Every Singapore New Launch Project in the 2026–2027 Pipeline
All 34 upcoming projects on the PropNex local-project register, with the land price each developer actually paid. 28 of them have a full page here: price model, site facts, developer record and an honest read.
In short: there are 34 upcoming residential projects in the Singapore pipeline as at 7 August 2026 — 10 with a 2026 launch window, 21 pointing at 2027, and 3 with no current date. Together they represent $17.2 billion of land. Among projects with a live launch window, land costs run from $692 psf ppr (Sembawang Road EC, an executive condominium) to $1,865 psf ppr (Peck Hay Road GLS, D9 Newton), with a median near $1,326. 5 are executive condominiums and 2 are freehold condominium projects.
The list
All 34 upcoming projects, by expected launch
Sorted by the launch window each project currently points at. Land prices are public tender records. Launch timing is the developer's or the market's expectation and is not a confirmed date — I re-date every row the moment a preview is announced.
Source: PropNex local-project register, pulled 7 August 2026, mirroring URA and HDB tender records · Updated 7 August 2026
| Project | Where · region | Type | Developer | Units | Land $ psf ppr | Expected launch |
|---|---|---|---|---|---|---|
| Vila Natura | Tung Po Avenue · OCR | Landed · semi-detached | Aurum Gravis Pte Ltd | 11 | — | Mar 2026 |
| One Leonie Residences | D9 Leonie Hill · CCR | Condo | Far East Organisation | 37 | — | 2Q 2026 |
| Amberwood at Holland | D10 Holland Link · CCR | Condo | Sim Lian Land Pte Ltd | — | $1,432 | Q3 2026 |
| Lucerne Grand | D22 Lakeside · OCR | Condo | City Developments Limited | 575 | $1,132 | Q3 2026 |
| The Island Residence | D4 Keppel Bay · RCR | Condo | Keppel Land International Ltd | 84 | — | 3Q 2026 |
| The Serra Residences | D11 Bassein Road · CCR | Condo · freehold | Far East Organisation | — | — | 3Q 2026 |
| Chuan Grove GLS — Plot 2 | D19 Lorong Chuan · OCR | Condo | Sing Holdings Limited, Sunway Developments | 505 | $1,331 | Q4 2026 |
| Former Chiku Mansions | Chiku Road | Condo | Macly Group | — | — | Q4 2026 |
| Solano Grand EC | D23 Bukit Panjang · OCR | EC | City Developments Limited | 300 | $771 | Q4 2026 |
| Wynwood Grand EC | D25 Woodlands · OCR | EC | City Developments Limited | 420 | $782 | Q4 2026 |
| Bedok Rise GLS | D16 Bedok Rise · OCR | Condo | Allgreen Properties Limited | 380 | $1,330 | Q1 2027 |
| Bukit Timah Road GLS | D11 Newton · CCR | Condo | Huang Hsiang Construction Corporation | 340 | $1,820 | Q1 2027 |
| Chencharu Close GLS | D27 Yishun · OCR | Condo | Evia Real Estate | 875 | $980 | Q1 2027 |
| Dorset Road GLS | D8 Farrer Park · RCR | Condo | Kheng Leong, Singapore Land Group Limited, UO… | 430 | $1,338 | Q1 2027 |
| Sembawang Road EC | Sembawang · OCR | EC | Not announced | 265 | $692 | Q1 2027 |
| Telok Blangah Road GLS | D4 Telok Blangah · RCR | Condo | Kingsford Group | 740 | $1,326 | Q1 2027 |
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | Condo | Wee Hur Holdings, GSC Holdings | 595 | $1,062 | Q1 2027 |
| Dairy Farm Walk GLS | D23 Dairy Farm · OCR | Condo | ABR Holdings, Roxy-Pacific Holdings Limited… | 480 | $963 | Q2 2027 |
| Hougang Central GLS | D19 Hougang · OCR | Mixed-use | UOL Group Limited, CapitaLand Limited, Capita… | 835 | $1,179 | Q2 2027 |
| Tanjong Rhu Road GLS | D15 Tanjong Rhu · RCR | Condo | City Developments Limited, Woh Hup | 525 | $1,455 | Q2 2027 |
| Woodlands Drive 17 EC — Sim Lian parcel | D25 Woodlands · OCR | EC | Sim Lian Land Pte Ltd | 560 | $794 | Apr 2027 |
| Dover Drive GLS (with commercial) | D5 Dover · RCR | Mixed-use | QingJian Realty, Jianan Realty, FORSEA HOLDINGS | — | $1,556 | Q3 2027 |
| Dunearn Road GLS (with commercial) | D10 Bukit Timah · CCR | Mixed-use | Wing Tai Holdings Limited, Metro Holdings | — | $1,625 | Q3 2027 |
| Holland Plain GLS | D10 Holland Plain · CCR | Condo | SIM LIAN GROUP | — | $1,491 | Q3 2027 |
| Kallang Close GLS (with commercial) | D12 Kallang · RCR | Mixed-use | Mitsubishi Estate, Frasers Property Limited | — | $1,415 | Q3 2027 |
| Lentor Central GLS | D26 Lentor · OCR | Condo | Intrepid Investments, Guocoland (Singapore) P… | 580 | $1,278 | 3Q 2027 |
| Miltonia Close EC | D27 Yishun · OCR | EC | Hoi Hup Realty Pte Ltd | — | $732 | 3Q 2027 |
| Bayshore Drive GLS | D16 Bayshore · OCR | Condo | Sunway MCL, Lum Chang Building Contractors, F… | — | $1,323 | 4Q 2027 |
| Former Tan Boon Liat Building | D3 Outram · RCR | Condo · freehold | Kingsford Group | — | $1,245 | 4Q 2027 |
| Peck Hay Road GLS | D9 Newton · CCR | Condo | Hong Realty, City Developments Limited | — | $1,865 | Q4 2027 |
| River Valley Green (Parcel C) | D9 River Valley · CCR | Condo | CSC Land Group, Sunway MCL | — | $1,730 | Q4 2027 |
| Dunearn Road (next to Link@896) | D21 Upper Bukit Timah · RCR | Condo | Tuan Sing Holdings | — | — | Stalled — feed still shows 1H 2023 |
| Former Kew Lodge | D11 Kheam Hock Road · CCR | Condo | Aurum Land Pte Ltd | 11 | $1,965 | No launch date in the feed |
| Former Vicenta Lodge | D14 Lorong Marzuki · RCR | Condo | Not announced | 27 | $968 | Stalled — feed still shows 2H 2023 |
Swipe to see all columns →
The full data
Land and site data for every project
The complete set of tender facts, so you can do your own arithmetic rather than take mine. Gross floor area is derived from the land price divided by the $ psf ppr rate, which is how the tender rate is defined. Plot ratio is that GFA over the site area — where it looks out of step with the area's zoning, I say so on the project's own page rather than quietly dropping the row.
Source: PropNex local-project register, pulled 7 August 2026 · One land-price value in the feed is an integer overflow rather than a price and has been left blank · Updated 7 August 2026
| Project | Tenure | Site area (sq ft) | Est. GFA (sq ft) | Land price | $ psf ppr | Land awarded | Est. TOP |
|---|---|---|---|---|---|---|---|
| Vila Natura | Freehold | 32,600 | — | $34.8m | — | — | 2027 |
| One Leonie Residences | 103 Years | 32,377 | — | — | — | — | 2028 |
| Amberwood at Holland | 99 Years | 185,139 | 257,263 | $368.4m | $1,432 | 2025-07-29 | 2030 |
| Lucerne Grand | 99 Years | 145,152 | 537,102 | $608.0m | $1,132 | 2025-06-09 | 2029 |
| The Island Residence | 99 Years | 538,000 | — | — | — | — | — |
| The Serra Residences | Freehold | 34,193 | — | — | — | — | 2030 |
| Chuan Grove GLS — Plot 2 | 99 Years | 170,408 | 468,753 | $623.9m | $1,331 | 2025-09-04 | — |
| Former Chiku Mansions | Freehold | 13,453 | — | $22.0m | — | 2025-09-08 | — |
| Solano Grand EC | 99 Years | 109,352 | 328,016 | $252.9m | $771 | 2025-08-05 | 2020 |
| Wynwood Grand EC | 99 Years | 271,328 | 461,509 | $360.9m | $782 | 2025-08-05 | 2030 |
| Bedok Rise GLS | 99 Years | 218,507 | 349,474 | $464.8m | $1,330 | 2025-11-27 | — |
| Bukit Timah Road GLS | 99 Years | 63,507 | 311,154 | $566.3m | $1,820 | 2025-11-12 | — |
| Chencharu Close GLS | 99 Years | 316,459 | 1,033,254 | $1012.6m | $980 | 2025-09-11 | — |
| Dorset Road GLS | 99 Years | 111,934 | 391,854 | $524.3m | $1,338 | 2025-10-16 | — |
| Sembawang Road EC | 99 Years | 204,514 | 285,805 | $197.8m | $692 | 2025-09-11 | 2029 |
| Telok Blangah Road GLS | 99 Years | 146,389 | 692,534 | $918.3m | $1,326 | 2025-11-04 | — |
| Upper Thomson Road (Parcel A) | 99 Years | 262,875 | 578,060 | $613.9m | $1,062 | 2025-10-23 | — |
| Dairy Farm Walk GLS | 99 Years | 101,656 | 443,406 | $427.0m | $963 | 2026-01-22 | — |
| Hougang Central GLS | 99 Years | 504,805 | 1,272,891 | $1500.7m | $1,179 | 2025-12-16 | — |
| Tanjong Rhu Road GLS | 99 Years | 132,396 | 487,491 | $709.3m | $1,455 | 2026-02-05 | — |
| Woodlands Drive 17 EC — Sim Lian parcel | 99 Years | 290,409 | 609,572 | $484.0m | $794 | 2026-01-13 | 2032 |
| Dover Drive GLS (with commercial) | 99 Years | 145,312 | 611,183 | $951.0m | $1,556 | 2026-03-31 | — |
| Dunearn Road GLS (with commercial) | 99 Years | 204,962 | 328,000 | $533.0m | $1,625 | 2026-05-04 | — |
| Holland Plain GLS | 99 Years | 169,175 | 304,494 | $454.0m | $1,491 | 2026-05-07 | — |
| Kallang Close GLS (with commercial) | 99 Years | 120,555 | 431,625 | $610.8m | $1,415 | 2026-04-10 | — |
| Lentor Central GLS | 99 Years | 177,604 | 514,163 | $657.1m | $1,278 | 2026-03-03 | — |
| Miltonia Close EC | 99 Years | 165,764 | 465,710 | $340.9m | $732 | 2026-04-14 | 2030 |
| Bayshore Drive GLS | 99 Years | 617,848 | 1,608,466 | $2128.0m | $1,323 | 2026-07-15 | — |
| Former Tan Boon Liat Building | Freehold | 175,655 | 763,052 | $950.0m | $1,245 | 2026-07-21 | — |
| Peck Hay Road GLS | 99 Years | 59,201 | — | — | $1,865 | 2026-06-11 | — |
| River Valley Green (Parcel C) | 99 Years | 123,785 | 433,873 | $750.6m | $1,730 | 2026-06-18 | — |
| Dunearn Road (next to Link@896) | Freehold | 17,140 | — | — | — | 2021-08-19 | 2031 |
| Former Kew Lodge | Freehold | 34,432 | 33,995 | $66.8m | $1,965 | 2023-05-24 | 1989 |
| Former Vicenta Lodge | Freehold | 21,281 | 28,099 | $27.2m | $968 | 2022-03-16 | — |
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What the numbers say
Four things this dataset tells you
- The land-cost spread is enormous. Across the live pipeline, from $692 to $1,865 psf ppr — a factor of 2.7. That spread, not the brochures, is what will separate a $1,500 psf launch from a $3,500 psf one.
- Executive condominiums remain the value anomaly. All 5 EC parcels sit below every private site on land cost — the cheapest private site is Dairy Farm Walk GLS at $963. If you clear the $16,000 income ceiling and the family-nucleus test, that gap is the largest structural discount in Singapore residential property.
- 2027 is the heavy year. 21 of the 34 projects point at 2027 against 10 at 2026. A thin 2026 and a crowded 2027 is worth knowing if your timing is flexible.
- Freehold has almost vanished. 7 of the 34 rows are freehold, but most are stalled, boutique or landed. Among condominium projects with a live launch window there are exactly 2: The Serra Residences and Former Tan Boon Liat Building. Everything else is 99-year leasehold.
To understand how a land bid becomes a price list, read how developers price a launch. To weigh a launch against buying something you can move into now, read new launch vs resale.
Full pages
Project pages on this site
- One Leonie Residences — D9 Leonie Hill · CCR, 2Q 2026
- Amberwood at Holland — D10 Holland Link · CCR, Q3 2026
- Lucerne Grand — D22 Lakeside · OCR, Q3 2026
- The Island Residence — D4 Keppel Bay · RCR, 3Q 2026
- The Serra Residences — D11 Bassein Road · CCR, 3Q 2026
- Chuan Grove GLS — Plot 2 — D19 Lorong Chuan · OCR, Q4 2026
- Solano Grand EC — D23 Bukit Panjang · OCR, Q4 2026
- Woodlands Drive 17 EC — Sim Lian parcel — D25 Woodlands · OCR, Apr 2027
- Bedok Rise GLS — D16 Bedok Rise · OCR, Q1 2027
- Bukit Timah Road GLS — D11 Newton · CCR, Q1 2027
- Chencharu Close GLS — D27 Yishun · OCR, Q1 2027
- Dorset Road GLS — D8 Farrer Park · RCR, Q1 2027
- Sembawang Road EC — Sembawang · OCR, Q1 2027
- Telok Blangah Road GLS — D4 Telok Blangah · RCR, Q1 2027
- Upper Thomson Road (Parcel A) — D26 Springleaf · OCR, Q1 2027
- Dairy Farm Walk GLS — D23 Dairy Farm · OCR, Q2 2027
- Hougang Central GLS — D19 Hougang · OCR, Q2 2027
- Tanjong Rhu Road GLS — D15 Tanjong Rhu · RCR, Q2 2027
- Dover Drive GLS (with commercial) — D5 Dover · RCR, Q3 2027
- Dunearn Road GLS (with commercial) — D10 Bukit Timah · CCR, Q3 2027
- Holland Plain GLS — D10 Holland Plain · CCR, Q3 2027
- Kallang Close GLS (with commercial) — D12 Kallang · RCR, Q3 2027
- Lentor Central GLS — D26 Lentor · OCR, 3Q 2027
- Miltonia Close EC — D27 Yishun · OCR, 3Q 2027
- Bayshore Drive GLS — D16 Bayshore · OCR, 4Q 2027
- Former Tan Boon Liat Building — D3 Outram · RCR, 4Q 2027
- Peck Hay Road GLS — D9 Newton · CCR, Q4 2027
- River Valley Green (Parcel C) — D9 River Valley · CCR, Q4 2027
Listed in the tables above, no dedicated page
These 5 are either very small boutique or landed sites, or carry launch dates the feed has not refreshed. They are in the data above in full — a page of their own would be thin, and thin pages help nobody.
- Vila Natura — Tung Po Avenue, Mar 2026
- Former Chiku Mansions — Chiku Road, Q4 2026
- Dunearn Road (next to Link@896) — D21 Upper Bukit Timah, Stalled — feed still shows 1H 2023
- Former Kew Lodge — D11 Kheam Hock Road, No launch date in the feed
- Former Vicenta Lodge — D14 Lorong Marzuki, Stalled — feed still shows 2H 2023
If one of those is the project you are actually looking at, message me and I will send you everything I have on it.
Common questions
Pipeline questions, answered plainly
The PropNex local-project feed lists 34 upcoming projects as at 7 August 2026: 10 with a 2026 launch window, 21 pointing at 2027, and 3 carrying no current launch date. Of those, 5 are executive condominiums and 2 are freehold condominium projects with a live launch window.
Sembawang Road EC, at $692 per square foot per plot ratio. It is an executive condominium, which is why the land is subsidised. The cheapest private condominium land in the live pipeline is Dairy Farm Walk GLS at $963 psf ppr.
Peck Hay Road GLS, at $1,865 per square foot per plot ratio, awarded to CDL and Hong Realty in June 2026. Bukit Timah Road GLS at $1,820 is second and River Valley Green Parcel C at $1,730 is third. One undated row, the former Kew Lodge site in District 11, carries a higher rate at $1,965 psf ppr, but it has had no launch date in the register for years.
The land prices, site areas, tender dates and coordinates come from the PropNex local-project feed, which mirrors URA and HDB tender records. Anything that is not a tender fact — modelled launch prices, unit-count estimates, my read on each project — is labelled as such on the individual project page.
5 rows in the feed are either very small boutique or landed sites, or carry launch dates that have long since passed with no update — they are listed here in full but a dedicated page would be thin and would not help anyone. If one of them is what you are looking for, message me and I will pull what I have.
The dataset is re-pulled at least monthly, and within 48 hours whenever a developer confirms a preview or booking date. Every table carries its own last-updated stamp so you can see exactly how fresh the row you are reading is.
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Tell me which one and what you are trying to work out. I will give you a straight read on the numbers before you commit to a showflat slot.