The centre of gravity in Singapore's launch pipeline has moved to 2027. Most of the 2026 preview windows have passed; twenty-two of the projects mapped below — roughly 11,700 units — carry 2027 dates, and that is where a buyer planning now should be looking. The challenge was never finding a launch to buy into. It is knowing which projects offer genuine value, which carry risk, and which suit your buyer profile. This guide maps the full pipeline in one place, so you can see what is still ahead and what has already gone.
What is driving the supply surge?
The current pipeline is the downstream result of aggressive Government Land Sales bidding in 2022–2024. Developers that secured sites at elevated land costs are now ready to launch. The Central region alone has 22 upcoming residential projects — the direct consequence of strong collective sales activity and GLS awards in the Orchard, Bukit Timah, and city fringe sub-markets over the past three years.
Simultaneously, the North-East corridor (Lentor, Hougang) continues its transformation into a mid-tier residential destination, with Kingsford, GuocoLand, and CapitaLand all holding upcoming launches in the area. This concentration of launches in one corridor will intensify competition among developers and, over time, should benefit buyers on pricing.
Where the pipeline stands in September 2026: most of the 2026 preview windows on this list have now passed. GLS – Amberwood at Holland previewed on 11 September, from $2,568,000 ($2,921 to $3,010 psf). What is still ahead this year is a short list — GLS – Lucerne Grand on 18 September, The Serra Residences on 19 September, Thomson Reserve in October and The Island Residence in the fourth quarter.
The larger share of the pipeline now sits in 2027: 22 projects and roughly 11,700 units, from Chuan Grove and Lentor Central in the North-East to Holland Plain, Dover Drive and Kallang Close in the Central region. Preview dates are developer targets and do move — ask me for the current status on any project here.
Full residential pipeline: all regions
North
| Project | District | Tenure | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|---|
| GLS – Chencharu Close | D27 | 99 Yrs | 875 | Evia, Gamuda, Ho Lee | $980 | 1Q 2027 |
| GLS – Upper Thomson Road (Parcel A) | D26 | 99 Yrs | 595 | Wee Hur & GSC | $1,062 | 1Q 2027 |
North-East
| Project | District | Tenure | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|---|
| GLS – Lentor Gardens Residences‡ | D26 | 99 Yrs | 499 | Kingsford | $920 | 4 Jul 2026 |
| GLS – Lentor Central | D26 | 99 Yrs | 562 | GuocoLand, Intrepid, TID | $1,278 | 2Q 2027 |
| GLS – Chuan Grove | D19 | 99 Yrs | 1,056 | Sing Holdings & Sunway | $1,355 | 1Q 2027 |
| GLS – Hougang Avenue 10 | D19 | 99 Yrs (Mixed) | 830 | CapitaLand & UOL | $1,179 | 1H 2027 |
Central
| Project | District | Tenure | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|---|
| Hudson Place Residences | D05 | 99 Yrs | 327 | Qingjian, Forsea, CYZ Land, Jianan Capital | $1,037 | 1 May 2026 |
| Thomson Reserve | D20 | 99 Yrs | 1,268 | UOL, SingLand, CapitaLand | $1,178 | Oct 2026 |
| GLS – Dunearn House‡ | D11 | 99 Yrs | 380 | Frasers, Sekisui, CSC Land | $1,410 | Jul 2026 |
| GLS – Amberwood at Holland | D10 | 99 Yrs | 212 | Sim Lian | $1,432 | 11 Sep 2026 |
| One Leonie Residences | D09 | 99 Yrs | 25 | Far East Organization | NIL | TBA |
| The Serra Residences | D11 | Freehold | 133 | Far East Organization | NIL | 19 Sep 2026 |
| GLS – Bukit Timah Road | D09 | 99 Yrs | 340 | HH Investment | $1,820 | 1Q 2027 |
| GLS – Telok Blangah Road | D04 | 99 Yrs | 745 | Kingsford | $1,326 | 2Q 2027 |
| GLS – Holland Plain | D10 | 99 Yrs | 280 | Sim Lian | $1,491 | 3Q 2027 |
| GLS – Dover Drive | D05 | 99 Yrs | 625 | Qingjian, Forsea, Jianan | $1,556 | 2Q 2027 |
| Former Tanglin Shopping Centre† | D10 | Freehold | TBA | Pacific Eagle | $2,769 | TBA |
| Former Delfi Orchard† | D10 | Freehold | TBA | CDL | $3,346 | TBA |
| GLS – Peck Hay Road | — | — | 380 | CDL & Hong Leong | $1,865 | 3Q 2027 |
| GLS – River Valley Green (Parcel C) | — | — | 470 | Sunway MCL & CSC Land | $1,730 | 3Q 2027 |
| GLS – Berlayar Drive | — | — | 415 | Hong Leong & GuocoLand | $1,515 | 4Q 2027 |
| GLS – Chitty Road & Veerasamy Road | — | — | 36* | YK Land | $962 | 3Q 2027 |
| The Island Residence | — | — | 84 | Keppel Bay | NIL | 4Q 2026 |
| Former Tan Boon Liat Building | — | — | TBA | Kingsford Group | NIL | TBA |
| Former Cuscaden & Orchard Road | — | — | 304 | HPL Properties | — | TBA |
| Former Valley Point | — | — | 622 | Frasers Property | — | 1H 2027 |
| GLS – Dorset Road | — | — | 428 | UOL, SingLand & Kheng Leong | $1,338 | 1Q 2027 |
| GLS – Kallang Close | — | — | 470 | Frasers Property Phoenix & MJR | $1,415 | 3Q 2027 |
| GLS – Dunearn Road | — | — | 330 | Wing Tai & Metrobilt | $1,625 | 3Q 2027 |
| Raffles Boulevard (Marina Square) | — | — | 702 | UOL & SingLand | — | TBA |
East
| Project | District | Tenure | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|---|
| Verdé Joo Chiat | D15 | Freehold | 18 | MNG 108 | NIL | Open Now |
| Former Chiku Mansions | D15 | Freehold | 7 | Macly Group | $1,180 | 2H 2027 |
| GLS – Bedok Rise | D16 | 99 Yrs | 380 | Allgreen Properties | $1,330 | 1Q 2027 |
| GLS – Tanjong Rhu Road | D15 | 99 Yrs | 525 | CDL & Woh Hup | $1,455 | 2Q 2027 |
| Former Loyang Valley | D17 | 99 Yrs | 1,249 | SingHaiyi Group | $940 | TBA |
| Former Siglap Court | D15 | Freehold | 42 | Crescendas Group | NIL | TBA |
| GLS – Bayshore Drive | — | — | 1,280 | Frasers, FCT, Sunway MCL, Sekisui, Lum Chang | $1,323 | 3Q 2027 |
West
| Project | District | Tenure | Units | Developer | Land Cost | Preview |
|---|---|---|---|---|---|---|
| GLS – Lucerne Grand | D22 | 99 Yrs | 570 | CDL | $1,132 | 18 Sep 2026 |
| GLS – Dairy Farm Walk | D23 | 99 Yrs | 480 | RP Ventures, Macly, LWH, ABR | $962 | 1Q 2027 |
Rows showing “—” were added from the 10 August 2026 pipeline, which states region rather than postal district, does not state tenure, and states no land cost for sites acquired collectively rather than at tender. “36*” is Chitty Road & Veerasamy Road, listed as 36 long-stay serviced apartments or 18 strata landed homes. † Huttons lists these two Orchard sites in its residential pipeline and they are reproduced as published, but neither carries a unit count and neither is an upcoming condominium launch: the Tanglin site is already under construction as an office-and-cultural scheme completing around 2030, and CDL has published no scheme for Delfi Orchard. ‡ Carried in the 7 May 2026 pipeline and absent from the 10 August edition. A project normally leaves a pipeline deck because it is no longer upcoming; both are kept here for reference rather than deleted.
How to navigate this market as a buyer
With this volume of supply, the single biggest mistake buyers make is rushing into the first launch they hear about. The pipeline gives you time to be selective. Here is a practical framework:
For own-stay buyers: prioritise location fit over launch timing. A development in your preferred district that launches in Q1 2027 is better than a compromise unit in Q3 2026. The Lentor corridor suits those comfortable with a maturing suburban neighbourhood; Holland and Bukit Timah suit families wanting established infrastructure immediately.
For investors: land cost is a proxy for launch price, which is a proxy for your entry point. Projects with land costs above $1,800 psf ppr in the Central region need to launch at very high prices to make sense — your rental yield buffer is thinner and capital appreciation depends on continued price escalation. Projects in the $1,000–$1,400 psf ppr band in established locations offer a more balanced risk-reward.
For HDB upgraders: the EC pipeline (covered separately in this series) is specifically designed for you. Private condo launches in the North-East at the lower end of the land cost spectrum — Lentor Gardens, Chuan Grove — also remain accessible entry points into private residential ownership.
Frequently asked questions
What new condo launches are still ahead in Singapore?
Twenty-two projects on this list carry 2027 preview windows — roughly 11,700 units — including GLS – Bayshore Drive (1,280 units, 3Q 2027), GLS – Chuan Grove (1,056 units, 1Q 2027), GLS – Chencharu Close (875 units) and GLS – Hougang Avenue 10 (830 units). What remains of 2026 is shorter: The Serra Residences in September or October, and three November GLS previews at Bukit Timah Road, Telok Blangah Road and Bedok Rise.
Which upcoming Singapore new launch has the most units?
Of the projects carrying 2027 preview windows, GLS – Bayshore Drive is the largest at 1,280 estimated units, followed by Thomson Reserve at 1,268 and GLS – Chuan Grove at 1,056. Thomson Reserve is the only one of the three previewing in 2026; the other two carry 2027 windows.
What do land costs look like across the Singapore launch pipeline?
They range from $692 psf ppr at Sembawang Road EC to $3,346 psf ppr at the former Delfi Orchard site. Among the non-EC sites the floor is $940 psf ppr at Former Loyang Valley, and the highest GLS award is $1,865 psf ppr at Peck Hay Road. Land cost is the closest available proxy for eventual launch pricing, so the spread is a useful guide to where each project is likely to sit.
Register your interest for upcoming launches
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Chat with Andee on WhatsAppSource: Huttons Analytics, URA, HDB & JTC. All units are estimated numbers only. Project data accurate as at 10 August 2026; page reviewed 6 September 2026. Preview windows are developer targets and do move — contact me for the current status of any project listed here. 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.