Singapore's New Launch Pipeline: What 30+ Upcoming Projects Mean for You

You are looking at a new launch condo and trying to decide whether the price is justified. The developer's brochure tells you about the finishes, the facilities, the school proximity. What it does not tell you is what the developer paid for the land — and what that number implies about where launch prices are anchored for the next wave of projects launching in 2026 and 2027.

That information is public. It lives in the Government Land Sales (GLS) programme. And right now, 30+ projects are working their way through the pipeline — from sites already awarded to tenders currently open. Here is what the full picture looks like, and what it means for your specific situation.

The Pipeline at a Glance

Singapore's new home sales surged 62.3% year-on-year in the first 11 months of 2025, reaching 10,754 units — the strongest absorption since 2013. The government responded with sustained supply: the 1H 2026 GLS Confirmed List offers 4,575 units across nine sites, following a 2025 combined Confirmed List total of 7,785 private homes.

The message from MND and URA is consistent: keep land flowing to prevent runaway prices — while positioning supply in corridors where demand is structural, not speculative.

"The slate features a diverse spread of sites across CCR, RCR and OCR, with several plots situated in transformation areas or near major transport hubs. Developers will be monitoring closely as interest rates stay low and competition for well-located sites continues to intensify."— Marcus Chu, CEO, ERA Singapore

For buyers, more launches mean more genuine choices — but the best projects in the best corridors will still be absorbed quickly. Understanding what is coming before it arrives is the only structural advantage available to you.

Recently Awarded and Tendered GLS Sites

The following sites have been awarded or closed for tender in the past few months. Projects from these sites will form the backbone of the 2026–2028 new launch market.

★ Tender closed 3 Mar 2026 — provisional result, final award pending URA evaluation. Sources: URA, ERA, CBRE, 99.co, StackedHomes, James Ong proprietary data.

Hougang Central: The North-East Anchor Is Back

The most significant GLS award of early 2026 is Hougang Central. CapitaLand and UOL's winning bid of $1.502 billion ($1,179 psf ppr) — just 2.1% above the second bid from Sim Lian at $1,155 psf ppr — signals measured confidence rather than euphoria.

This is Hougang's first private residential GLS plot in over a decade, since Stars of Kovan in 2014. Analysts project future launch prices could exceed $2,500 psf, driven by MRT-integrated mixed-use positioning above the Hougang MRT station.

Three structural factors underpin the long-term case here:

• Cross Island Line integration at Hougang MRT from 2030 — a future interchange that lifts connectivity across the entire North-East corridor.
• ~31,000 HDB flats in Hougang, Punggol, Sengkang and Serangoon exiting their Minimum Occupation Period between 2020 and 2026 — a documented upgrader demand pipeline.
• ~40,000 sqm of planned commercial space — nearly double Hougang Mall's current GFA — creating a genuine live-work-play hub, not just a residential block.

James's note: The narrow 2.1% gap between CapitaLand/UOL's bid and Sim Lian's tells you something important. Two well-resourced developers independently ran the numbers and arrived at almost identical land valuations. That is developer consensus, not speculative bidding. When you see tight bid clustering at a large quantum site, it usually means the location fundamentals are well-understood by the market — not that one developer got carried away.

Lentor Central Parcel D: Five Bids Despite a Full Pipeline

The Lentor Central Parcel D tender closed on 3 March 2026 with five competitive bids, led by a GuocoLand-led consortium at approximately $1,278–$1,380 psf ppr. For context: sub-sale transactions at Lentor Modern averaged mid-$2,300 psf in 2025 and early 2026.

Five bidders despite a full pipeline of six prior Lentor launches is a signal worth noting. Developers are not bidding because they have no other options. They are bidding because they believe the location's demand fundamentals — MRT access, nature corridor, school proximity — remain intact regardless of supply volume.

For HDB upgraders in Ang Mo Kio, Bishan and the Northern corridor, Lentor remains a compelling destination. The estate is no longer a speculative bet — it is a proven address with a five-year resale track record.

The 1H 2026 Confirmed List: What's Coming Next

The 1H 2026 GLS Programme announced in December 2025 locks in nine sites that will form the 2027–2028 launch market. Here are the ones that matter most for buyers in each segment.

Bayshore Drive Tender OpenD16 · OCR · Commercial + ResidentialOCRUnits: 1,280 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2028

Largest site in the 1H 2026 programme. Positioned above the under-construction Bedok South MRT Station. No major condo launch in the Bayshore precinct since 2004 — over 20 years of pent-up demand. Waterfront transformation zone under the Bayshore Master Plan. Analysts project launch prices of $2,700–$2,800 psf given its integrated MRT positioning and sea view potential.

Peck Hay Road Tender OpenD9 · CCR · NewtonCCRUnits: 315 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027–2028

Adjacent to Newton MRT interchange and within 1km of ACS Junior. Sits at the centre of Newton's upcoming transformation into a mixed-use "Urban Village" under the 2025 URA Master Plan — a precinct-level re-rating event. The nearby Bukit Timah Road site was awarded in Nov 2025 at $1,820 psf ppr after strong competition. ERA expects 5+ bidders for Peck Hay Road.

New Upper Changi Road Tender OpenD16 · OCR · BedokOCRUnits: 1,040 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027–2028

First new private residential project within walking distance of Bedok MRT Central in 15 years. Opera Estate Primary within 1km; St Stephen's, Bedok Green Primary and Fengshan Primary within 2km — critical for families. Bedok is an established mature estate with strong HDB upgrader demand. Huttons projects strong developer competition given the long supply gap.

Berlayar Drive Tender OpenD4 · RCR · Greater Southern WaterfrontRCRUnits: 415 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027–2028

7-minute walk to Telok Blangah MRT. One stop from HarbourFront interchange. Second private housing plot in the former Keppel Club site — part of the 10,000-home Berlayar estate masterplan (7,000 HDB + 3,000 private). The adjacent Telok Blangah Road site was awarded to Kingsford in Nov 2025 at $1,326 psf ppr after three bids.

Dunearn Road (Parcel B) Tender OpenD11 · CCR · NovenaCCRUnits: 330 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027–2028

Complements Parcel A which was awarded in Jun 2025 to CSC Land + Sekisui + Frasers at $1,410 psf ppr. Mixed-use potential in the established Novena healthcare hub corridor. Smaller quantum makes it accessible to a wider developer base. Suitable for CCR buyers seeking proximity to healthcare, amenities and the city fringe.

Miltonia Close (EC) Tender Closing Apr 2026D27 · EC · Yishun / SembawangECUnits: ~430 Status: Tender closing Apr 2026 Est. Launch: Jun–Jul 2027

North-region EC in the Yishun / Lower Seletar Reservoir corridor. EC land rates are expected in the $750–$850 psf ppr range, implying launch prices around $1,750–$1,900 psf. With ~9,800 HDB flats in the North exiting MOP by 2029, EC demand in this corridor is structural, not speculative.

Canberra Drive (EC) Tender OpenD25 · EC · Canberra / SembawangECUnits: ~185 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027

Compact EC site in the established Canberra corridor. Smaller unit yield means lower capital outlay for the developer — potentially more competitive pricing at launch. Close to Canberra MRT and the ActiveSG Sport Centre @ Bukit Canberra. Appeals to North-region upgraders who missed Norwood Grand or Coastal Cabana.

Sembawang Drive (EC) Tender OpenD27 · EC · SembawangECUnits: ~450 Status: Tender open, 1H 2026 Confirmed List Est. Launch: 2027

Follows the strong four-bidder response for the adjacent Sembawang Road EC site awarded to Oriental Pacific Holdings at $692 psf ppr in Sep 2025. Norwood Grand's sell-out performance has validated sustained buyer appetite in this corridor. Structurally supported by the large North HDB MOP pipeline through 2029.

What This Means — By Buyer Type

If you are an HDB upgrader

A large OCR pipeline gives you genuine choices in the $1.4M–$2M range. Chencharu Close, Hougang Central, Lentor Central, Bayshore Drive and New Upper Changi Road all offer different lifestyle profiles across different corridors. The risk is not supply — it is timing. OCR land rates are now consistently above $1,000 psf ppr, which means entry prices are not coming down structurally. If your HDB is MOP-eligible today, deferring carries a real cost.

If you are an EC buyer

The three EC sites in the pipeline — Sembawang Drive (~450 units), Canberra Drive (~185 units) and Miltonia Close (~430 units, closing April 2026) — all imply launch prices in the $1,700–$1,900 psf range. EC land rates remain well below private GLS sites ($692–$800 psf ppr range), providing a structural price buffer that new private launches cannot match. EC eligibility windows are not permanent — the income ceiling and resale restrictions mean acting with intent matters more than optimising timing.

If you are a property investor

The transformation corridors are where capital appreciation over the next decade will be concentrated: Bayshore waterfront, Newton Urban Village, Greater Southern Waterfront (Telok Blangah/Berlayar), and the North-East CRL interchange at Hougang. As UOB Research projects SORA falling to ~1.32% by end-2026, cashflow arithmetic for leveraged investments improves significantly. The structural argument for yield-generating assets in transformation precincts is the strongest it has been since 2021.

The Macro Backdrop: Nine Years of Gains — Will It Continue?

Singapore's private property index has posted nine consecutive years of gains — approximately 3.4% in 2025, following 3.9% in 2024, 6.8% in 2023 and 8.6% in 2022. The question is not whether prices will rise, but at what pace and in which segments.

Three structural forces underpin continued support:

1. Income growth. Singapore's GDP grew 4.8% in 2025, with median household incomes continuing to rise. UOB Research forecasts moderation to approximately 2.6% in 2026, but the income base supporting property demand remains intact.
2. Household formation. Marriages and demographics continue to drive first-home and upgrade demand. This is need-based absorption, not speculative.
3. Flush household liquidity. Singapore household deposits have been rising, loan-to-deposit ratios have been falling, and foreign capital inflows continue — particularly relevant for CCR premium segments.

The downside risk is tariff-related. Singapore's trade-open economy is highly exposed to US tariff escalation on key trading partners. UOB forecasts GDP moderating to 2.6% in 2026, with delays in corporate investment potentially slowing expatriate demand. This reinforces one conclusion: buy quality locations with documented transformation fundamentals, not generic mass-market products without a growth story.

Three Steps to Navigate This Pipeline

Step 1 — Know your actual budget before any launch

Before evaluating any project, calculate your maximum borrowing capacity under TDSR and MSR, your available CPF Ordinary Account balance, and your net sale proceeds if you are selling a current property. The number that matters is your real ceiling — not what a mortgage broker says you could theoretically borrow. That number determines which part of the pipeline is actually relevant to you.

Step 2 — Choose your corridor, not just your project

The best property decisions in Singapore over the next decade will be corridor decisions first. Every project in a strong corridor has structural support from government infrastructure spending and documented upgrader demand pools. A weaker project in the right corridor will likely outperform a better-finished project in a corridor without a structural demand story.

Step 3 — Get on VVIP preview lists before the public launch

The 2025 experience was unambiguous: projects aligned with a buyer corridor and priced at or below developer breakeven estimates sold out on preview weekend. By the time the general public sees it, the best stacks are gone. Positioning yourself in advance — with a clear financial mandate, a shortlisted corridor, and a registered interest — is the only structural edge available in Singapore's new launch market.

Want to map your financial position to the right project before the next launch?

I'm James Ong, CEA-licensed property consultant with PropNex Realty. Before any sales gallery visit, I walk clients through the GLS land data behind the project — what the developer paid, how many competitors bid against them, and whether the launch price reflects disciplined margin or premium extraction. For your situation, I can also map the full supply pipeline for your target corridor so you understand the resale and rental landscape before you commit.

WhatsApp James at 9111 1173

James Ong · CEA Reg No. R008385F · PropNex Realty Pte Ltd
Specialist: HDB Upgrades · EC Purchases · Districts 20 & 26 · River Valley · Upper Thomson / Lentor / Springleaf Corridor

This article is for informational purposes only and does not constitute financial or investment advice. All GLS data sourced from URA public records. Launch price estimates for upcoming projects are based on publicly available market analysis and subject to change.

Sources: URA GLS Programme — ura.gov.sg · ERA Singapore, 1H 2026 GLS Commentary, Dec 2025 · ERA Singapore, Hougang Central GLS Site Analysis · CBRE Singapore, 1H 2026 GLS Commentary · 99.co, Lentor Central Parcel D Tender Close, Mar 2026 · StackedHomes, Hougang Central Bid Analysis · UOB Global Economics & Markets Research, Outlook 2026 Seminar, 15 January 2026