UProperty.sg Property Intelligence • Singapore New Launches

Singapore New Launch Property Intelligence Hub

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 Area	What buyers should examine	Why it matters
Affordability & holding power	Monthly 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 rules	TDSR, 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 duties	BSD, 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 usage	CPF 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 context	Recent 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 references	Developer 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 background	Past 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 realism	Future 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 / Resource	Purpose	Status
Property Affordability Calculator	Helps buyers estimate affordability before shortlisting projects.	Available
Buyer Readiness Check	Checks financial, loan, CPF and decision-readiness before a property commitment.	Available
TDSR Awareness Calculator	Supports loan-rule awareness for private property and EC/HDB-related scenarios.	Available
BSD / ABSD Estimator	Helps buyers identify stamp-duty questions to clarify with IRAS and professional advisers.	Available
Holding Power Score	Stress-tests repayment pressure, upfront funds, cash-flow resilience and emergency reserves.	Available

Curated first release

Singapore new launch intelligence directory

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.

Search project or location

District

Indicative entry

Showing 12 curated projects.

Vela Bay

Verify availability

LocationD16 · Bayshore Road

Indicative entryFrom S$1.420M

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 information Test affordability first

OrangeTee directory update shown: 9 Mar 2026.

Rivelle Tampines

Price to verify

LocationD18 · Tampines St 95

Indicative entryConfirm latest

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 information Check buyer readiness

OrangeTee directory update shown: 30 Jan 2026.

River Modern

Verify availability

LocationD09 · River Valley Green

Indicative entryFrom S$1.863M

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 information Stress-test holding power

OrangeTee directory update shown: 21 Nov 2025.

Narra Residences 翠岚轩

Verify availability

LocationD23 · Dairy Farm Walk

Indicative entryFrom S$1.227M

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 information Test affordability first

OrangeTee directory update shown: 3 Nov 2025.

Penrith

Verify availability

LocationD03 · Margaret Drive

Indicative entryFrom S$1.817M

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 information Stress-test holding power

OrangeTee directory update shown: 28 Aug 2025.

Zyon Grand

Verify availability

LocationD03 · Zion Road

Indicative entryFrom S$1.453M

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 information Test affordability first

OrangeTee directory update shown: 26 Aug 2025.

Promenade Peak

Verify availability

LocationD03 · Zion Promenade

Indicative entryFrom S$1.462M

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 information Stress-test holding power

OrangeTee directory update shown: 6 Jul 2025.

River Green

Verify availability

LocationD09 · River Valley Green

Indicative entryFrom S$1.404M

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 information Test affordability first

OrangeTee directory update shown: 21 May 2025.

De Souza Avenue GLS

Verify availability

LocationD21 · De Souza Avenue

Indicative entryFrom S$1.530M

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 information Check buyer readiness

OrangeTee directory update shown: 25 Apr 2025.

Springleaf Residences

Verify availability

LocationD26 · Upper Thomson Road

Indicative entryFrom S$2.416M

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 information Stress-test holding power

OrangeTee directory update shown: 25 Apr 2025.

The Robertson Opus

Verify availability

LocationD09 · Unity Street

Indicative entryFrom S$1.388M

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 information Test affordability first

OrangeTee directory update shown: 25 Apr 2025.

One Marina Gardens

Verify availability

LocationD01 · Marina Lane

Indicative entryFrom S$1.849M

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 information Stress-test holding power

OrangeTee directory update shown: 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.

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

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

Singapore New Launch Property Intelligence Hub

Why this hub exists

The UProperty.sg New Launch Buyer Framework

Market data should guide, not excite

Use official checks before commitment

Buyer readiness checklist

UProperty.sg tools and planning resources

Singapore new launch intelligence directory

Vela Bay

Rivelle Tampines

River Modern

Narra Residences 翠岚轩

Penrith

Zyon Grand

Promenade Peak

River Green

De Souza Avenue GLS

Springleaf Residences

The Robertson Opus

One Marina Gardens

Official references for buyers

Connected ecosystem

Speak with clarity, not pressure

UProperty.sg

Advisory

Editorial & Compliance

Connect With Andrew Koh