Market Intelligence | Singapore Residential Property | March 2026 CEA Licensed · mychoicehomez.com | 6 min read

Data sourced from UOB Global Economics & Markets Research (January 2026), URA, EdgeProp, ERA Singapore, PropNex, StackedHomes, as at March 2026.

The Headline Numbers

Singapore's private property index posted its ninth consecutive year of gains in 2025 — approximately 3.4% for the full year, according to UOB Economics & Markets Research. This follows 3.9% in 2024, 6.8% in 2023, and 8.6% in 2022.

The direction is consistent. The pace is decelerating. That is not a warning sign — it is a normalisation from the post-pandemic surge years.

Breaking down by segment (full-year 2025, per available URA data):

• Landed: +7.6% full year, with significant Q4 strength
• Non-landed CCR: +1.9% full year, with Q4 softness (-3.5% QoQ)
• Non-landed RCR: +1.6% full year
• Non-landed OCR: +3.2% full year

OCR outperformed CCR in 2025 — a direct reflection of the HDB upgrader demand story that defines this market cycle.

New Launch Performance: 2025 in Review

2025 was a strong year for new launch absorption. Of the 15 best-selling new home launches in 2025, nine achieved sales of over 90% — a clear signal of broad-based demand rather than a handful of standout projects. EdgeProp.sg

Key benchmarks:

• Skye at Holland (666 units, UOL/CapitaLand JV): 99% sold
• LyndenWoods (343 units, CapitaLand): 94% sold at S$2,450 psf average
• The Orie (777 units, CDL/Frasers/Sekisui): 94% sold at S$2,704 psf average
• River Green (524 units, Wing Tai): 88% at launch, 92% by Feb 2026
• Zyon Grand (706 units, CDL/Mitsui): 87% sold at S$3,050 psf average
• Lentor Central Residences (477 units, HLH/GuocoLand/CSC): 93% sold at S$2,200 psf, now 100% sold

Developers sold approximately 10,620 new private homes (excluding ECs) in 2025, with PropNex forecasting 3%–4% price growth for 2026. EdgeProp.sg

The 2026 Supply Picture

Private home completions are expected to rise from approximately 5,200 units in 2025 to roughly 7,000 units in 2026, as projects launched during the post-pandemic surge reach TOP. At the same time, the number of new launches is forecast to dip from 26 projects in 2025 to approximately 17 in 2026, with total new supply falling by nearly 30% from about 11,400 units to roughly 8,100 units. Stacked Homes

This creates a specific dynamic: more completed homes entering the resale and rental markets simultaneously, but fewer new launches competing for buyer attention. For buyers who prefer new launches, the choice in 2026 is narrower but potentially cleaner — fewer distractions, stronger individual project visibility.

River Modern (GuocoLand, 455 units, launched March 2026) is already the year's benchmark — best-selling non-landed new launch in Singapore by both unit count and percentage sold. The next major launch anticipated: River Valley Green Parcel C (tender ~April 2026, earliest launch ~H2 2027).

The Interest Rate Story

UOB Research (January 2026) forecasts:

• 2 more US Fed rate cuts in 2026
• End-2026 SORA 3M forecast: approximately 1.32%
• End-2026 SOFR forecast: approximately 3.23%

The SORA-SOFR spread — which widened unexpectedly after the April 2025 "Liberation Day" tariff announcements as capital fled to Singapore as a safe haven — is beginning to normalise. This means Singapore borrowers are paying below the US rate benchmark, and that advantage is expected to persist through 2026.

For a S$1.5M mortgage at 75% LTV (S$1.125M loan), the difference between 2023 peak SORA-linked rates (~4%) and projected end-2026 rates (~1.9%) represents approximately S$1,250/month in reduced debt servicing — meaningful for buyers who were on the margin of TDSR eligibility.

Three Demand Drivers to Watch

UOB's framework for Singapore residential demand rests on three structural drivers. Here is their current status:

Household income: Singapore's GDP grew 4.8% in 2025, with income gains broadly distributed. GDP forecast to moderate to approximately 2.6% in 2026 as tariff impacts filter through key trading partners. Income growth is expected to slow — not reverse.

Household formation: Marriage rates and household formation remain stable. HDB BTO completions are rising (approximately 18,000 units expected in 2025, per HDB), which provides the first-home base from which upgraders eventually enter the private market.

Household liquidity: Singapore household deposits are elevated and rising. Leverage is historically low. Household balance sheets are not stressed. This is the demand profile of a market that can sustain moderate price growth without forced selling or distress.

The Key Risk to Monitor

The most consequential external risk is not interest rates or domestic supply — it is trade policy.

Singapore's GDP growth in 2025 was significantly boosted by front-loading of exports ahead of anticipated US tariffs. If a material slowdown in global trade flows affects Singapore's electronics, financial services, and professional sector employment — the sectors that underpin the household incomes supporting property demand — the picture changes.

The April 2025 "Liberation Day" tariff announcements already triggered capital flow volatility that widened the SORA-SOFR spread unexpectedly. A sustained US-China-EU trade contraction is the scenario most likely to soften Singapore property demand meaningfully. It is not the base case, but it deserves a line in your risk assessment.

The Bottom Line for Q1 2026

Singapore's property market enters Q1 2026 in a state of measured momentum — not frothy, not correcting. Demand is structurally supported by domestic upgraders with unlocked HDB equity. Supply is moderating. Rates are falling. New launches are clearing well above 80% where product, price, and location align.

The buyers who are thinking clearly are not asking "will prices go up?" They are asking "which specific asset, in which specific location, at which specific quantum, makes the most sense for my life stage, holding horizon, and financial position?"

That is the conversation worth having before the next window closes.

📲 WhatsApp James at 91111173 CEA Licensed Property Consultant · PropNex · mychoicehomez.com · Replies within the day

/new-launch-in-the-lentor-area/

Meta Title: Lentor New Launch Condos 2026: Full Tracker — Prices, Sales and What's Still Available Meta Description: Six launches. 94% sold. Lentor Modern has TOPped. Here's the complete 2026 tracker of every Lentor Hills project — prices, sell-through rates, and what comes next. Excerpt: Six launches. Nearly 3,000 units. A 94% sell-through rate. Lentor Modern has keys in owners' hands. The precinct that didn't exist four years ago is now Singapore's most closely watched OCR estate. Here's the complete 2026 state-of-play.

Lentor New Launches 2026: The Complete State-of-Play

District 26 · Lentor Hills | Market Tracker | March 2026 CEA Licensed · mychoicehomez.com | 7 min read

In 2021, Lentor was a quiet landed enclave with aging private condos and virtually no new residential supply.

In 2026, it is the most closely tracked OCR precinct in Singapore — six launched developments, nearly 3,000 units, a 94% aggregate sell-through rate, and the first project already TOPped and handing over keys. The precinct was built on faith. The data has since validated it.

Here is the complete state-of-play for every project, plus what is still coming.

The Complete Lentor Tracker

Sources: EdgeProp, GuocoLand, Hong Leong Holdings, Huttons, PropNex, URA, March 2026

What Lentor Modern's TOP Actually Proved

Lentor Modern received its Temporary Occupation Permit in August 2025 — the first development in the Lentor Hills estate to complete.

This matters beyond the obvious. A precinct's credibility is partly a promise until the first development delivers. Residents move in. The supermarket opens. The childcare fills. The MRT connection becomes a daily reality rather than a floor plan label.

Subsale transactions at Lentor Modern have already been recorded at double-digit gains from launch pricing, per StackedHomes analysis. That is the earliest market signal that the precinct has sustained its value into the resale and rental market, not just the new launch phase.

The Price Progression Story

Read the Lentor price table from top to bottom and you see a clear story: consistent upward pressure across five launches over three years, with Lentor Mansion achieving the precinct's highest average at S$2,257 psf despite being the fifth project to launch.

The conventional expectation — that supply overhang from multiple launches in the same area would compress pricing — did not materialise. Each successive launch absorbed cleanly, often at a higher psf than the previous one.

The explanation is straightforward. Lentor's buyer pool — HDB upgraders from Ang Mo Kio, Bishan, Yishun, and Thomson who want a new private home near familiar schools and community — is genuine, funded by HDB resale equity, and not particularly price-elastic. They are buying lifestyle continuity at a private standard, not chasing speculative momentum. That base of owner-occupier demand is one of the most durable demand profiles in Singapore's residential market.

Lentor Gardens Residences — The Seventh Parcel

Kingsford Development secured the Lentor Gardens site for S$429.23 million, working out to approximately S$920 psf ppr. Lentor-gardensresidences This was the lowest land cost among the last four Lentor parcels — reflecting either value identification or more competitive bidding dynamics as the precinct matured.

PropNex CEO Ismail Gafoor estimated the average selling price at above S$2,150 psf based on this land cost, noting Lentor Central Residences' 93% launch rate as evidence that well-positioned, sensibly-priced projects can still achieve good absorption despite earlier supply overhang concerns. EdgeProp.sg

The development comprises approximately 499 units across four blocks of 8–16 storeys — lower-rise than most Lentor peers, which translates to a quieter, less dense living environment. Family-weighted unit mix: two- to five-bedroom and penthouse layouts. Covered linkway to Lentor MRT (TE5). Adjacent to the upcoming Hillock Park. Expected TOP: Q1 2029.

For a full review of Lentor Gardens Residences — pricing context, supply risk, school catchments, and the honest verdict — see our complete project review.

The Supply Risk — Stated Plainly

ERA CEO Marcus Chu flagged that total new housing stock within a 2km radius of the Lentor precinct will reach approximately 4,390 units once the Springleaf Residence development completes — drawing from the same pool of potential upgraders in Ang Mo Kio, Yio Chu Kang, and Yishun. EdgeProp.sg

That is a real number. Combined with Lentor Gardens Residences and any potential eighth parcel, buyers planning to sell within 5 years will be competing in a market with significant simultaneous resale inventory from neighbouring projects.

The mitigant: as at April 2025, only an estimated 135 units out of 2,954 launched units remained unsold across the first six Lentor parcels EdgeProp.sg — proving that the precinct absorbed supply cleanly at each stage. A precinct that clears this efficiently tends to maintain resale depth even when new completions arrive.

The honest framing for Lentor Gardens Residences buyers: 7–12 year hold, not a 3–5 year trade. The investment thesis is precinct maturation, not short-cycle appreciation.

What's Still Coming

The eighth and final Lentor Hills parcel has not yet been tendered. Its timing and pricing will determine the ultimate price ceiling for the precinct's new launch phase. When it launches — likely 2027 at the earliest — it will enter a market where the infrastructure is proven, the schools are established, the MRT is operational, and every prior launch has cleared.

That context historically supports, not undermines, pricing for the final parcels in a well-executed precinct plan.

Ready to Compare Lentor Options for Your Situation?

I work with HDB upgrader families across Districts 20 and 26. If you want an honest, no-pressure read on Lentor Gardens Residences vs Springleaf Residence vs JadeScape resale — for your specific budget, CPF position, school timeline, and holding horizon — let's talk.

📲 WhatsApp James at 91111173 CEA Licensed Property Consultant · PropNex · mychoicehomez.com · Replies within the day · No obligation

All data sourced from EdgeProp, GuocoLand, Hong Leong Holdings, Kingsford Development, Huttons, PropNex, ERA, and URA Realis as at March 2026. This article does not constitute financial or investment advice..