New Launch Condos in Singapore 2026: The Full List, Benchmarked Against Resale

We are tracking 43 major private new launches on the market in Singapore in 2026, and we have run the numbers on every one. 36 are still actively selling; the rest have all but sold out or are completing. They span the whole island — the prime Core Central Region, the city-fringe, and the suburbs — and the single most useful fact about them is not printed on any showflat banner: among the launches still on sale, prices sit +18% to +87% above nearby resale, with a median premium of about +42%.

That premium is the whole game. A new launch is not automatically a good buy or a bad one; it is a bet that a brand-new, not-yet-built unit is worth more than a comparable resale unit you could move into next month. This roundup exists to help you judge that bet honestly.

For every launch below we show four things most write-ups skip:

• the indicative launch PSF, taken from real URA developer-sale caveats — what units have actually transacted at, not brochure spin;
• the premium over nearby resale in the same district;
• a Status flag — whether it is still On sale, Selling out, or Sold out; and
• how that market segment has actually performed on resale — the number that answers "will it hold its value?"

The largest launch still selling is Parktown Residence at 1,193 units. Use the region tables below to scan the full list, then open any project for the complete review. If you are still deciding new-launch-versus-resale in principle, start with Is a New Launch Worth the Premium Over a Resale Condo?. Prefer to browse by project? See the Singapore new launches directory.

Among the launches still on sale, indicative prices run from about $1,754 psf (Otto Place) to $3,332 psf (Upperhouse at Orchard Boulevard), with a median around $2,688 psf. Against recent resale in the same district, that works out to a median premium of roughly +42%.

Here is the part the headline number hides: a premium is expected, and it is not proof of an overpay. A new launch sells you a fresh lease, a brand-new product, and payments spread out during construction — all of which cost money a tired resale unit does not. The real question is never "is there a premium?" — there always is — but "is this the right premium for this location?"

Two patterns make the spread readable:

• The widest premiums — Vela Bay at +87%, Norwood Grand at +73% — sit in new or transforming precincts (Bayshore, Woodlands North, Tampines North) where there is barely any comparable resale to benchmark against. The big percentage partly reflects the absence of old stock nearby, not proof the unit is dear for what it is.
• The premium compresses as a launch sells out and completes. Amo Residence, now selling its final units after completing, sits at just +9% over resale — because by the time a project is built, real comparable resale exists right next to it. Among launches still early in their sale, the tightest premium is Faber Residence at +18%.

A big premium in a brand-new precinct is a different animal from a small premium on a nearly-finished project. Judge them differently.

13 of the launches we track sit in the prime Core Central Region — Orchard, Marina Bay, Nassim, Holland and the like (10 still on sale). These carry the highest PSF on the list and hold most of the year's freehold options (Watten House, Newport Residences, Orchard Sophia, The Atelier).

The honest counterpoint: prime has historically delivered the lowest odds of resale profit of the three regions — 80.7% — on the biggest quantums. CCR is a hold-for-lifestyle-and-scarcity play, not an easy flip. Buy here for the address, the land tenure and a long horizon; do not buy expecting the quick capital growth the suburbs have delivered. For the regional trade-off in full, see CCR vs RCR vs OCR: Which Condo Region Should You Buy?.

13 launches sit in the city-fringe Rest of Central Region — Alexandra and Redhill (D3), West Coast (D5), Toa Payoh (D12) and the Katong–Meyer stretch (D15); 11 are still on sale. This is the region with the best historical resale odds of the three — 86.4% — which is exactly why so many of the year's "sweet-spot" launches cluster here.

The premiums here are the most trustworthy on the list, because the city-fringe has deep, recent resale to benchmark against. Freehold Katong commands it — Meyer Blue (+69%) and Amber House (+62%) — while The Orie (+56%) is Toa Payoh's first major launch in years. Grand Dunman and Tembusu Grand are the big-volume D15 plays. This is the band where own-stay upgraders and investors overlap most, and where the "is the premium worth it?" test is most worth running carefully.

17 launches — the most of any region — sit in the Outside Central Region: Lentor (D26), Tampines and Pasir Ris (D18), Lorong Chuan (D19), Bayshore (D16) and Tengah (D24); 15 are still on sale. The headline premiums look steepest out here, topped by Vela Bay (+87%) and Norwood Grand (+73%).

Read those big numbers carefully. The steepest OCR premiums are in new or fast-transforming precincts — Bayshore, Woodlands North, Tampines North, Tengah — where there is almost no recent resale to compare against, so the percentage overstates the "overpay." You are paying up because there is nothing old next door, not necessarily because the unit is dear for what it is. Despite that, the OCR's resale track record is strong — 86.3% of resales sold above cost, essentially matching the city-fringe. The year's giants live here too: Parktown Residence (1,193 units), Chuan Park (916) and Springleaf Residence (941).

A handful of precincts are seeing several launches at once, and that matters for your wallet: when projects compete for the same buyers in the same location, it tends to widen your choice and cap how hard any one developer can push price.

• Katong / Marine Parade / Meyer (D15) — 4: Amber House, Grand Dunman, Meyer Blue, Tembusu Grand
• Alexandra / Redhill (D3) — 4: One Pearl Bank, Penrith, Promenade Peak, Zyon Grand
• River Valley (D9) — 4: Orchard Sophia, River Green, River Modern, The Atelier
• Bukit Timah / Holland (D10) — 3: 19 Nassim, Leedon Green, Upperhouse at Orchard Boulevard
• Buona Vista / West Coast (D5) — 3: Bloomsbury Residences, Faber Residence, Terra Hill
• Lentor (D26) — 3: Lentor Central Residences, Lentor Hills Residences, Springleaf Residence
• Marina Bay / CBD (D1) — 3: One Marina Gardens, Union Square Residences, W Residences Marina View

The most crowded is the Katong–Meyer stretch (D15), with four projects chasing an overlapping buyer pool. In precincts like this — and in Lentor and River Valley — do not judge a launch in isolation. Compare the siblings side by side on price, layout efficiency, tenure and expected completion before you commit; the discipline in How to Compare Two Condo Projects applies directly. Note that some precinct rivals (a few of the Lentor projects, for instance) are already selling out, so your real choice may be narrower than the cluster count suggests — the tables above flag which.

A premium is worth paying only when it buys you utility you will actually use. Four checks cut through the marketing:

1. Anchor to a real resale alternative — same bedroom count, same area, similar usable size. Not a brochure comparison; a unit you could actually buy instead.
2. Compare the all-in cost, not the PSF. Add renovation, furnishing, and — for a launch — the years of interim housing or rent while you wait for completion. A launch that looks close on PSF can be much further apart once the wait is priced in.
3. Match it to your holding horizon. A fresh lease and brand-new condition only pay off if you hold long enough to enjoy them. If you may sell in a few years, you are paying for freshness you will hand to the next owner.
4. Ask what the premium buys that resale can't — a location with no resale stock, a materially better product, a longer lease runway. If the answer is "newer, but otherwise similar," resale is usually the cleaner value.

If the premium does not buy utility you will use, resale is the cleaner value answer. The full framework is in Is a New Launch Worth the Premium? and New Launch vs Resale Condo: How to Compare Price, Timing and Liveability.

No one can tell you a specific launch's future, and anyone who does is guessing — most of these projects have never been resold, so there is no project-level profit history to quote. What we can give you is the honest proxy: how the surrounding market segment has actually performed across hundreds of thousands of matched resale pairs.

The base rates, gross of costs:

• City-fringe (RCR): 86.4% of resales sold above their purchase price.
• Suburbs (OCR): 86.3% — essentially the same.
• Prime (CCR): 80.7% — the lowest, on the biggest quantums.

Treat those as the odds a comparable unit historically beat its purchase price — a base rate, not a forecast, and before commission, stamp duties, any SSD and interest. To pressure-test a specific unit and segment against your own holding period and costs, run it through the PropKaki profitability model, and read How to Tell If Your Property Will Be Profitable for how to read the odds.

Among launches still early in their sale, Faber Residence carries the smallest premium over nearby resale at about +18%. Smaller premiums appear either next to plenty of recent comparable stock, or on projects near the end of their sell-down — Amo Residence, now completing, has compressed to about +9%.

Vela Bay shows the widest gap at about +87% over nearby resale. Premiums this wide are almost always in new or transforming precincts with very little comparable resale nearby, so the percentage partly reflects the absence of old stock to benchmark against — not proof the unit is overpriced for what it is.

Parktown Residence is the largest launch still selling at 1,193 units, followed by Zyon Grand (1,079), Grand Dunman (1,008) and Springleaf Residence (941). Larger projects usually mean more launch-phase choice of stack and facing, and a bigger future resale pool competing inside the same development.

On matched resale pairs, the city-fringe (RCR) leads at 86.4% of resales selling above cost, with the suburbs (OCR) close behind at 86.3%. Prime (CCR) is lowest at 80.7%, on the largest quantums. These are gross base rates across each segment — a useful backdrop for a launch, not a guarantee for any single project.

Where the figures come from. Indicative launch PSF and quantum are medians of URA private-sale caveats flagged New Sale for each project, via PropKaki's transaction data. The premium over resale compares that to the median PSF of Resale caveats in the same postal district over roughly the last 18 months. The Status flag reads each project's most recent New-Sale caveat: On sale (a unit sold in 2026), Selling out (last sold in 2025), Sold out (last sold 2024 or earlier). Segment resale odds (CCR 80.7%, RCR 86.4%, OCR 86.3%) come from matched private buy→sell pairs via PropKaki's profitability model. Tenure and unit counts are from our project directory. Every price figure is PropKaki's own URA-caveat data — no third-party portal pricing is used. One further launch on the market, Hudson Place Residences, is omitted from the tables and counts because our directory is missing its district, so we cannot compute a like-for-like resale premium; we will add it once that data fills in.

What we deliberately did not claim. We did not print expected completion (TOP) dates in this list, because our directory's completion field is unreliable for pre-completion projects — see each project's own review for a brochure-sourced date. Launch PSF is a dated snapshot that moves as more units and stacks are released; PSF is price ÷ area, so a median shifts with which units have sold. The resale benchmark is a district median, not a unit-matched valuation — resale stock is older and on a shorter lease, so some launch premium is expected. Segment profit odds are gross (before commission, stamp duties, any SSD and interest) and are a base rate, not a forecast — most of these launches have never been resold. Nothing here is financial advice; verify current rules and figures with URA, IRAS and HDB.