What You Need to Know
Updated 25 Sep 2026
The important stories, numbers and trends from the week, with our take on what they actually mean for buyers and homeowners.
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Commercial property purchases in Singapore are holding steady despite rising rates, as investors turn to loan repricing and strong industrial demand to manage higher borrowing costs.
12 new launch condos in Singapore still have unsold units as they approach completion
This week's Units of the Week looks at five of HDB's largest Executive Maisonettes, each reworked with double-volume ceilings, terraces or expanded kitchens for extra space.
A five-room flat at The Pinnacle @ Duxton sold for $1.72 million, or $1,493 psf, in September 2026
HDB flats out-yielded condos in every one of 25 towns compared, with three-room flats reaching as high as 9.08%
Amberwood At Holland Review: Buyers Are Betting On Time
Union Square Residences: Features Of Two Key Unit Layouts
What Belgravia Ace Offers in Seletar Hills Freehold Strata Homes
Frankel Estate Landed Homes From $4.1M In District 15
A tour of the landed homes across Frankel Estate in District 15, covering the freehold and 999-year leasehold mix of terraces
Stacked Intelligence
Stacked Intelligence analyses transactions, pricing, unit types and neighbourhoods to uncover the things that aren’t obvious from a listing or sales brochure, so you can understand what you’re really paying for.
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Why D22's Smaller Units Deliver Higher Rental Yields
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Simei Tops East Side Condo Rental Yields Among 62 Projects
Pro
Laguna Green Tops Best Performing Two-Bedroom Condos In Bedok
International School Condo Yields: Closer Is Not Always Better
Singles Income Ceiling Raised To $8,000 For HDB Flat Buyers
New Private Home Sales Drop 79% in August 2026 Amid No Launches
5 Largest Freehold 1-Bedders Under $1M In Singapore
Bedok South Horizon Sets New HDB Resale Record At $1.54M
Three Freehold Properties Hit The Market At $67M
What $3,000 Gets You At Coliwoo Resort Changi Co-Living
How To Maximise Space In Springleaf Residence’s 1,259 Sq Ft CC2 Layout
What $8,000 A Month Gets You At Perennial Living Assisted Living
Neighbourhood
Marina Square To Close In 2027 For Major Redevelopment
SingLand's redevelopment of Marina Square introduces three new towers, luxury residences, offices and an enhanced mall
Arcc Spaces' CBD Co-Working Space Goes Beyond Desks
Arcc Spaces has opened its fourth Singapore location at Bank of Singapore Centre, a 25,782 sq ft space across three floors designed with The Afternaut Group.
One Shenton Duplex For Sale At $10.8M, $1,792 PSF
A rare duplex Sky Suite at One Shenton on Shenton Way is on the market for $10.8 million, or $1,792 psf
People's Park Centre Makes Its Third En Bloc Attempt
People's Park Centre has launched its third collective sale attempt at a guide price of $1.48 billion, after bids in 2019 and 2022 fell short.
Record $1.701M Resale Five-Room at The Pinnacle @ Duxton
A five-room flat at The Pinnacle@Duxton sold for $1,701,000, or $1,477 psf, in September 2026, a new Central Area resale record for the flat type.
Two Springleaf Tower Office Floors For Sale At $54.15M
CBRE and Sakal Real Estate are offering two full floors at Springleaf Tower in Tanjong Pagar via Expression of Interest
Orchard Boulevard And Marina Gardens: Key New GLS Sites Launched
The government has launched tenders for two Central Region GLS sites, a 37,006 sq ft plot at Orchard Boulevard and a 64,663
Tan Boon Liat Building Sale: $950M For Rare Freehold Site
Tan Boon Liat Building has been sold to Kingsford Havelock Pte Ltd for $950 million, likely Singapore's biggest en-bloc deal of 2026.
Rare Queenstown Landed HDB At 50 Stirling Road Sells For $1.04M
A 3-room terrace flat at 50 Stirling Road, Queenstown, sold for $1,040,888, a new record for this HDB landed type
Why Tiong Bahru Is One of Singapore’s Most Desired Neighbourhoods
Tiong Bahru began as a swamp and cemetery before becoming Singapore's first public housing estate
Retiring in Singapore: Buying a 2-Bedroom Study at Zyon Grand
A Singapore retiree based in Hong Kong sold her freehold condo in a prime central area to buy a 721 sq ft
Emerald Park's Spacious Two-Bedders Beat Newer RCR Condos
Emerald Park recorded the strongest two-bedder returns across Bukit Merah and Queenstown over the past decade, averaging 29.69% ROI and $306,000 profit.
Berlayar Drive GLS: $576M Bid Highlights Waterfront Potential
The Berlayer Drive GLS site received a sole $576 million bid from Intrepid Investments and GuocoLand, translating to $1,515 psf ppr
Rare Row Of Three Telok Blangah HDB Shophouses For $7.9M
Three adjoining HDB shophouses at 65 Telok Blangah Drive are on the market at $7.9 million
Gillman Barracks To Get Public And Private Homes
HDB's Gillman Barracks studies confirm eight hectares of forest and 25 of 86 buildings will be retained as the 40 hectare site
Greater Sentosa Master Plan Could Make The Islands More Local
The Greater Sentosa Master Plan will merge Sentosa and Pulau Brani into one destination, with a new tram system
Terra Hill Discounts Reach Up To $1.63 Million On Unsold Units
Terra Hill is offering discounts of up to $1.63 million on its remaining unsold units
Clementi Peaks 3-Room Flat Sets New Resale Record at $896K
A 3-room flat at 464B Clementi Avenue 1, Clementi Peaks, sold for $896,000
Norwegian Seamen's Mission In Pasir Panjang Up For $70M Sale
The Norwegian Seamen's Mission at 300 Pasir Panjang Road, a freehold 46,000 sq ft hilltop compound with a chapel
Maju Forest: Two-Thirds To Be Cleared For HDB Housing
HDB will clear 15 hectares of Maju Forest for public housing, retaining 8 hectares including a nature trail and freshwater stream that
Stamford Place Review: Adaptive Reuse of Former Stamford Court
Stamford Place, the adaptive reuse of former Stamford Court, brings serviced apartments, coworking space and F&B to the Stamford Road and Hill Street corner.
Clarke Quay Shophouse Portfolio On The Market At $90M
Three refurbished shophouses in Singapore's Upper Circular Conservation Area are up for sale at $90 million
Clarke Quay Shophouses Could Gain From URA's Policy Shift
Two adjoining commercial conservation shophouses at 18 and 19 Hongkong Street in Singapore's CBD are for sale via Expression of Interest
High Street Centre Office Portfolio On Sale For $17.8M
A 14 unit strata office portfolio at High Street Centre has launched for sale at $17.8M. The offering spans an entire floorplate
Four HDB Shophouse Units For Sale At $13.4 Million Portfolio
A portfolio of four HDB shophouse units in Bras Basah and Lavender is on the market via EOI at $13.4 million
Clarke Quay Shophouses Could Gain From URA's Policy Shift
Two adjoining commercial conservation shophouses at 18 and 19 Hongkong Street in Singapore's CBD are for sale via Expression of Interest
Concourse Skyline’s Poolside Terraces Start From $2.95M
Concourse Skyline's Poolside Terraces are on the public market for the first time, with three bedroom units from $2.95 million.
Golden Mile Tower's 105,000 Sq Ft Space For Sale At $31M
When Golden Mile Tower was completed in the 1970s, its cinema wasn’t just another commercial tenant.
$33.8M Jalan Besar Building Sale Hinges On Approvals
A rebuilt Jalan Besar shophouse is on sale for $33.8 million, though its serviced apartment and F&B uses are still pending renewal or approval from URA.
Verdun House in Farrer Park Offered at $82 Million
Verdun House, a 4-storey freehold commercial property in Farrer Park, is back on the market for $82 million.
Little India GLS Site Tender Draws 7 Bids, Top Bid $35.3M
Soon Hock Group's YK Land submitted the top bid of $35.3 million for a conservation site of 18 Art Deco terrace houses
Lorong Puntong GLS Site Could Tap Pent-Up Demand
URA has launched two new GLS sites: a 140-unit Confirmed List site at Lorong Puntong near Bright Hill MRT
Trendale Tower Returns To Market At $168M With SA2 Option
Trendale Tower returns for en bloc sale at S$168 million, now with an option to convert into a Serviced Apartment 2 development
Freehold Shop At Nomu On Sale For $6 Million With Signage Rights
A freehold shop at Nomu is on sale for $6 million, alongside a $16.8 million conservation shophouse on North Canal Road
Prime District 9 and 10 Condos Ranked By Rental Yield Performance
Rental yields in Singapore's prime districts show one-bedroom units outperforming as rents outpace prices, while returns compress sharply above $5 million.
Perennial Living Could Change How We See Assisted Living
There are all sorts of polite names for old folks’ homes these days.
Amberwood at Holland Preview: Sim Lian's New 212-Unit Condo
Amberwood at Holland previews on 11 September, the first project in Bukit Timah's new Holland Plain precinct.
Buying Sui Generis With Leaseback Allowed More Time to Move
A pregnant couple sold their Pine Grove condo for $2.05 million and bought a $5.08 million unit at Sui Generis
Prime District 9 and 10 Condos Ranked By Rental Yield Performance
Rental yields in Singapore's prime districts show one-bedroom units outperforming as rents outpace prices, while returns compress sharply above $5 million.
Sim Lian Makes Sole $454M Bid For Holland Plain GLS Site
Sim Lian Group submitted the sole bid of $454 million, or $1,491 psf ppr
Buying Sui Generis With Leaseback Allowed More Time to Move
A pregnant couple sold their Pine Grove condo for $2.05 million and bought a $5.08 million unit at Sui Generis
The Serra Residences Novena: Luxury Family Homes From $3,000 PSF
Early insights into The Serra Residences, a freehold 133-unit launch in Novena, covering its facilities, unit mix, indicative pricing
Gilstead Court Launches Fourth Collective Sale Tender at $198M
Gilstead Court is attempting its fourth collective sale at a $198 million reserve price.
Dunearn House Sales Reach 56%, 3-Bedrooms Sell Out
Dunearn House sold 211 of 380 units, or 55.5% over its July 25-26 launch weekend
$38M HDB Shophouse Portfolio For Sale In Toa Payoh, Jurong East
Four HDB shophouses across Toa Payoh and Jurong East are on the market for a combined $38 million
What The Toa Payoh and Hougang Site Tenders Mean For Eldercare
Two former state properties in Toa Payoh and Hougang are up for rent for eldercare use
Two HDB Shophouses For Sale in Toa Payoh for $40 Million
The Lew Foundation has put two income-producing HDB commercial properties in Toa Payoh up for sale, with proceeds supporting community initiatives for seniors and youth.
Alkaff Lakeview In Bidadari Sets $945K 3-Room Record
A 3-room Model A flat at 118A Alkaff Crescent sold for $945,000 in June 2026, a new record for Toa Payoh
Braddell Heights Bungalow On 10,197 Sq Ft Site Seeks $18M
15 Matlock Rise, a freehold bungalow in Braddell Heights, is on the market for $18 million through an Expression of Interest exercise by JLL.
A $40K Macpherson BTO By IKEA’s Home Design Service
A family of five renovated their four-room Macpherson Weave BTO flat for $40,000 using IKEA's Home Design Service, after other ID firms quoted around 20% more.
All Three NEOCO Bungalows At Lynwood Grove Are Sold
Brand New Land's NEOCO bungalows at Lynwood Grove are fully sold, with two District 13 units transacting at $13m each in March
MacPherson Spring 3-Room Flat Hits Record $872K
A 3-room HDB flat at Macpherson Spring in Geylang sold for $872,000, with $52,000 above valuation.
Why Geylang Properties Have Higher Yields Despite Buyer Stigma
Rental yields in Geylang and nearby areas show one-bedroom units outperforming as rents have outpaced prices since 2015, while larger units stay closer to flat.
House 223: Micro Homes From $2,300 A Month In Geylang Shophouses
Abiel Property Investment Fund turns three conserved Geylang shophouses into House 223, 15 self-contained 200 sq ft homes for medium-term rent from
Legenda @ Joo Chiat's Two-Bedders Led The Area In ROI
Legenda @ Joo Chiat recorded the strongest two-bedder returns across Aljunied, Paya Lebar and Eunos over the past decade, averaging 37.44% ROI and $380,600 profit.
Geylang 4-Room HDB Flat Sets Record From A Lower Floor
A 4-room flat at 82B Circuit Road, MacPherson Spring, sold for $1.1 million in July 2026
Cubik Penthouse Lawsuit: Tenant Owes $31,700 Rent Despite Defects
A landlord's $84,500 suit against a tenant over unpaid rent and maintenance breaches led to a countersuit over water seepage
Grand Dunman Condo TOP Fast-Tracked With Virtual Inspection
A new virtual inspection process lets developers bring forward Temporary Occupation Permit approval by up to two months
Seven Freehold Joo Chiat Shophouses Listed at $100M
Seven adjoining freehold shophouses at 452 to 464 Joo Chiat Road are on the market for $100 million
Which East Coast Condo Has The Best Rental Yield?
Rental yield rankings across East Coast condos show sea-facing units earn back their price premium in rent, while freehold tenure on larger units does not.
Bedok Condo Site Sets Record With $1.42 Billion Tender
A UOL-led consortium beat three rival bids to win the New Upper Changi Road GLS site for $1.4 billion
Bedok South Horizon Sets New $1.45M Resale Record For 5-Room Flat
A five-room flat at 153B Bedok South Road sold for $1,450,000 or $1,192 psf in August 2026
Bayshore GLS Tender Draws $2.128 Billion Bid, First Outside CBD
A Frasers Property-led joint venture with Sunway MCL, Sekisui House and Lum Chang Holdings submitted the top bid of $2.128 billion at
Berlayar Drive GLS Site Could Bring A Low-Rise Waterfront Condo
URA has launched the Berlayar Drive and New Upper Changi Road GLS sites under the 1H 2026 programme.
New Launch Condos 2026 Starting From $1.38M With Remaining Units
11 new launch condos in Singapore still have units available in 2026, with entry prices starting from $1,377,095 across projects including Vela
Why SingHaiyi Bought Loyang Valley For Future Upside
SingHaiyi paid $880 million for Loyang Valley in Singapore's largest en bloc since Thomson View.
Coastal Cabana Sells 66% Of Its Units On Launch Day
Coastal Cabana, a 748-unit executive condominium in Pasir Ris, sold about 66% of its units on launch day at an average of $1,734 psf.
Coastal Cabana EC Review: A Quietly Compelling Family Choice
Project:
Coastal Cabana EC
District
Sea Esta Glass Curtain Removal Took Five Years and Court Orders
A condo management corporation spent five years and two court orders trying to remove an unauthorised glass curtain from a unit's balcony
Why Centrale 8 Tampines Commands A Premium Over HDB Flats
A five-room DBSS unit at 519B Tampines Central 8 sold for $1,120,000, or $963 psf, in August 2026
Pasir Ris One 5-Room Unit Sets New $1.15M Resale Record
A DBSS five-room flat at 530D Pasir Ris Drive 1 sold for $1,150,000, or $1,018 psf, in August 2026
Is Selling D’Nest To Buy $1M HDB A Smart Move In Your 50s?
A couple in their mid-50s weigh selling their D'Nest condo for a $1 million HDB flat in the East
What The Toa Payoh and Hougang Site Tenders Mean For Eldercare
Two former state properties in Toa Payoh and Hougang are up for rent for eldercare use
Should You Buy A Jurong West EM Before Selling Your Flat?
A couple selling a Punggol/Sumang flat under a court deadline weighs a $675,000 Jurong West EM for their four children, and whether the price and financing add up.
Do Newer Condos Near MRT In District 19 Yield Better Rents?
District 19 rental yields show scale, EC status and MRT proximity make little difference to returns
Freehold Semi-Ds at Jalan Labu Manis From $8.5M Near Three MRTs
A closer look at Pangolins, two freehold semi-detached homes in Bartley Rise from $8.5 million, covering the design, layouts
Malaysian Developer Tops Lorong Puntong GLS Tender at $208M
Eco World Development topped the tender for the Lorong Puntong and Sin Ming Avenue GLS site with a $208.099 million bid, edging out six rivals.
Bishan DBSS Natura Loft 4-Room Flat Sells For $1.3M Record
A 4-room flat at 273A Bishan Street 24, Natura Loft, sold for $1.3 million in August 2026
The Gardens at Bishan Two-Bedders Yield 36% ROI Over 10 Years
The Gardens at Bishan recorded the strongest two-bedder returns in the area over the past decade, at 36.33% ROI across 21 transactions.
Lorong Puntong GLS Site Could Tap Pent-Up Demand
URA has launched two new GLS sites: a 140-unit Confirmed List site at Lorong Puntong near Bright Hill MRT
Family Upgrades From The Tresor To $5.45M Maplewoods Penthouse
A family sold their four-bedroom Tresor condo for $4.75 million and bought a $5.45 million Maplewoods penthouse near Methodist Girls' School
Villas @ Greenbank Park Review: New Freehold Homes in District 21
A walkthrough of Villas @ Greenbank Park, a freehold landed project by Tong Eng Group in Bukit Timah
Why Clementi Park Two-Bedders Outperformed Other Clementi Condos
Clementi Park posted Clementi's strongest two-bedder returns over the past decade, a 32.21% ROI and $414,683 average profit, despite no nearby MRT or top primary school.
Three Bukit Timah Freehold Retail Units Listed for $18.5M
Three freehold retail shops at 20, 26 and 28 Greenwood Avenue in Bukit Timah are on the market for $18.5 million
Lucerne Grand Launches Near Lakeside MRT From $1.498M
Lucerne Grand, CDL's 570-unit project beside Lakeside MRT in Jurong Lake District, previews 18 September, with prices from $1.498 million.
$38M HDB Shophouse Portfolio For Sale In Toa Payoh, Jurong East
Four HDB shophouses across Toa Payoh and Jurong East are on the market for a combined $38 million
Should You Buy A Jurong West EM Before Selling Your Flat?
A couple selling a Punggol/Sumang flat under a court deadline weighs a $675,000 Jurong West EM for their four children, and whether the price and financing add up.
Parc Oasis Tops Jurong Two-Bedder Returns Over 10 Years
Parc Oasis recorded the strongest two-bedder returns among Jurong East and Jurong West condos over the past decade, at 31.45% ROI across 8 transactions.
Should You Sell Your Yew Tee HDB To Downsize To A 3-Room Flat?
A 74-year-old renting a one-bedder while owning two rental properties weighs selling both for a 3-room HDB flat or keeping one to
What Hazel Park's Returns Say About Large 2-Bedders
Hazel Park Condominium recorded the strongest two-bedder returns across Bukit Batok, Bukit Panjang and Choa Chu Kang over the past decade, averaging 49.46% ROI and $529,714 profit.
Bukit Panjang Records Its First Million-Dollar 5-Room HDB Sale
A five-room Premium Apartment at 605 Senja Road in Bukit Panjang has sold for $1,050,000 at $813 psf
Why Chestervale's Larger Units Still Offer Value
Chestervale EC launched in 1997 during the Asian Financial Crisis, saw prices fall for nearly a decade, and took over 10 years to recover above launch levels.
Tengah Garden Residences Sells 853 Units At $2,120 PSF
Tengah Garden Residences is the third new project so far this year to achieve a near sell-out performance during its opening sales weekend.
Tengah Garden Residences Review: A Bet On Tengah’s Future
We review Tengah Garden Residences, an 863-unit private condo in Tengah with direct MRT access and prices from $1.11 million, covering layouts
Tengah Garden Pricing Review: Where Its $980K Entry Price Stands Against The Competition
Tengah's first private condo is priced just above nearby ECs. It could reward owners who stay put while the town matures.
Tengah Garden Residences Launches From $980,000
Tengah Garden Residences is the first private condominium to launch in Singapore's Tengah Forest Town, developed by Hong Leong Holdings, GuocoLand
Why Developers May Bid Cautiously For Admiralty Walk EC
The tender for a new Executive Condominium (EC) site at Admiralty Walk was launched on June 30.
Woodlands Property Faces A Very Different RTS Impact
The RTS Link changes the Woodlands property calculus differently for buyers and landlords.
Why La Casa Is Now A Value Buy Despite Slow Growth
La Casa EC launched in 2005 above EC and D25 market averages, spent years trading below benchmarks
Five-Year ECs Get A Temporary Edge, But Prices Have Limits
The last batch of ECs with a 5-year MOP before privatisation covers four upcoming sites: Senja Close
How We Found a 3-Bedroom Unit at Springleaf Residence
After two failed deals at Thomson Grand, a couple found a feng shui-compliant home at Springleaf Residence
Lentor Gardens’ 3-Bedroom Compacts Sold Out First
Lentor Gardens Residences sold 270 of 499 units at an average of $2,350 psf over its July 18-19 launch weekend
Lentor Gardens Pricing Review: Where Its $1.5M Entry Price Stands Against The Competition
Priced above every Lentor launch bar Lentor Modern on psf. Whether that proves an early entry depends on the next Lentor launch.
Lentor Gardens Residences Review: Built For Long-Term Living
A review of Lentor Gardens Residences, Lentor's first non-PPVC condo, covering its 200-metre pool, unit mix, strata-titled landed terraces
Yishun 10 Condo Launch: First In Yishun Central In Over 10 Years
Frasers Property's mixed-use development at Yishun 10 will add about 110 homes and a retail podium to Yishun Central
Why Developers May Bid Cautiously For Admiralty Walk EC
The tender for a new Executive Condominium (EC) site at Admiralty Walk was launched on June 30.
The Canopy's Large Units Kept It Competitive In Yishun
The Canopy EC launched in 2010 close to D27 private home prices, limiting long-term growth to 3.9% annualised.
Canberra EC Tender Could Set A New Pricing Benchmark
HDB has launched the Canberra Drive EC site in Sembawang, expected to yield about 185 units.
Pollen Collection II Review: Flexible Landed Layouts
We review Pollen Collection II, a new 99-year leasehold landed development by Bukit Sembawang in Seletar Hills
Serenity Park Collective Sale Launches At $505 Million
Serenity Park at 157A-G Tamarind has been launched for collective sale at around $505 million, or about $1,453 psf per plot ratio.
Why Seletar Park's Larger Units Dragged Down Returns
Seletar Park Residence saw just 0.74% annual returns—here’s how pricing, size, and EC competition shaped its underwhelming performance over 12 years.
Hundred Palms' $3,058,888 Sale May Signal EC Resale Demand
Hundred Palms is likely the first Executive Condo to breach the $3 million mark ($3,058,888) for a resale, non-penthouse unit, with the Option secured as we write this.
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Market Trends
Singapore Worker Dormitory Upgrades Drive Higher Building Costs
Singapore dormitory operators are retrofitting over 450,000 beds ahead of MOM's 2030 deadline, backed by new grants
Market Trends
Ageing HDB Estates Need More Than Lower VERS Thresholds
Recent changes to en-bloc rules have made it easier for ageing condos to go up for collective sale*. *It will make it
Market Trends
How To Get Up To $230K In Grants For Resale HDB Flats In 2026
2026 brings updated CPF housing grants and a higher income ceiling for HDB buyers, with separate schemes for families, singles
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