Some good projects still have units left a year or two after launch. Developers sometimes adjust prices to clear them. A lower price can be a real chance, or a sign the best units are gone. This page shows what is left at four projects, and how I check whether a discount is real.
Four projects with units still selling
| Project | Location | Homes | Launch | Where it stands |
|---|---|---|---|---|
| Union Square Residences | Havelock Road, Singapore River (D1) | 366 | Nov 2024, average $3,200 psf | Over 37% sold at full price before CDL adjusted selected stacks, from $2,605 psf. Transactions over the past 12 months: $2,662 to $3,828 psf. Keys 2028. |
| Zyon Grand | Zion Road, River Valley | 706 | Oct 2025, 84% sold on launch weekend at an average $3,050 psf | About 90% sold, roughly 70 units left (late Sep 2026). |
| Springleaf Residence | Upper Thomson Road (D26) | 941 | Aug 2025, 870 sold on launch weekend at an average $2,175 psf | Over 95% sold. The Conservation Series, eight 3-bedroom + flexi units of 1,259 sqft from $2,170 psf, had six left in early October 2026. |
| Aurea | Beach Road, former Golden Mile Complex (D7) | 188 | 23 units sold in the first phase at an average $3,005 psf | 83 of 188 sold (1 Oct 2026). Transactions so far: $2,587 to $3,559 psf. |
Sources: URA caveats as reported by EdgeProp, 99.co, Stacked Homes and project trackers, September and October 2026; CDL launch figures, November 2024. Unit counts change weekly, so ask for the current list before deciding.
Is the discount real? Four checks
- Compare with the project's own record. Set the price you're offered against the launch average and the last 12 months of transactions in the same building, same size, similar floor.
- Compare with the neighbours. A lower price only matters if it is lower than what comparable new launches nearby sold at. For Union Square, that is the $3,000 to $3,228 psf band that River Green, Zyon Grand and River Modern cleared.
- Look at what's actually left. Late units are often the harder stacks: lower floors, a blocked view, an awkward layout. A discount on a weaker unit may simply be its fair price.
- Know why the developer is adjusting. Developers must complete the project and sell every unit within five years of buying the land to get most of their stamp duty back. Projects nearer that deadline have a stronger reason to price sharply.
Who late units suit, and who should skip
- Buyers who want a shorter wait for keys than a brand-new launch.
- Buyers who are flexible on floor and facing.
- Buyers who want to see sales and resale data before committing, not just a showflat.
- Anyone set on a specific top-floor stack or view; those usually go first.
- Anyone buying only because a price was cut, without checking the four points above.
Offered a unit at a lower price?
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- A developer discount isn't automatically a red flag
- Union Square Residences: is $3,157 psf still fair?
- Springleaf vs Upper Thomson Parcel A
- Big Estates: 1,000-home launches compared
This page is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd