highlights

• Location: Senja Close, Bukit Panjang, Singapore
• Plot Size: Approximately 10,159.2 sqm (about 109,354 sq ft)
• Number of Units: Estimated 295 residential units
• MRT Proximity: Within a 10-minute walk to Jelapang LRT, connecting to Bukit Panjang MRT (Downtown Line) and Choa Chu Kang MRT (North-South Line)
• Lease: 99 years
• Tender Launch: 21 March 2025
• Tender Close: 5 August 2025, 12:00 noon
• Land Bid Price: $771 psf ppr (update as per latest news release)

Market Position

• Target Buyers: Especially attractive to families and HDB upgraders in Bukit Panjang and the northwest region who wish to stay within familiar surroundings while upgrading to private-standard living.
• Demand: With few new EC launches in the area since 2014, strong demand is anticipated.
• Design Potential: The focus on efficient layouts, natural light, and practical amenities positions this EC as a top choice for buyers who value comfort and convenience over pure transit connectivity.

Verdict

This EC is a compelling choice for families and buyers who prioritize functional layouts and the value of owning a EC in a mature HDB estate. While it may not offer immediate MRT access or panoramic landed views, its strengths lie in its established location within a mature estate and the rare opportunity to own an EC in Bukit Panjang after a long hiatus. Expect strong interest from upgraders and families seeking a practical, comfortable home within a well-connected, mature estate.

Tanah Merah (Bedok South Ave 3) – Final MRT-Fronting Launch in a Mature East-Side Enclave

This upcoming project beside Tanah Merah MRT is the final Government Land Sale site in the area with direct MRT access. Estimated to yield around 380 units and acquired at a land price between 1,120 and 1,200 dollars per square foot per plot ratio, the development blends transport convenience with the established appeal of a mature east-side neighbourhood.

The project’s biggest asset is its location. Few new launches along the East West Line offer true doorstep MRT proximity, making this site an attractive option for long-time east-side residents and investors seeking rental-ready assets.

Key highlights:

• Unit Count: Estimated 380 units
  
• MRT Proximity: Located directly beside Tanah Merah MRT
  
• Land Price Estimate: Between 1,120 and 1,200 psf per plot ratio
  
• Commercial Component: Purely residential with no integrated elements
  

Note: Nearby launches has not perform as well as expected

Despite its strengths, the project enters a sub-market that already carries unsold supply. Nearby launches such as Grandeur Park and Sceneca Residence continue to have available units, which may create short-term price resistance and slower take-up during launch.

Nonetheless, the scarcity of MRT-adjacent sites in this district will likely keep interest high, especially among east-side upgraders who value convenience and familiarity. The development also benefits from surrounding schools, eateries, and retail access in the Bedok and Simei areas, adding to its overall liveability.

The developer’s pricing approach will play a major role in determining absorption rate. Competitive entry points could help the project overcome supply overhang and establish a solid resale baseline.

Verdict

A location-driven launch with long-term relevance, but near-term risks. Best suited for buyers who prioritise MRT access and are comfortable holding through potential price stagnation in the early years.

Kallang Avenue – Compact City-Fringe Launch with CBD Proximity and Quiet Appeal

The upcoming Kallang Avenue project presents a rare opportunity to own a new launch condo on the edge of the city. Estimated at around 450 units and situated just 430 metres from either Lavender or Kallang MRT, this development offers central access without the commercial noise or congestion that often comes with more built-up downtown areas.

Acquired at a land price between 2,300 and 2,400 dollars per square foot per plot ratio, this launch will likely be positioned in the premium tier of city-fringe offerings. However, its strong locational attributes and boutique scale make it especially attractive to professionals, dual-income households, and investors looking for a right-sized home base close to the CBD.

Key highlights:

• Unit Count: Approximately 450 units
  
• MRT Proximity: Around 430 metres to Lavender or Kallang MRT
  
• Land Price Estimate: Between TBC
  
• Commercial Component: Minimal, with just 115 square metres allocated
  

The small commercial footprint limits foot traffic and retail activity, which may be a plus for those seeking residential privacy in an otherwise high-access location. Residents can enjoy walkability to the city core while living in a quieter enclave that feels more personal and less transient.

This site’s combination of MRT connectivity, proximity to employment hubs, and limited new launch competition in the immediate vicinity gives it an edge. While the leasehold status may give some buyers pause, the overall feel is closer to a boutique freehold product due to its low density and centralized location.

Verdict

An ideal choice for buyers who value convenience, privacy, and city living. Well suited for dual-income households, young professionals, or investors targeting high-demand rental locations with stable long-term appeal.

Looking for  Clarity Before Committing to a New Launch Condo?

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• A tailored shortlist of new launch condos that match your search criteria
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Book your New Launch Research Consultation now to make a confident and well-informed decision.

Conclusion: How to Navigate the 2026 New Launch Landscape

2026 is shaping up to be a standout year for new launch condos in Singapore, with a diverse mix of integrated hubs, MRT-fronting residences, and nature-facing ECs hitting the market. Whether you’re an upgrader seeking lifestyle convenience or an investor looking for future upside, early planning will be key.

From high-conviction picks like Hougang Interchange and Thomson View to value plays in Tengah and Sengkang, each project comes with its own strengths and trade-offs. Use this guide to match your goals with the right opportunity and move with confidence before the rest of the market catches up.

Relevant Read for New Launch Investing

• Full List of Condo that TOP in 2025 and 2024
• List of upcoming EC 2025
• Latest List of 2025 New Launch Condo – Worth looking out for ?
• How much do you need to invest in a new launch condo in 2026 ?
• How to choose the best new launch condo in 2026 ?
• Characteristics of New Launch Condos That Deliver the Highest Capital Appreciation in the Shortest Time

Frequently Asked Questions (FAQ)