Full-depth analysis of Singapore's new condo launches — STAR scorecards, GFA harmonisation checks, and the 7-Layer breakdown covering price floor, yield, and exit. The management reality most agents never mention before you sign.
Three-tier test: land cost floor ($2,975 psf at 15% margin), D10 leasehold/freehold resale comparables, and Holland Plain Plot 2 implied pricing ($3,100+ psf). Is $3,000 psf for Amberwood defensible? The honest answer.
Amberwood is GFA harmonised - strata area equals liveable area. Floor plans have not yet been released ahead of the Sep 2026 preview. At $3,000 psf and $2.6–$5M unit prices, the layout efficiency question matters. Here is what to ask when the plans are released.
Sim Lian bid $1,432 psf/ppr — 22% above the next bidder — for Holland Link in August 2025. Breakeven ~$2,587 psf, ASP floor $2,975–$3,104 psf. Holland Plain Plot 2 already awarded at $1,491 psf/ppr. Here is what the land cost tells you about downside risk.
D9 River Valley 2-bedders near Great World MRT currently rent for $5,500–$6,500/month. At $3,500+ psf entry, gross yield is 2.6–3.1% and net yield falls to 1.8–2.3%. This is not a yield play.
Price floor, floor plan, pricing test, yield, and exit — the full Buy Right numbers for Amberwood at Holland, ahead of its September 2026 preview.
Price floor, floor plan, pricing test, yield, corridor spine, and exit — the full Buy Right numbers for Lentor Gardens Residences after launch, in one analysis.
Sim Lian paid $1,432 psf/ppr — 22% above the next bidder — for Plot 1 of 8 in the Holland Plain precinct. 212 units, 3BR–5BR only, freehold CCR, preview Sep 2026. Full 7-layer analysis: price floor, floor plan, psf test, yield, corridor, exit, MCST.
Thomson Reserve launches Q3 2026 at $2,500–$3,100 psf on a 5-hectare site beside MacRitchie Reservoir — the largest D20 launch since JadeScape. Buy now for schools and owner-stay, or wait 18–24 months for Parcel A? James breaks down the land cost, stack selection, and the real cost of waiting.
Hougang Central Residences is the first major mixed-use private development in Hougang — 835 units, UOL + CapitaLand JV, D19, 99-year GLS at $1,179 psf/ppr. James's 7-layer analysis: STAR 73, buy selective.