Singapore's property market enters the second half of 2026 with one of the most substantial new launch pipelines in recent memory. Based on Huttons Analytics data as at 10 August 2026, there are 50 projects in various stages of preview preparation — spanning residential condominiums, executive condos, commercial shophouses, and industrial factories across every region of the island. This overview maps the full landscape so buyers, investors, and upgraders can plan ahead.
The big picture: what's coming and when
The pipeline is heavily weighted toward the second half of 2026 and the first half of 2027. Several projects have already opened sales galleries or are on standby for first-come-first-served bookings. The bulk of major GLS (Government Land Sales) launches — which tend to offer the largest unit counts — are targeting preview dates between Q3 2026 and Q1 2027.
The Central region dominates in terms of project count, with 22 of the 35 residential entries concentrated in Bukit Timah, Holland, River Valley, Orchard, and the city fringe. The North-East corridor (Lentor, Hougang, Chuan) follows with a strong slate of mass-market and mid-tier launches. The Executive Condo segment has five upcoming projects, all in the North and West — an important note for HDB upgraders.
Key data point: GLS – Amberwood at Holland by Sim Lian (Central, 212 units, land cost $1,432 psf ppr) opened the window on 11 September 2026, with indicative starting prices from $2,568,000 for an 872 sqft three-bedroom — $2,921 to $3,010 psf across the six types listed at preview. GLS – Lucerne Grand follows on 18 September and The Serra Residences on 19 September: three previews inside nine days, the densest window in this pipeline.
Pipeline by region at a glance
Central
Projects · D01–D12, D20–D21
North & North-East
Projects · D19, D26–D28
East
Projects · D15–D17
West
Projects · D22–D23
Executive Condo
EC projects · D23, D25, D27
Commercial & Industrial
Projects islandwide
Residential: headline numbers
The residential pipeline alone accounts for 35 entries and an estimated 16,284 units across the 31 that carry a unit count, with a further 1,991 across five executive condominium sites — 18,275 in total. Land costs paid by developers range from $692 psf ppr (Sembawang Road EC) at the lower end to $3,346 psf ppr (Former Delfi Orchard on Orchard Road) at the ultra-prime end — a spread that will ultimately translate into a wide range of launch prices.
| Region | Projects | Est. Units | Land Cost Range | Next Preview |
|---|---|---|---|---|
| North | 2 | ~1,470 | $980–$1,062 psf ppr | 1Q 2027 |
| North-East | 3 | ~2,448 | $1,179–$1,355 psf ppr | 1Q 2027 |
| Central | 22 | ~7,833 | $962–$3,346 psf ppr | 11 Sep 2026 |
| East | 6 | ~3,483 | $940–$1,455 psf ppr | 1Q 2027 |
| West | 2 | ~1,050 | $962–$1,132 psf ppr | 18 Sep 2026 |
| EC | 5 | ~1,991 | $692–$794 psf ppr | 4Q 2026 |
What this pipeline means for buyers
Volume of supply is one side of the equation. The more important question for buyers is what this pipeline signals about pricing direction. Developer land costs are a leading indicator — when developers pay high psf ppr, they need to launch at correspondingly high prices to achieve margin. The Central region's land costs run highest at the Orchard end ($2,769–$3,346 psf ppr for the former Tanglin Shopping Centre and Delfi Orchard sites) — but those are land costs, not selling prices, and neither site has a confirmed residential scheme: Tanglin is already under construction as a 31-storey office tower and cultural podium, and CDL has published no scheme for Delfi Orchard.
For value-conscious buyers, the North-East and EC corridors offer the most competitive land cost profiles — and therefore the best chance of finding well-priced units in the upcoming cycle. The Lentor micro-market has established a track record of strong take-up, and Lentor Central — the one Lentor site still in the August pipeline — is likely to reprice upward from its predecessors.
For investors, the Central pipeline's sheer depth — 22 of the 35 residential entries — means increased competition for tenant dollars in the CCR over the medium term. Buyers entering at the right price point and product tier will be well-positioned; those overpaying for average units in crowded sub-markets face more risk.
Investor watch: Thomson Reserve (Central, 1,268 units, UOL/SingLand/CapitaLand joint venture, land cost $1,178 psf ppr) targeting an October 2026 preview is one of the largest single launches in the pipeline. A joint venture of this calibre typically signals a landmark project with broad market appeal.
Commercial and industrial: the overlooked opportunity
Ten commercial and industrial projects round out the pipeline — and for buyers seeking ABSD-free investment, these deserve serious attention. All commercial and industrial property purchases in Singapore carry zero ABSD regardless of buyer profile, including foreigners. Several projects in the pipeline are freehold factory units, which are rare and have historically held value well.
We cover the commercial and industrial pipeline in full in a dedicated article in this series.
Frequently asked questions
How many new launches are in Singapore's 2026–2027 pipeline?
Fifty projects across four asset classes — residential, executive condo, commercial and industrial — on Huttons Analytics data as at 10 August 2026. The 35 residential entries carry an estimated 16,284 units across the 31 that state a count, with a further 1,991 units across five executive condominium sites: 18,275 in total.
Which region has the most upcoming launches in Singapore?
The Central region, with 22 of the 35 residential entries, concentrated in Bukit Timah, Holland, River Valley, Orchard and the city fringe. It leads the pipeline on project count by a wide margin.
What is the largest single launch in the pipeline?
GLS – Bayshore Drive, a five-party consortium led by Frasers Property, at 1,280 estimated units, narrowly ahead of Thomson Reserve at 1,268. Preview windows across the pipeline are developer targets rather than commitments and do move, so treat any specific date as indicative.
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Chat with Andee on WhatsAppSource: Huttons Analytics, URA, HDB & JTC. All units are estimated numbers only. Data accurate as at 10 August 2026 and subject to change without notice. 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.