Singapore Property Market Pulse: What the November 2025 Numbers Really Tell Us

The Singapore property market showed continued moderation in early November 2025, with developers moving just 59 units in the week of November 3rd to 9th. This represents a significant slowdown from the 96 units sold the previous week and a stark contrast to the 1,499 units transacted in July's peak. But before you interpret this as a crash, let me share what my 15 years of property management experience tells me about reading these numbers correctly.

The Rest of Central Region continues to dominate with 54.2% of transactions, while the Core Central Region accounted for only 15.3% of sales. What's particularly interesting is the project mix: River Green led the CCR with just 2 units, One Marina Gardens topped the RCR with 6 units, and Faber Residence moved 3 units in the OCR. These modest numbers actually reflect a healthy market correction after months of aggressive buying, not a collapse in demand.

Here's what most analysts miss: the Telok Blangah Road Government Land Sales site attracted 3 serious bidders with a winning bid of $1,326 per square foot per plot ratio from Kingsford Hurray Development. This is the first private residential site in the Greater Southern Waterfront since 1990's Harbour View Towers. The billion dollar quantum naturally limited participation, but the key insight is this: developers are willing to bet big on long term transformation zones. Similarly, the first BTO launch in the Greater Southern Waterfront, Berlayar Residences, received overwhelming applications. When both private developers and public homebuyers show strong interest in the same location, it signals genuine demand, not speculative froth.

From my property management perspective, I'm watching several projects that represent exceptional value right now. Aurea at Beach Road stands out as potentially undervalued at $2,723 psf in a prime CCR location, especially when surrounded by projects like Midtown Bay commanding $8.13 median rental psf. For investment focused buyers, a 2 bedroom unit at Aurea can potentially achieve 3.45% rental yield, comparable to much pricier neighbors. This is the kind of market inefficiency that creates real wealth building opportunities.

For first time buyers and upgraders, the current slowdown creates breathing room. Projects like Otto Place EC, with remaining 3 bedroom units from $1,442,000 at $1,654 psf, offer genuine affordability in District 24. Meanwhile, several projects including Faber Residence and Springleaf Residence are implementing 2% price increases on November 11th, signaling that developers remain confident in their pricing despite slower transaction volumes. As someone who has managed properties through multiple market cycles, I can tell you that selective price adjustments during quiet periods often precede the next uptick.

What concerns me more than transaction volumes are the fundamentals: build quality, location transformation potential, and long term value retention. The Greater Southern Waterfront development is a generational opportunity that will reshape Singapore's property landscape over the next decade. Projects securing first mover advantage in this zone, similar to what we saw with the Bayshore Road GLS tender, will likely deliver outsized returns for patient investors.

My advice for November 2025: don't chase the crowd during hot periods, and don't panic during quiet weeks. Focus on projects with strong fundamentals, proximity to transformation zones, and developers with proven track records. The current market offers something we rarely see: time to conduct proper due diligence without the pressure of weekend sell outs. Use this window wisely.

For buyers looking at upcoming launches, pay attention to Coastal Cabana EC launching in December, Pasir Ris's first beachfront EC in 12 years with 748 units. Newport Residences, opening its showflat January 16th, 2026, represents a rare freehold integrated development on the CBD fringe. River Modern by Guoco Land, targeting a March 2026 launch in District 9, offers direct MRT access and shopping mall connectivity. These projects will test whether the market's appetite returns in early 2026.

As always, I encourage buyers to look beyond price per square foot. Assess building quality, management track records, defect liability periods, and long term maintenance costs. Having spent years managing everything from M&E systems to major renovation projects at properties managed by CBRE, Knight Frank, and Savills, I can tell you that a cheaper purchase price often leads to higher lifetime costs if the building quality is compromised.

The Singapore property market isn't collapsing; it's normalizing. And normalization creates opportunities for informed buyers who understand value, not just price. If you're considering a purchase in the current market, let's have a conversation about what really matters beyond the transaction price. Book a consultation and let me share what 15 years of property management has taught me about identifying properties that stand the test of time.

Market data source: Property market transactions week of November 2025