What You Need to Know
Updated 15 Oct 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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Resale two- and three-bedder condos within 1km of Rosyth School compared on price, size, layout and returns, including Regentville and Affinity at Serangoon.
A single reader turning 35 compares a 2-room BTO then upgrade against a 4-room resale now, weighing MOP timing, a $150,000 loan and room rental income.
A 999-year strata-titled shophouse at 25 Binjai Park has a $4.4 million guide price, or about $3,170 psf.
The 51,700 sq ft freehold estate at 8 Lornie Road is up for tender at $83 million, or $1,605 psf
Only 1 in 22 condo resales in the past year went for $800,000 or less.
Lucerne Grand Pricing Review: Where Its $1.498M Entry Price Stands Against The Competition
Lucerne Grand Review Finds A Family-Focused Condo For Westies
Frankel Estate Landed Homes From $4.1M In District 15
The Serra Residences Pricing Review: Where Its $2.22M Entry Price Stands Against The Competition
The Serra Residences' two-bedder starts at $2.22m, $3,120 psf, above most Novena resale averages bar Soleil @ Sinaran's $2.3m.
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.
Investment Insights
Why Older MGS Resale Two-Bedders Match New Three-Bedder Sizes
Investment Insights
Gardens At Bishan Leads Among Resale Condos Near Ai Tong
Investment Insights
Why Strata Landed Homes Fell Further Behind Freehold Terraces
Johor Rental Market Has Bright Spots, But Oversupply Persists
Singapore Wealth Hubs Must Retain The Next Generation
Condos Within 1km Of Schools Need More Than Price Checks
Public Officers’ Property Purchases: 8 Cases Referred To Police
Three Atlassia Shophouse Units Remain From $2.78M
Why Some Condos In Singapore’s Prime Districts Are Harder To Sell Than Their Address Suggests
Upper Boon Keng HDB: A Home Beyond Property Type
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
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.
Should You Pay $280K More For A Five-Room HDB Flat?
Pinnacle's scarcity keeps resale prices firm even against newer flats nearby, unlike Dawson, which sits beside a cheaper substitute in Strathmore Avenue.
Why HDB Resale Prices Still Rise For Distinctive Flats
A 5-room Pinnacle @ Duxton flat sold for $1.701 million in a softening resale market.
The Pinnacle @ Duxton Sets New Five-Room Record At $1.72M
A five-room flat at The Pinnacle @ Duxton sold for $1.72 million, or $1,493 psf, in September 2026
Four Seized Condos Sell For $16.28m In Strong Auction Result
SRI sold four seized condo units at Martin Modern and Wallich Residence for $16.28 million combined, while auctions by Knight Frank and ETC produced no sales at all.
Should You Pay $280K More For A Five-Room HDB Flat?
Pinnacle's scarcity keeps resale prices firm even against newer flats nearby, unlike Dawson, which sits beside a cheaper substitute in Strathmore Avenue.
Alessandrea Condo: Freehold Is Not The Main Advantage
A family of four weighs a freehold three-bedder near Dover against staying with parents for three more years, as they plan for their children's school move.
SkyParc @ Dawson Sets Queenstown 4-Room Record At $1.388M
A four-room flat at SkyParc @ Dawson sold for $1,388,000, or $1,417 psf, in September 2026, a new Queenstown resale record for the flat type.
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
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
IWG Opens Two New Singapore Workspace Locations
IWG opens OpenOffice Fortune Centre and HQ Liang Seah in Bugis, taking its Singapore network to 25 centres as CBD office vacancy hits a 10-quarter low.
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.
Owen Road Freehold Co-Living Shophouses Listed At $33M
Five freehold shophouses on Owen Road, tenanted co-living units near Farrer Park MRT, are listed for $33 million at about $1,902 psf.
$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
Two Freehold Properties Listed On Mohamad Sultan Road
A freehold mixed-use asset in River Valley, with serviced apartment approval and commercial space
Four Seized Condos Sell For $16.28m In Strong Auction Result
SRI sold four seized condo units at Martin Modern and Wallich Residence for $16.28 million combined, while auctions by Knight Frank and ETC produced no sales at all.
37 Emerald Hill Tender Seeks Hotel And Lifestyle Concepts
STB has launched a tender to redevelop 37 Emerald Hill, the former SCGS site, into a hotel and lifestyle destination near Somerset
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
Amberwood @ Holland Launch Averages $3,019 PSF
Amberwood at Holland sold 23 of 212 units over its launch weekend, with prices starting from $2.568 million and the first private
Amberwood At Holland Pricing Review: Where Its $2.568M Entry Price Stands Against The Competition
One of D10's most accessible entries for families near Methodist Girls' School, but Holland Plain is untested, with no MRT nearby.
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
The Serra Residences Preview: 133-Unit Freehold Project
The Serra Residences, Far East Organization's 133-unit freehold project in Novena, previews on 2 October, with the official sales launch on 16 October 2026.
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.
Kallang Trivista Takes Kallang's 5-Room HDB Price Crown
A five-room flat at Kallang Trivista sold for $1,588,888 in September 2026, a new Kallang/Whampoa resale record for the flat type at $1,273 psf.
$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.
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.
The Continuum Condo: New Freehold Nearly Matched Resale
A couple bought a 1,087 sq ft three-bedroom at The Continuum for $3.257 million after rising resale prices at nearby freehold condos
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.
The Continuum Condo: New Freehold Nearly Matched Resale
A couple bought a 1,087 sq ft three-bedroom at The Continuum for $3.257 million after rising resale prices at nearby freehold condos
Two GLS Sites Released In East Coast And Serangoon North
East Coast Road site (up to 85 units) is on the Confirmed List, while Serangoon North View's 87,036 sq ft plot sits on the Reserve List.
Three Freehold Properties Hit The Market At $67M
Three freehold Singapore properties, two eyed for boutique hotel conversion, are on the market for a combined $67 million through CBRE, with the tender closing 21 October.
Should You Sell Neptune Court For A Resale HDB?
A couple weighs staying at their ageing Neptune Court unit as its lease nears 50 years
Bedok South Horizon Sets New HDB Resale Record At $1.54M
A five-room flat at Block 152B Bedok South Road has reportedly sold for $1,540,000
Simei Tops East Side Condo Rental Yields Among 62 Projects
Rental yields in Bedok and Tampines peak in Simei across one-, two- and three-bedroom units
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
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
Coastal Cabana is a 748-unit, family-focused EC in Pasir Ris.
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
Simei Tops East Side Condo Rental Yields Among 62 Projects
Rental yields in Bedok and Tampines peak in Simei across one-, two- and three-bedroom units
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
Two GLS Sites Released In East Coast And Serangoon North
East Coast Road site (up to 85 units) is on the Confirmed List, while Serangoon North View's 87,036 sq ft plot sits on the Reserve List.
Compassvale Ancilla Sets A New Sengkang 5-Room Record
A five-room flat at Compassvale Ancilla in Sengkang sold for $1,180,000, or $979 psf, in September 2026, a new town record for the flat type.
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.
Thomson Reserve’s Lower Land Cost Is No Price Guarantee
Thomson Reserve brings 1,268 units near Upper Thomson MRT and Ai Tong Primary.
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.
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
Amberwood At Holland Pricing Review: Where Its $2.568M Entry Price Stands Against The Competition
One of D10's most accessible entries for families near Methodist Girls' School, but Holland Plain is untested, with no MRT nearby.
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.
Lucerne Grand Sells 61% At $2,480 PSF Launch Average
Lucerne Grand sold 350 of 570 units over its launch weekend at an average of $2,480 psf
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.
Why D22's Smaller Units Deliver Higher Rental Yields
Rental yields in Jurong favour older, more affordably priced condos, with Lake Grande, Parc Vista and Summerdale leading the one
$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 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 sold 853 of 863 units on its opening weekend at an average of $2,120 psf
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 Residences 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
Bellewoods Condo Management Dispute Becomes Defamation Case
A Bellewoods EC chairman's Facebook posts about a managing agent led to $100,000 in defamation damages.
Why Developers May Bid Cautiously For Admiralty Walk EC
URA has launched the tender for a new EC site at Admiralty Walk that could yield up to 450 units.
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
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 Residences 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
Canberra EC Site Draws 13 Bids, Top Bid Hits $163.9M
13 developers bid for the Canberra Drive EC site, with a top bid of $825 psf ppr setting a record land price for an EC plot.
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
URA has launched the tender for a new EC site at Admiralty Walk that could yield up to 450 units.
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.
Serenity Park Returns To En Bloc Market At $440M
Pek Chuan Building on Lavender Street and freehold Serenity Park near Yio Chu Kang Road are both on the market
Luxus Hills Phase 10 Launches 999-Year Landed Homes in Seletar
Bukit Sembawang Estates launches Phase 10 of the Luxus Hills Collection in Seletar Hills
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.
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Market Trends
Singapore REITs Trade At A 20% Discount To Book Value
Singapore office REITs fell 12.55% in the first half of 2026 and trade at deep discounts, while core CBD Grade A vacancy holds at 3.3%.
Investment Insights
Singapore Rental Yields Depend On Price, Not Just Rent
Two months of ranking Singapore's rental yields shows why higher rent doesn't mean higher returns, why smaller units usually win
Market Trends
International School Condo Yields: Closer Is Not Always Better
Rental yields near international schools in Singapore are strongest around Singapore American School
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