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UProperty.sg Property Intelligence • Singapore New Launches

Singapore New Launch Property Intelligence Hub

Singapore is building for tomorrow. Which new launch fits your future?

Understand the developer, land cost, location and full purchase commitment before choosing your next home.

Compare Singapore new launches with affordability awareness, buyer readiness checks, URA market data, BCA CONQUAS references, developer background review and responsible planning pathways before making a property decision.

Check Buyer Readiness Test Financial Safety Use The Buyer Framework

Why this hub exists

A new launch decision should not be based only on showflat emotion, early-bird urgency, projected rental yield or headline price per square foot. A responsible buyer should understand affordability, loan rules, stamp duties, CPF usage, market supply, developer track record and future exit realism.

UProperty.sg is designed as a practical property intelligence layer within the AndrewKoh.sg Strategic Living ecosystem. The aim is to help buyers ask better questions, compare more carefully and avoid making long-term commitments based on incomplete information.

Affordability first No guaranteed profit claims Policy-aware planning Official-source verification CEA-conscious communication

The UProperty.sg New Launch Buyer Framework

The framework below helps buyers move from marketing claims to structured assessment. It is not meant to replace professional advice; it is meant to improve clarity before enquiry, shortlisting and booking decisions.

Assessment AreaWhat buyers should examineWhy it matters
Affordability & holding powerMonthly instalment estimate, cash buffer, CPF usage, emergency reserves, interest-rate stress test and renovation or furnishing costs.A buyer may qualify for a loan but still feel stretched if cash flow, CPF limits and future rate changes are not properly considered.
Loan rulesTDSR, MSR where applicable, loan tenure, loan-to-value limits, age and income treatment by financial institutions.Loan eligibility can affect unit choice, downpayment, cash required and whether a purchase is sustainable.
Stamp dutiesBSD, ABSD, buyer profile, ownership count, citizenship or residency status, trust or entity ownership considerations.Stamp duties can materially affect entry cost and should be clarified before committing to a purchase.
CPF property usageCPF OA availability, valuation and withdrawal limits, accrued interest, remaining lease and age-related usage considerations.Available CPF savings do not necessarily equal the amount that can be used. CPF rules can affect upfront funds, monthly servicing and future sale proceeds.
URA data contextRecent transactions, developer sales, rental data, vacancy, supply pipeline and price index context.Official market data helps buyers compare a project against broader market conditions instead of relying only on sales presentation.
BCA CONQUAS / quality referencesDeveloper or builder construction-quality track record and BCA quality references where available.Quality references provide an additional layer of due diligence, while recognising that no score can guarantee a defect-free future outcome.
Developer backgroundPast projects, delivery record, corporate background, construction partners and any official project information available.Developer track record is one factor in risk awareness, especially when buying uncompleted property.
Exit realismFuture buyer pool, resale comparables, surrounding supply, rental assumptions, holding period and Seller’s Stamp Duty considerations.A high entry price requires realistic assumptions about future resale demand, rental support and opportunity cost.

Market data should guide, not excite

URA provides official property data covering prices, rentals, vacancies, supply, stock, developer sales and transaction information. These data points help buyers understand market context, but they should not be treated as a prediction of future profit.

Policy-aligned planning: Singapore’s property framework is designed to encourage financial prudence, stable housing outcomes and responsible borrowing. A good new launch decision should therefore begin with affordability and sustainability, not speculation.

Use official checks before commitment

For every shortlisted project, buyers should review official and primary-source references where relevant. This includes URA property data, MAS loan-rule explainers, IRAS stamp duty rules, CPF property usage rules, HDB EC eligibility rules where applicable, and BCA construction quality references.

Avoid over-reliance on projections: Rental yield, capital gain, future exit price and loan approval should not be presented or understood as guaranteed outcomes.

Buyer readiness checklist

Before viewing a showflat or submitting an expression of interest, buyers can use this checklist to identify whether they are financially and mentally prepared for a new launch purchase.

1. Affordability Have you checked your estimated monthly repayment, cash downpayment and CPF usage limits?
2. Loan eligibility Have you spoken to a bank or mortgage adviser on TDSR, tenure, loan-to-value and income recognition?
3. Stamp duties Have you confirmed BSD and ABSD treatment based on your buyer profile?
4. Cash buffer Do you still have emergency reserves after booking fee, downpayment, legal fees and stamp duties?
5. CPF planning Do you understand how much OA savings can be used and whether valuation or withdrawal limits may apply?
6. Project comparison Have you compared the project against nearby resale, new launch, rental and supply data?
7. Developer background Have you reviewed the developer’s past projects and available quality references?
8. Exit realism Can a future buyer reasonably support the price level you are assuming?

UProperty.sg tools and planning resources

These tools are intended to support awareness and structured planning. They should be used together with official information and professional advice where required.

Tool / ResourcePurposeStatus
Property Affordability CalculatorHelps buyers estimate affordability before shortlisting projects.Available
Buyer Readiness CheckChecks financial, loan, CPF and decision-readiness before a property commitment.Available
TDSR Awareness CalculatorSupports loan-rule awareness for private property and EC/HDB-related scenarios.Available
BSD / ABSD EstimatorHelps buyers identify stamp-duty questions to clarify with IRAS and professional advisers.Available
Holding Power ScoreStress-tests repayment pressure, upfront funds, cash-flow resilience and emergency reserves.Available
Curated first release

Singapore new launch intelligence directory

Review dated 10 October 2026: Primary-source summaries have been added for ten projects. Other retained cards await the same verification. Historical unit ranges and source dates are retained for reference; current prices and availability must be requested. This is not a complete developer fact sheet or live inventory feed.

This directory reframes recently updated projects shown by OrangeTee into a buyer-first comparison. It is not a live inventory feed. Prices, promotions, unit mix and availability may change and must be confirmed through the appointed project sales team.

Showing 15 curated projects.

Tengah Garden Residences

Confirm current inventory

Tengah Garden Avenue

Primary-source facts checked 10 October 2026: Hong Leong Holdings project with GuocoLand and CSC Land; 863 homes; retail amenities. Future Hong Kah MRT is described as upcoming in the developer announcement. Developer source

Buyer fit: Households considering Tengah should assess delivery timelines, construction surroundings and commuting before relying on future amenities.

Request information or appointmentCheck affordability

Newport Residences

Confirm current inventory

Anson Road

Primary-source facts checked 10 October 2026: CDL; 246 freehold homes in Newport Plaza on Anson Road, with offices and serviced apartments. Developer source

Buyer fit: CBD own-stay buyers should assess full quantum, layout and recurring costs alongside freehold tenure.

Request information or appointmentCheck affordability

W Residences Marina View

Confirm current inventory

Marina View

Primary-source facts checked 10 October 2026: IOI Properties; 683-home branded residence integrated with W Singapore – Marina View hotel. Developer source

Buyer fit: Buyers valuing hotel-linked services should verify service scope, recurring charges and the premium against conventional homes.

Request information or appointmentCheck affordability

Vela Bay

Verify availability
LocationD16 · Bayshore Road
Indicative entryRequest current price
Unit range1–5 bedrooms
Approx. size484–1,765 sq ft

Buyer lens: Consider east-coast own-stay appeal, transport transformation, surrounding future supply and whether the entry level remains comfortable after full loan servicing.

Request current informationTest affordability first

Historical directory source date: 9 Mar 2026.

Primary-source facts checked 10 October 2026: SingHaiyi Group; 515 homes; 99-year leasehold; expected completion 2031. Developer source

Suitability: Coastal own-stay buyers should compare actual routes, future supply and maintenance costs.

Rivelle Tampines

Price to verify
LocationD18 · Tampines St 95
Indicative entryRequest current price
Unit range3–5 bedrooms
Approx. size883–1,378 sq ft

Buyer lens: Family-sized positioning calls for EC eligibility, MSR, resale-levy and full post-MOP affordability checks before unit comparison.

Request current informationCheck buyer readiness

Historical directory source date: 30 Jan 2026.

Primary-source facts checked 10 October 2026: Sim Lian; executive condominium; 572 homes; 3–5 bedrooms, 883–1,378 sq ft. Developer source

Suitability: Families considering an EC must verify current HDB eligibility, financing and ownership conditions before booking.

River Modern

Verify availability
LocationD09 · River Valley Green
Indicative entryRequest current price
Unit range2–4 bedrooms
Approx. size538–1,830 sq ft

Buyer lens: Compare central-living value, unit efficiency, competing River Valley supply and the future resale audience supporting the chosen quantum.

Request current informationStress-test holding power

Historical directory source date: 21 Nov 2025.

Primary-source facts checked 10 October 2026: GuocoLand; 455 homes across two 36-storey blocks. Developer launch-sales report dated 8 March 2026; not current inventory. Developer source

Suitability: Central own-stay buyers should compare layout efficiency, total quantum and nearby competing supply.

Narra Residences 翠岚轩

Verify availability
LocationD23 · Dairy Farm Walk
Indicative entryRequest current price
Unit range1–5 bedrooms
Approx. size377–1,679 sq ft

Buyer lens: Review nature-fringe lifestyle, transport convenience, compact-unit efficiency and comparison with nearby resale and new-launch supply.

Request current informationTest affordability first

Historical directory source date: 3 Nov 2025.

Primary-source facts checked 10 October 2026: Housing developer: Dairy Farm Walk JV Development Pte. Ltd.; 99-year lease from 1 July 2025; expected vacant possession 20 January 2030. Developer source

Suitability: Nature-oriented households should test daily travel routes and the suitability of their chosen layout.

Penrith

Verify availability
LocationD03 · Margaret Drive
Indicative entryRequest current price
Unit range2–4 bedrooms
Approx. size614–1,281 sq ft

Buyer lens: Assess city-fringe connectivity, mature-estate amenity, family layout needs and the relative value against Queenstown resale alternatives.

Request current informationStress-test holding power

Historical directory source date: 28 Aug 2025.

Primary-source facts checked 10 October 2026: Hong Leong Holdings, Hong Realty and GuocoLand; 462 homes. Developer announcement dated 1 October 2025. Developer source

Suitability: Queenstown own-stay households should compare mature-estate convenience with nearby resale alternatives.

Zyon Grand

Verify availability
LocationD03 · Zion Road
Indicative entryRequest current price
Unit range1–5 bedrooms
Approx. size474–2,756 sq ft

Buyer lens: Examine integrated city-fringe convenience, total quantum, competing supply and whether the intended unit serves own-stay needs or a realistic tenant and resale pool.

Request current informationTest affordability first

Historical directory source date: 26 Aug 2025.

Primary-source facts checked 10 October 2026: CDL and Mitsui Fudosan; 706 homes in an integrated development with retail and long-stay serviced apartments. Developer source

Suitability: Buyers seeking integrated city-fringe living should compare quantum, density and competing River Valley supply.

Promenade Peak

Verify availability
LocationD03 · Zion Promenade
Indicative entryRequest current price
Unit range1–5 bedrooms
Approx. size527–4,144 sq ft

Buyer lens: Compare riverside positioning, layout and view premiums, nearby new supply and the holding cost attached to higher-quantum units.

Request current informationStress-test holding power

Historical directory source date: 6 Jul 2025.

River Green

Verify availability
LocationD09 · River Valley Green
Indicative entryRequest current price
Unit range1–4 bedrooms
Approx. size420–980 sq ft

Buyer lens: Test compact-unit livability, rent assumptions, central-area competition and whether the entry price supports a credible future exit.

Request current informationTest affordability first

Historical directory source date: 21 May 2025.

The Sen

Verify availability
LocationD21 · De Souza Avenue
Indicative entryRequest current price
Unit range1–4 bedrooms
Approx. size452–1,453 sq ft

Buyer lens: Review transport access, Bukit Timah positioning, surrounding resale benchmarks and whether future development improves or increases competition.

Request current informationCheck buyer readiness

Historical directory source date: 25 Apr 2025.

Primary-source facts checked 10 October 2026: Sustained Land project; 347 homes; 99-year leasehold; estimated TOP 2029. Developer source

Suitability: Nature-oriented own-stay buyers should check the actual walk to MRT stations and surrounding resale value.

Springleaf Residences

Verify availability
LocationD26 · Upper Thomson Road
Indicative entryRequest current price
Unit range1–5 bedrooms
Approx. size388–1,475 sq ft

Buyer lens: Weigh MRT proximity and lower-density character against entry quantum, northern supply and the future buyer pool for larger units.

Request current informationStress-test holding power

Historical directory source date: 25 Apr 2025.

The Robertson Opus

Verify availability
LocationD09 · Unity Street
Indicative entryRequest current price
Unit range1–4 bedrooms
Approx. size431–1,539 sq ft

Buyer lens: Consider mixed-use convenience, central lifestyle demand, maintenance costs and direct comparison with established Robertson Quay resale stock.

Request current informationTest affordability first

Historical directory source date: 25 Apr 2025.

One Marina Gardens

Verify availability
LocationD01 · Marina Lane
Indicative entryRequest current price
Unit range1–4 bedrooms
Approx. size420–1,647 sq ft

Buyer lens: Evaluate first-mover potential against developing-precinct risk, tenant depth, competing CBD supply and the holding period needed for the area to mature.

Request current informationStress-test holding power

Historical directory source date: 3 Mar 2025.

Source and status note: Factual project fields above are based on OrangeTee’s public Residential Projects directory as reviewed on 12 August 2026. “Last updated” refers to the date displayed by OrangeTee, not a guarantee of current inventory. UProperty descriptions are independently written for buyer education.

Official references for buyers

These references are included to support public education and responsible due diligence. Always check the latest official information before making a decision.

ReferenceWhy it mattersOfficial link
URA Property DataOfficial data on private residential prices, rentals, vacancies, supply, stock and transactions.URA Property Data
URA Private Residential Time SeriesMarket context for prices, rentals, supply and developer sales.URA Time Series Statistics
MAS TDSR / MSR RulesLoan-rule awareness for prudent property financing.MAS Housing Loan Rules
IRAS BSDBuyer’s Stamp Duty rates and official tax treatment.IRAS BSD
IRAS ABSDAdditional Buyer’s Stamp Duty rules based on buyer profile and ownership situation.IRAS ABSD
CPF Property UsageCPF Ordinary Account usage depends on property type, remaining lease, owner age and loan type.CPF Property Usage
BCA CONQUASConstruction quality benchmark and developer or builder quality reference where available.BCA CONQUAS
CEA GuidelinesProfessional standards and guidelines for estate agency work and property marketing.CEA Practice Guidelines
HDB Executive Condominium RulesEligibility and post-purchase conditions for EC buyers where applicable.HDB EC Eligibility

What land cost tells you

Historical land awards checked 10 October 2026. Approximate S$ psf per plot ratio = tender price divided by maximum permissible GFA in square metres divided by 10.7639. These figures exclude construction, financing, taxes, marketing and developer margin. Mixed-use GFA includes non-residential space and is not directly comparable with residential-only sites.

Project / parcelTender priceMaximum GFAApprox. S$ psf pprSource
Vela Bay / Bayshore RoadS$658,888,99844,089 m²1,388Land award
The Sen / De Souza AvenueS$278,900,00030,793 m²841Land award
Penrith / Margaret DriveS$497,000,00039,994 m²1,154Land award
Narra / Dairy Farm Walk (2025 parcel)S$504,515,00045,951 m²1,020Land award
Tengah Garden Avenue (mixed-use)S$675,000,00076,376 m²821Land award
Rivelle / Tampines Street 95 ECS$465,000,00056,223 m²768Land award

Land cost is not a guaranteed resale floor. Unverified land figures are omitted. Newport is a redevelopment: do not apply a GLS tender comparison without a verified acquisition and redevelopment cost basis.

Building ahead does not make every project a good buy

Singapore plans housing supply for future needs and market stability. Developers commit capital based on expected demand, commercial assumptions and development obligations. Continued construction does not guarantee demand for every unit or future capital gains. Read URA’s 2026 supply announcement.

Who can buy?

Private condominium suitability depends on buyer profile, financing and applicable duties. ECs have additional HDB eligibility and ownership conditions; check current rules before applying. Suitability descriptions are discussion prompts, not purchase eligibility approvals.

Request an appointment with Andrew

Include your project, own-stay or investment purpose, budget, preferred unit size and two preferred dates. Your request is an enquiry; a showflat appointment is confirmed only after the sales team verifies the slot.

Buyer commission: For developer sales where the marketing agency is remunerated by the developer and no buyer agency fee is agreed, no buyer agency commission is payable. Andrew will confirm the applicable arrangement and his agency role before you proceed. Stamp duties, legal fees and other purchase costs remain payable.

Request a showflat appointment

Connected ecosystem

This UProperty.sg intelligence hub is connected to the AndrewKoh.sg Strategic Living ecosystem, where property planning is viewed together with life stage, family needs, financial readiness, active ageing and long-term living decisions.

Read the broader authority guide on AndrewKoh.sg: Singapore New Launch Property Guide.

Speak with clarity, not pressure

A meaningful property conversation should begin with your purpose, budget, time horizon and risk comfort. The right question is not only “Which project is best?” but “Which decision is sustainable for my life stage?”

Professional disclosure: Andrew Koh Kah Heng (Andrew Koh SG), CEA Reg. No. R018334F, is a registered real estate salesperson with OrangeTee & Tie Pte. Ltd. UProperty.sg is an independent property intelligence and consumer-education platform; estate agency services, where required, are conducted through the licensed estate agent.

Start A Strategic Conversation

Important disclaimer

Information on this page is provided for general education and property-readiness awareness only. It does not constitute financial, investment, legal, tax or valuation advice. Property prices, discounts, unit availability, loan eligibility, CPF usage, stamp duties, regulatory rules, developer information and project details may change. Buyers should verify all material information with official sources, appointed sales representatives, financial institutions and relevant professional advisers before making any property decision.

UProperty.sg does not represent that any property purchase will generate profit, rental return or capital appreciation. Past market data and past project performance should not be treated as a guarantee of future results.