The Central pipeline is one of the most important segments in Singapore's 2026–2027 new launch cycle. This guide covers every project in the region with key data points on developer, tenure, estimated unit count, land cost, and target preview date — plus market insight to help you make an informed decision.
Projects in the Central pipeline
| Project | District | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|
| Hudson Place Residences (D05, 327 units, Qingjian/Forsea/CYZ Land/Jianan Capital, $1,037 psf ppr, Sales Gallery 1 May 2026), Duet @ Emily (D09, 20 units, ZACD Group, $1,115 psf ppr, Standby), Sophia Meadow (D09, 41 units, Sin Thai Hin, $1,172 psf ppr, TBA), One Leonie Residences (D09, 25 units, Far East Organization, TBA), Thomson Reserve (D20, 1,268 units, UOL/SingLand/CapitaLand, $1,178 psf ppr, Oct 2026), GLS – Dunearn House (D11, 380 units, Frasers/Sekisui/CSC Land, $1,410 psf ppr, Jul 2026), GLS – Amberwood at Holland (D10, 212 units, Sim Lian, $1,432 psf ppr, 11 Sep 2026), The Serra Residences (D11, 133 units, Far East Organization, Freehold, 19 Sep 2026), GLS – Bukit Timah Road (D09, 340 units, HH Investment, $1,820 psf ppr, 1Q 2027), GLS – Telok Blangah Road (D04, 745 units, Kingsford, $1,326 psf ppr, 2Q 2027), GLS – Kallang Close (D12, 470 units, Frasers/MJR, $1,415 psf ppr, 3Q 2027), GLS – Dorset Road (D08, 428 units, UOL/SingLand/Kheng Leong, $1,338 psf ppr, 1Q 2027), GLS – Dover Drive (D05, 625 units, Qingjian/Forsea/Jianan, $1,556 psf ppr, 2Q 2027), GLS – Holland Plain (D10, 280 units, Sim Lian, $1,491 psf ppr, 3Q 2027), GLS – Dunearn Road (D11, 330 units, Wing Tai/Metrobilt, $1,625 psf ppr, 3Q 2027), Raffles Boulevard/Marina Square (D01, 702 units, UOL/SingLand, TBA), Former Valley Point (D05, 622 units, Frasers, 1H 2027), Former Cuscaden & Orchard Road (D10, 304 units, HPL, TBA), Former Tanglin Shopping Centre (D10, TBA, Pacific Eagle, $2,769 psf ppr, TBA), Former Delfi Orchard (D10, TBA, CDL, $3,346 psf ppr, TBA), The Island Residence (Central, 84 units, Keppel Bay, 4Q 2026), GLS – River Valley Green Parcel C (Central, 470 units, Sunway MCL & CSC Land, $1,730 psf ppr, 3Q 2027), GLS – Peck Hay Road (Central, 380 units, CDL & Hong Leong, $1,865 psf ppr, 3Q 2027), GLS – Berlayar Drive (Central, 415 units, Hong Leong & GuocoLand, $1,515 psf ppr, 4Q 2027), GLS – Chitty Road & Veerasamy Road (Central, 36 long-stay serviced apartments or 18 strata landed, YK Land, $962 psf ppr, 3Q 2027), Former Tan Boon Liat Building (Central, Kingsford Group, land not yet awarded, TBA) | |||||
On the two Orchard sites. Huttons carries Former Tanglin Shopping Centre and Former Delfi Orchard in its residential pipeline, and both are listed above as published. Neither has a residential unit count, and neither should be read as an upcoming condominium launch. The Tanglin site is already under construction as a commercial scheme — a 31-storey office tower and a nine-storey podium with a theatre, museum, wellness and retail, completing around 2030, per the main contractor Woh Hup and Pacific Eagle’s own announcements. Zoning there permits up to 40% of gross floor area for residential, serviced apartments or hotel, but the announced scheme uses none of it. CDL has published no scheme for Delfi Orchard at all. The psf ppr figures are land acquisition costs, not selling prices.
Market insight: what you need to know
The Central pipeline is the most complex and consequential part of the 2026–2027 supply landscape. With 22 projects and an estimated 7,833 units across the 19 that carry a unit count, the Central region is facing a meaningful supply injection that will shape CCR pricing dynamics for years ahead. The launches fall into three distinct tiers. The boutique freehold tier — One Leonie Residences (25 units), The Serra Residences (133 units), Duet @ Emily (20 units) — sells on scarcity and quantum rather than headline rate. Indicative pre-launch pricing across the three runs roughly $2,270–$3,100 psf, which is not a premium to the GLS tier below it; One Leonie's four- to six-bedroom layouts and duplex penthouse carry the quantum instead. These launches are uncorrelated with mass market sentiment and will perform based on product quality and location exclusivity. The mid-luxury GLS tier — Thomson Reserve (1,268 units), Dunearn House (380 units), Amberwood at Holland (212 units) — offers the best liquidity profile. Developer JV calibre is high, land costs of $1,178–$1,432 psf ppr support market estimates of roughly $2,450–$3,200 psf, and these products have broad buyer bases; analysts do not expect launch averages to breach $4,000 psf in the near term. The two Orchard sites — Former Delfi Orchard (CDL, $3,346 psf ppr) and Former Tanglin Shopping Centre (Pacific Eagle, $2,769 psf ppr) — carry the highest land costs on this list, but neither has a confirmed residential scheme. The Tanglin redevelopment now under construction is a 31-storey office tower and a nine-storey commercial podium with no residential component, and CDL has not published a plan for Delfi Orchard. No launch price or unit quantum can be quoted for either, and the psf ppr figures above are land costs, not selling prices.
Andee's take: The Central segment offers a range of entry points and buyer profiles. Whether you are an HDB upgrader, an investor, or a luxury buyer, there is a project here worth evaluating carefully. Early registration is always advisable — priority preview access and unit selection go to those who register first.
How to approach these launches
Before committing to any new launch, there are three questions every buyer should answer: What is my budget including all stamp duties and legal fees? What is my holding horizon — am I buying to live in, rent out, or sell after MOP? And what comparable transactions in this sub-market tell me about the realistic resale or rental market I will be selling into?
For own-stay buyers, the first question matters most. For investors, the third is the most critical. Most buyers who regret their purchase do so because they answered question one but not question three.
Interested in Central launches?
I provide priority registration and early access briefings for clients across all projects in this pipeline.
Chat with Andee on WhatsAppSource: Huttons Analytics, URA, HDB & JTC. All units are estimated numbers only. Table data accurate as at 10 August 2026 and subject to change. Indicative psf ranges in the market commentary are pre-launch and not developer-confirmed — compiled from property portal listings and published analyst estimates, September 2026 — and the Tanglin Shopping Centre scheme is as described by the project's main contractor, Woh Hup. This article is for general informational purposes only and does not constitute financial or investment advice. Andee Ching, CEA No. R071050B, Huttons Asia Pte Ltd, Licence No. L3008899K.