URA launched tenders on 13 August for a 390-unit site at Marina Gardens Lane and a 110-unit boutique plot on Orchard Boulevard, and the bids that come in by late October will show how much developers still believe in prime-district demand.
Insights
Dated market intelligence: land sales, policy moves, market shifts. Every piece cites its primary sources and carries its date, because market commentary has a shelf life and we label ours.
- Two prime sites, 500 homes: URA tests the top end of the market
- What HDB owners want next is an MRT station, not a prime address
PropNex's survey of 1,533 HDB flat owners finds 55% still aspire to private housing, but nine in ten are working with budgets below $2.5 million and the city fringe has overtaken the suburbs as the preferred destination.
- Four rare HDB shophouses seek $13.4 million in one portfolio
A portfolio of four privately held HDB shophouse units in Bras Basah and Lavender has been put up for sale at a $13.4 million guide price, offered with tenancies in place through an EOI run by CBRE.
- Thomson Reserve will lead the 4Q line-up with 1,268 units
UOL and CapitaLand Development confirmed in UOL's 1H2026 results that the 1,268-unit Thomson Reserve on the former Thomson View site launches in the fourth quarter of 2026, with two more launches lined up for 2027.
- City Plaza finally has its 80%. Now someone must pay $970 million
The 46-year-old City Plaza opened its collective sale tender on 11 August at a $970 million guide price, the first of its three attempts to cross the 80% owner mandate. Commercial zoning means no ABSD on the land, and URA has given in-principle support for a residential-led redevelopment near Paya Lebar MRT.
- HDB resale's busiest month of 2026 came with cheaper flats
July saw 2,660 HDB resale flats change hands, the most this year, yet prices fell 0.7% on the month, with mature estates leading the decline, according to 99.co-SRX flash estimates.
- Lakeside Towers tries again at $350M. The maths has moved
The 45-year-old Lakeside Towers relaunched its collective sale on 5 August at the same $350 million reserve it failed to achieve in 2023, but a shorter lease, a busier Jurong Lake District and a nearly sold-out neighbourhood have changed the calculation on both sides.
- A $1.65M Bishan maisonette is Singapore's priciest executive flat
A 39-year-old executive maisonette at Block 192 Bishan Street 13 sold for $1.65 million in August 2026, the highest price ever paid for an executive flat and the highest HDB resale price recorded in Bishan.
- New Bill lowers en bloc consent to 65% for the oldest condos
A Bill introduced in Parliament on 4 August 2026 would let condos aged 40 to 59 sell collectively with 70% consent and those 60 and older with 65%, while making sale attempts harder to start and faster to finish.
- Berlayar Drive's tender closes with one bid, above forecasts
URA's Berlayar Drive tender closed on 4 August with a single bid of $576.8 million from a GuocoLand consortium, about $1,515 psf per plot ratio, higher than analysts' pre-close forecasts despite drawing no competition.
- Little India's heritage houses draw seven bids and a 48% gap
URA's tender for 18 conserved terrace houses at Chitty Road and Veerasamy Road closed with seven bids, topped by YK Land at $35.3 million, 48% above the next offer. What the scramble for a tiny heritage site says about where developer appetite has gone.
- Mega en bloc sites get seven years to sell. Pricing still rules
Developers who buy large collective sale sites from 29 July get six to seven years to complete and sell out, up from five, a change aimed squarely at reviving the mega en bloc.
- The 15-month wait-out is gone, with one big catch
Singapore removed the 15-month wait-out period for private property owners buying HDB resale flats with immediate effect on 28 July, but only for purchases without an HDB housing loan.
- Dunearn House sells 56% at launch as buyers draw a price line
Turf City's first condo sold 212 of 380 units over its July 25 to 26 launch weekend at an average of $3,140 psf, a solid result for a quiet prime-district market but the second straight launch to land near 55%, well under 2026's 75.8% average.
- October's BTO brings 7,960 flats. Bayshore is the one to watch
HDB has confirmed about 7,960 BTO flats for October across six towns, the year's biggest exercise, with early previews pointing to two Bayshore projects by the MRT and a likely Prime project at Caldecott.
- Toa Payoh led a record quarter for million-dollar HDB flats
HDB's full Q2 2026 data confirms a second straight quarterly price dip and shows where the record 491 million-dollar resales happened, led by Toa Payoh, Queenstown and Bukit Merah.
- Private home prices rose 1.4% in H1, the slowest since 2020
URA's full Q2 2026 statistics confirm a 0.5% quarterly price rise and reveal the detail behind it, with resale transactions up 18.2%, rents accelerating to 0.7%, and a heavy supply pipeline loading for the second half.
- A $1.19M Bedok flat just reset the East's 4-room ceiling
A five-year-old 4-room flat at Bedok South Horizon sold for $1,190,000 in July 2026, a new record for the East region, on the back of a 94-year lease and the upcoming Bedok South MRT station.
- Tan Boon Liat sells for $950 mil in the biggest en bloc since 2018
Kingsford Group has agreed to buy the freehold Tan Boon Liat Building next to Havelock MRT for $950 million, Singapore's largest collective sale in eight years, with URA advising a rezoning that could put twin 48-storey residential towers on the site.
- Community Care Apartments open at 55, and fees drop up to 75%
Singapore lowers the eligibility age for Community Care Apartments from 65 to 55 and cuts monthly service fees by 18% to 75%, opening a new right-sizing path for owners in their 50s.
- Lentor Gardens sells 54% on day one. The mix tells the story
Kingsford sold 270 of 499 units at Lentor Gardens Residences on its July 18 launch day at an average of $2,350 psf, with the compact three-bedders gone within hours.
- Who buys million-dollar HDB flats? Mostly not with extra cash
A PropNex survey of 110 million-dollar HDB resales closed in 2025 finds 69.1% of buyers paid no cash-over-valuation, and most buyers were aged 30 to 49.
- MacPherson's 4-room record hits $1.1M, and it's a mid-floor unit
A 93 sqm 4-room flat at 82B Circuit Road in MacPherson sold for $1.1 million in July 2026, a new high for the estate and its HDB town, set on the 7th to 9th storey band, below the floors that held the old record.
- Rents crept up in June, but the real story is volume
Condo and HDB leasing activity bounced back in June 2026 after a quiet May, and volumes rose faster than rents, a sign new supply is being absorbed without pushing prices sharply higher.
- Bayshore Drive draws a record $2.128b bid for the East Coast
A Frasers Property-led consortium bid $2.128 billion at $1,323 psf ppr for the Bayshore Drive mixed-use site, the highest price ever for a Government Land Sales plot outside the CBD and a marker for where East Coast launch prices go next.
- New home sales hit a 28-month low in June. Here's the real story
Developers sold just 156 new private homes in June 2026, the lowest since February 2024, after a month with zero new launches. First-half sales of 4,164 units show demand itself has not gone anywhere.
- People's Park Centre tries en bloc again, $320m below 2022's ask
Chinatown's People's Park Centre has launched its third collective sale attempt at a $1.48 billion guide price, $320 million below its 2022 reserve, with the tender running from 16 July to 16 September 2026.
- Young HDB resale flats are losing buyers to BTO launches
Resale deals for flats under 10 years old fell to a six-year low in 2Q2026 as buyers switched to cheaper BTO launches, new Realion Group research shows.
- URA reopens Clarke Quay and Beach Road to hotels and hostels
A two-year URA pilot lifts a 12-year ban on new hotels, hostels and serviced apartments in two heritage street blocks, and shophouse owners are already testing the market.
- Dunearn House: what Turf City's first condo means for buyers
Dunearn House, the first private condo in the redeveloping Bukit Timah Turf City precinct, drew 5,900 visitors at preview ahead of its 25 July sales launch. Here is what its pricing signals for buyers.
- High Point's fifth en bloc tender closes without a buyer
The $580 million collective sale tender for freehold High Point at Mount Elizabeth closed on June 9 with no award, leaving owners a roughly 10 week window to find a buyer by private treaty.
- Gillman Barracks housing estate: what stays and what goes
HDB's environmental and heritage studies clear the way for a public-private housing estate at Gillman Barracks, keeping 25 of 86 buildings and about 8 hectares of green space, with public feedback open until August 6.
- HDB to clear two-thirds of Maju Forest for flats: what to know
HDB will develop 15 of Maju Forest's 23 hectares in Clementi for public housing and keep 8 hectares for nature, with public feedback open until August 6.
- Tampines sets a new HDB high: $1.24M for a 31-year-old executive flat
A 149 sqm executive apartment at Block 856F Tampines Street 82 sold for $1.24 million in June 2026, the town's highest HDB resale price on record.
- Lentor Gardens Residences opens on the estate's cheapest land
Kingsford's 502-unit Lentor Gardens Residences opens for booking on July 18. It sits on the lowest-cost land in the Lentor Hills estate, and that shapes what buyers pay.
- Admiralty Walk EC tender: 450 homes and a test of the new rules
HDB has launched the tender for a 12,893 sqm executive condominium site at Admiralty Walk in Sembawang that can yield about 450 units, only the second EC plot offered since May's tougher rules, with analysts expecting measured bids of around $590 to $700 psf ppr.
- What June's BTO application rates tell you about your odds
Two Prime projects soaked up nearly two thirds of June's 22,600-plus BTO applications while first-timer demand in Sembawang fell below one applicant per flat, a spread that says a lot about how to play the October exercise.
- Lentor Gardens Residences previews at $2,350 psf on cheapest site
Kingsford's 502-unit Lentor Gardens Residences drew 5,000 preview visitors ahead of its July 18 launch, with an indicative average of $2,350 psf on the lowest land cost in the Lentor Hills estate.
- Serenity Park cuts en bloc ask 13% to $440 million on second try
Owners of the freehold Serenity Park condo have relaunched their collective sale at S$440 million, about 13% below the S$505 million sought in the tender that closed in March without a buyer.
- Bidadari 3-room resale sets $945,000 record for Toa Payoh
A 72 sqm 3-room flat at 118A Alkaff Crescent sold for $945,000 in June 2026, a new Toa Payoh record that is more than double the town's median 3-room price.
- Private up, HDB down: what the Q2 2026 flash estimates really show
URA's flash data shows private home prices rose 0.5% in Q2 2026 while HDB resale prices slipped 0.3% for a second straight quarter, and the private rise hides a dip in mass-market condo prices.
- Jurong's next mega site: 1,200 homes linked to four MRT lines
URA has launched the tender for a 3.7ha white site at Town Hall Link in Jurong Lake District, with room for up to 1,200 private homes plus offices and retail beside the Jurong East interchange, in the west's biggest land test since the failed 2024 master tender.
- Record River Valley land bid hints at pricier launches ahead
A Sunway MCL and CSC Land joint venture's $750.6m top bid for the last River Valley GLS site set a new precinct land record, pointing to pricier launches and tighter future supply near Great World.