Pricing referenced from URA caveats & developer releases
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Updated June 2026
24 New Condos Are Launching in 2026.Only 6 of Them Actually Matter.At Least 4 of Those Are Still Wrong For You.
We screened every project in the 2026 pipeline. Most are already sold out, won't launch in time, or aren't available to the average buyer. These 6 are what's left, and they serve very different people.
What makes sense for a first-time buyer is a terrible choice for an upgrader. What works for rental yield will underperform for capital gains.
If you're upgrading in the Bishan-Ang Mo Kio corridor and want a school network that rivals Bukit Timah without the Bukit Timah price tag, this is 1,240 units sitting on three MRT lines with Ai Tong Primary within 1km.
The same consortium behind Hougang Central paid $810 million for this site. Combined, that's $2.3 billion in residential bets from one developer group in a single cycle. They're not hedging. They're committing.
Unlock the full analysis to see the developer track record, the supply concentration risk from this 1,240-unit launch landing alongside Lentor Gardens, and how Thomson Reserve compares head-to-head with the other 5 launches in your shortlist.
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Development 2 of 6
Lentor Gardens Residences
Lentor MRT
D26 | 499 units | Kingsford Development
Showflat opens 4 Jul 2026
If you're upgrading from an HDB in Ang Mo Kio, Bishan, or Thomson and want to stay close to what you know, this is the most accessible entry point in a precinct that's already proven.
The 7th new launch in Lentor. Every previous project sold 90%+ on opening weekend. This one has the lowest land cost of any Lentor parcel. The first Lentor parcel attracted 9 bids. The most recent one attracted 2. The land got cheaper, but fewer developers wanted it.
The question isn't whether Lentor is a good address. It's whether the precinct can absorb another 499 units on top of the 4,000 already sold, and what that means for your resale value in 5 years.
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Development 3 of 6
Dunearn House
Sixth Avenue MRT
D11 | ~380 units | Frasers Property, Sekisui House & CSC Land
Launching July 2026
If getting your children into the right school is non-negotiable and you want a Bukit Timah address, this is the only 2026 launch within 1km of a top-5 oversubscribed primary school.
9 developers bid for this site, the most competitive GLS tender of 2025. CDL, Singapore's largest listed developer, lost by just 3.7%.
This is the first private condo in Turf City, a former horse racing track being transformed into a new residential precinct. Methodist Girls' School (Primary) is within 1km. But there's no supermarket, no hawker centre, and no retail within walking distance today. That gap won't close for 5-10 years. You're paying $2,900+ PSF for the address and the school, not for what's outside your door.
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Development 4 of 6
Chencharu Close
Khatib MRT
D27 | ~875 units | Evia Real Estate, Gamuda Land & Ho Lee Group
Launching November 2026
If you want a larger unit at a lower PSF with integrated amenities you can use every day, this is the most ambitious suburban play in the 2026 pipeline.
The developer bid $1 billion for this site and paid 19.8% more than the next closest bidder. One of the widest bid gaps in Singapore GLS history.
A billion dollars for a District 27 address. The nearest comparable (North Park Residences, integrated with Northpoint City mall) trades at ~$1,675 PSF on resale. This project needs to launch at $2,000+ PSF to make the math work. That's a 28% premium over an established, mall-integrated condo in the same area. The integrated bus interchange and hawker centre change the accessibility equation. The question is whether they change it by 28%.
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Development 5 of 6
Hougang Central
Hougang MRT
D19 | ~830 units | CapitaLand, UOL & CICT
Launching late 2026
If you're rooted in the Northeast and want a home above a major mall with the convenience of never leaving your development for groceries, dining, or transit, this is the biggest integrated launch of 2026.
$1.5 billion. That's what CapitaLand and UOL paid for this site. The entire Lentor Gardens site cost $429 million. This one cost 3.5 times as much. At $2,500+ PSF, this will be the most expensive new launch Hougang has ever seen, priced 47% above the nearest comparable resale condo.
The integrated 300,000 sqft mall and the future Cross Island Line interchange are the justification. Historically, integrated developments with institutional-grade retail have outperformed standalone condos by 10-20% over a decade. The question is whether that pattern holds when the starting premium is already 47%.
If rental income matters more to you than lifestyle amenities, this is the only project in the six anchored to a genuine employment cluster with a built-in tenant pool.
The developer paid 13% less for this land than for their own project next door. Three developers bid on this site. The plot directly adjacent to it received zero bids in the same tender round.
Update, June 2026: it launched. 201 of 327 units sold over launch weekend at an average of $2,458 PSF, with every 893 sqft three-bedroom gone by Sunday. Strong, but not a sellout. The question has changed from whether to buy here to whether what's left is worth taking.
When the parcel next to yours attracts no interest at all, it raises a question about the micro-location. The answer comes down to specific zoning and one-north frontage that this parcel has and the other doesn't. But it also means any future development on that adjacent plot will be a very different product at a very different price.
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Before you visit a single showflat, look at what the brochures leave out.
The land cost under your unit.
What each developer paid per square foot, per plot ratio. The single biggest factor in your purchase price and resale value.
Lentor GardensLentor
2 bids
$920PSF PPR
Chencharu CloseKhatib
3 bids
$0,000
Hudson PlaceOne-North
3 bids
$0,000
Upper ThomsonSpringleaf
5 bids
$0,000
Hougang CentralHougang
2 bids
$0,000
Dunearn HouseBukit Timah
9 bids
$1,410PSF PPR
53% land cost gap between cheapest and most expensive. But the gap between launch prices is only 40–50%. That difference is developer margin. Where does your project sit?
How much more you're paying vs. the condo next door.
Estimated premium over the nearest comparable resale condo. This gap needs to close for your investment to break even.
Hudson PlaceOne-North
vs. One-North Eden
+3.4%
more than resale
Resale
$2,377
Launched (actual)
$2,458
Upper ThomsonSpringleaf
vs. Springleaf Residence
+00%
more than resale
Resale
$0,000
New launch (est.)
~$0,000
Dunearn HouseBukit Timah
vs. Fourth Ave Residences
+00%
more than resale
Resale
$0,000
New launch (est.)
~$0,000
Chencharu CloseKhatib
vs. North Park Residences
+00%
more than resale
Resale
$0,000
New launch (est.)
~$0,000
Lentor GardensLentor
vs. Thomson Three
+00%
more than resale
Resale
$0,000
New launch (est.)
~$0,000
Hougang CentralHougang
vs. Riverfront Residences
+47%
more than resale
Resale
$1,732
New launch (est.)
~$2,550
A brand new home, a fresh 99-year lease, and the latest facilities for your family all come at a premium. The question is whether you'll get that premium back when it's your turn to sell. We published the Hudson Place row as an estimate in May, and it launched $8 off. Another project here is asking for 47% more. Where does yours fall?
Which projects actually put your child in the right school zone.
Checked against MOE's 1km enrollment priority boundary. Not marketing brochure claims.
✓
Dunearn HouseBukit Timah
Methodist Girls' School (Primary)(~0.78km)
Top-tier oversubscribed
?
Lentor GardensLentor
School name placeholder text
Status hidden
?
Hougang CentralHougang
School name placeholder text
Status hidden
?
Hudson PlaceOne-North
School name placeholder text
Status hidden
?
Chencharu CloseKhatib
School name placeholder text
Status hidden
✗
Upper ThomsonSpringleaf
None confirmed within 1km
No school within 1km
1
Top-tier school within 1km
2
Borderline or moderate
3
No competitive school within 1km
Families pay $200–$400 PSF premiums for confirmed 1km proximity to elite schools. If that's not your priority, you shouldn't be paying that premium. If it is, some marketing materials will claim proximity that doesn't hold up against MOE's actual distance checker.
Source: URA GLS tender results & resale caveats (2025–2026); 99.co; EdgeProp; MOE School Finder; OneMap; Stacked Homes. Distances and pricing verified as of June 2026. Launch prices for unlaunched projects are analyst/industry estimates; Hudson Place figures are actual launch results.
What you'll learn in your tailored comparison
How the land cost gap across all 6 projects affects your purchase price and resale outlook.
Which projects are priced close to surrounding resale values and which are asking for a 30-47% premium, and what that means for your investment over 5-10 years.
Which projects genuinely put your children within priority distance of top primary schools, and which ones are stretching the truth.
Why 9 developers fought over one site while another required an $810 million en bloc just to unlock, and what each path tells you about the location's long-term trajectory.
Which of the 6 is built for families wanting space, which is built for investors chasing yield, and which is built for upgraders who want value, so you stop comparing projects that were never meant for you.
The future launches and government land sales that will directly compete with 3 of these projects within 2-3 years, and whether waiting makes more sense than buying now.
Answer 2 quick questions so we can tailor the comparison to your situation.
