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HDB Lease Decay: Why Old HDB Flats Still Split Opinions Today

TL;DR Older HDB flats aren't collapsing - but they're becoming more selective assets. The real issue isn't panic over lease decay, but understanding when financing, demand, and resale flexibility start to narrow. The anxiety is shifting: The concern isn't just million-dollar outliers, but how ageing leases affect the broader resale market. The 50-year mark is a checkpoint: Not a cliff, but a point where financing constraints and buyer sensitivity start to matter more. Liveability vs resale strength: Older flats still offer space and location, but these do not automatically offset tighter financing and smaller buyer pools. SERS is no longer the fallback: The mindset has shifted from jackpot expectations to managed exits under frameworks like VERS. Timing matters more than price: Waiting too long can reduce flexibility as buyer pools narrow and financing conditions tighten. Plan before pressure builds: Reviewing lease runway, buyer affordability, and exit options early helps owners stay in control. Bottom line: This isn't about fear - it's about clarity. The earlier you understand your flat's runway, the more options you keep. Older flats are not doomed - but once the lease gets older, owners need to stop hoping and start planning. Every time an old HDB flat hits the headlines for crossing the million-dollar mark, the reactions tend to split into two camps.One side sees a rare gem: a spacious home in a highly sought-after estate, with views, location, and liveability that are increasingly hard to find in newer flats. The other side sees something else entirely: a buyer paying top dollar for an asset with a lease that is only moving in one direction.That tension has become even sharper in 2026. On one hand, million-dollar HDB transactions can sometimes feel less surprising than they once did. On the other, the term "lease decay" is now thrown around so frequently that it has become a kind of shorthand panic label for older flats.But here is the twist: the real anxiety is not only about the headline-grabbing outliers.It is also about the quieter middle market - older 4-room and 5-room flats in mature estates that may still look attractive on paper, but where future buyers are far more sensitive to CPF limits, loan flexibility, and resale prospects.And this is not some fringe corner of the market either. In the first half of 2024 alone, 3,042 HDB resale flats aged 40 years and above changed hands, accounting for 22% of all HDB resale transactions.That is where this story becomes more relevant to the average family.This is no longer just about whether old flats are worth buying - it is also about when owners should start planning their exit.The short answer is this: older flats are not automatically bad buys, but once the lease starts ageing, they become assets that need more deliberate timing and planning. What we'll cover: Why the Anxiety Is Growing Louder The 50-Year Checkpoint The Liveability Trade-Off From Jackpot Hopes to Managed Exits Taking Control Before the Runway Narrows Beyond Panic and Beyond Hype The real question is no longer simply why some buyers are still willing to pay record prices for certain rare old flats.It is when an ageing flat stops being just an older home, and starts becoming a harder asset to move.Why the Anxiety Is Growing Louder The anxiety surrounding older HDB flats is not appearing out of nowhere. It is growing louder because lease age has become a bigger talking point in the market, especially whenever an older flat hits a headline-grabbing price.That does not mean the average buyer is sitting down to analyse CPF rules, loan limits, or long-term exit plans in detail. Many people still focus first on the usual checklist: location, size, floor level, amenities, and estate reputation.But once the topic of an ageing lease comes up, the conversation tends to shift quite quickly. People may not phrase it in technical terms, but the underlying concerns are often the same: is there enough lease left, will financing become harder later on, and could resale options narrow over time?That is really what has changed. The issue is no longer buried in specialist property talk. It now surfaces much more quickly in public debate, online comments, and buyer hesitation whenever an older flat attracts attention.Still, not every fear floating around online is accurate. To understand the real issue, we need to separate the myth of a dramatic "cliff" from the reality of a tighter market for older flats.The 50-Year Checkpoint The 50-year mark is worth understanding, not because a flat suddenly changes overnight, but because it helps homeowners and buyers start asking better questions about what comes next.A flat does not suddenly become worthless the moment it turns 50. Buyers do not immediately vanish, and the home itself does not become less liveable just because the lease has crossed a round-number threshold.But once a flat moves into this stage of its life, lease length starts to matter more in practical ways. It shapes how future buyers think about financing, how much CPF they may be able to use, and how broad the resale market is likely to remain over time.That is why the 50-year mark is useful as a checkpoint. It is not a hard cliff. It is simply a good point to pause and understand how lease age may start affecting the flat's next chapter.The 50-year mark is not a deadline - it is a decision point.Even if the flat still feels just as liveable as before, the market may gradually begin to assess it through a different lens.The Liveability Trade-Off This is where "lease decay" stops being a comment-section buzzword. It becomes a market filter.For many ageing flats, the challenge is not whether people still want to live in them. It is whether the next buyer can finance them as comfortably as previous buyers could.Once financing becomes more restrictive, the pool of potential buyers narrows. That affects not just demand, but also how easily the flat can be sold later and how well prices can hold up.This is why the issue becomes more visible once flats move into the 40- to 50-year remaining-lease zone. For a younger buyer, full CPF usage depends on whether the lease can still cover them to age 95. Once that no longer happens, the financing comfort level changes.For example, a 35-year-old buyer would generally need at least 60 years of lease remaining for full CPF usage. That means many older flats from the 1970s are already entering territory where younger buyers cannot rely on full CPF support in the same way.A practical way to read the squeeze is this:If the remaining lease can cover the youngest buyer to age 95, full CPF usage is generally possible.If it cannot, CPF usage becomes pro-rated.If the lease is very short, loan options and buyer confidence can tighten sharply.Even where financing is still possible, a smaller buyer pool can weaken resale prospects and price support.None of that means older flats have stopped being desirable.What newer flats offer in lease, older flats often compensate with space, centrality, and lived-in convenience. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list Older HDB flats, especially in mature estates, often offer roomier layouts that feel increasingly rare in today's market. Illustrative examples would include estates such as Queenstown, Marine Parade, Toa Payoh, and certain pockets of Tampines, all of which offer something that is hard to manufacture overnight: established amenities, transport links, schools, identity, and familiarity.That is the trade-off in its clearest form. Older flats can still offer strong liveability value, but liveability value is not the same thing as lasting resale strength.A 50-year-old 5-room flat in a mature estate may still appeal strongly to households who want space in a proven location. The mistake is assuming that this appeal automatically cancels out the financing and resale realities that come with a shorter lease.From Jackpot Hopes to Managed Exits Part of the emotional heat around old flats comes from a mindset that refuses to fully go away: the idea that an ageing HDB estate might one day strike redevelopment gold.This is what people often mean when they refer to SERS (Selective En bloc Redevelopment Scheme).At its most seductive, the logic goes something like this: buy an older flat in a strong location, hold on, and one day the Government may step in, acquire the estate, and turn a decaying lease into an unexpectedly favourable exit.A useful real-world reminder came in 2022, when four blocks in Ang Mo Kio Avenue 3 - Blocks 562 to 565, completed in 1979 - were selected for SERS, affecting more than 600 households. Owners were offered replacement flats nearby with a fresh 99-year lease, which is exactly why these rare announcements leave such a deep impression on the market.That is also why the redevelopment story can be so misleading. Some buyers are not just buying a flat. They are buying a narrative.For a long time, SERS occupied an outsized place in the public imagination. Even though it was always highly selective, it created a powerful idea: that an old flat in the right estate might eventually be rescued by redevelopment.But that hope has always rested on a very narrow base. MND has said that only about 5 per cent of HDB flats are estimated to be suitable for SERS.That is precisely why the conversation has shifted. Today, it is increasingly about VERS (Voluntary Early Redevelopment Scheme) - and VERS is a very different proposition.In other words, we have moved from a jackpot mindset to a managed-exit mindset.VERS is voluntary rather than compulsory. It is expected to come into the picture only at a much later stage of a flat's life. And importantly, it has never been framed as something that would mirror the generosity or upside perception associated with SERS.VERS should be understood for what it is: a long-term mechanism for estate renewal and managed exit. It is not a jackpot model. It is not meant to be a wealth-creation shortcut. And it is certainly not something today's owners should treat as a guaranteed safety net.If you are holding on to a flat mainly in the hope of a windfall, you may be playing a game where the rules have already changed.Taking Control Before the Runway Narrows For many owners, the danger is not that their flat suddenly becomes unsellable.The greater danger is that they wait too long to review their position because things still look fine on the surface.The flat may still be spacious. The estate may still be popular. Neighbours may still be talking about eye-catching transactions nearby. All of that can create a false sense of security.But an asset does not need to collapse dramatically to become harder to reposition. Sometimes, all it takes is a gradually smaller buyer pool, tighter financing conditions, and a market that has begun to look at the lease more critically than before.Owners who assess their options earlier tend to have more room to move. Owners who delay until the market has already started discounting their remaining lease more aggressively may find themselves reacting under pressure instead of planning from strength.This is why a portfolio health check matters.The goal is not to frighten owners into making a rushed move. It is to help them understand whether their current flat still fits their longer-term housing and property plans.If your HDB flat is moving into the 45- to 50-year range, this is the right time to step back and ask a few honest questions.How strong is the likely future buyer pool? How might financing conditions affect the next resale transaction? Are you holding the flat mainly for own-stay use, or are you also counting on it to hold up well over time? And if your eventual plan is to right-size, upgrade, or unlock value, when does that window look healthiest?A proper health check should go beyond gut feel.It should cover four things clearly: how much lease runway is left, what the likely next buyer may be able to borrow, what recent comparable transactions are showing, and how this flat fits into your next move.In practical terms, that means checking recent transactions in your block and estate, understanding how CPF and loan rules may affect the next buyer, using calculators and official portals to test affordability, and reviewing whether your flat still matches your next housing goal.Once you start thinking in terms of runway and timing, it becomes more natural to view your property as part of a broader wealth journey rather than as a one-off transaction. That is where education platforms such as Property Wealth System can help homeowners make better sense of whether to hold, right-size, upgrade, or reposition at the right time.For some owners, that may be enough to organise their next move with more confidence. For others, it may be worth speaking to a consultant who can map out the likely buyer pool, how financing could affect it, and what timing options still make sense.The decision value is quite simple:If you are buying an older flat for space, location, and own-stay value, it can still make sense.If you are holding an older flat and assuming the market will always absorb it easily later, that is where the risk starts to rise.If your flat is moving deeper into the ageing-lease zone, planning early usually gives you more room than waiting for the market to force the issue.Beyond Panic and Beyond Hype The debate around older HDB flats has become increasingly polarised.One side dismisses lease decay as overblown fear. The other treats every ageing flat as a problem waiting to happen. Neither view tells the full story.The truth sits somewhere in between.Older flats are not becoming irrelevant - but they are becoming more selective assets.Older HDB flats can still offer tremendous value as homes. But a shorter lease eventually affects financing, buyer demand, and exit flexibility.The point is not to spread fear. It is to help homeowners see the runway clearly, understand what the next buyer may face, and plan before their options begin to narrow.A flat can be both a home and an asset - but when the lease starts running down, it needs a more deliberate plan than hope alone.So what is the takeaway?If you are buying, buy an older flat for what it genuinely offers today - space, location, and liveability - not for a future windfall you cannot count on.If you are holding, do not wait until financing pressure and a narrower buyer pool do the thinking for you.And if your flat is already moving into its later-life stage, this is the time to assess your options while you still have room to choose.Whether you are holding for own-stay, planning to right-size, or thinking about your next move, it helps to be clear-eyed before the market forces the question on you.And in a more selective market, timing matters more than ever. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Will HDB Flats Get Taller in the Future?

TL;DR Height is a tool to optimise land use, so Singapore may see taller HDB flats in the future. What's changing: An upcoming 60-storey BTO at Pearl's Hill could deliver about 50% more units, showing how building taller can boost supply without using more land. Why it matters: Higher-floor units are typically more desirable (better views, privacy, and ventilation), and more supply at higher levels could narrow traditional price gaps. Key constraints: Height limits from planning and aviation rules, engineering complexity, and rising construction and maintenance costs make super-tall builds harder to scale widely. Impact on buyers: Many of these projects may fall under Prime or Plus schemes, with longer 10-year MOPs and tighter conditions, affecting affordability and upgrading flexibility. What to expect: More tall projects may appear in central or land-scarce areas, but most HDB developments will likely remain in the 30-40 storey range. Bottom line: HDB flats may get taller, but not everywhere. Future housing will be more varied, and buyers should consider how factors like height, location, and ownership rules affect long-term value and flexibility. HDB developments are typically around 30 to 40 storeys tall, and it's been that way for the longest time. But then, Pinnacle@Duxton came out with 50 storeys, and so did Alexandra Vale. Now, we might get an even taller project, to tackle land constraints and boost supply.So could this be the norm for future projects? Will all new HDB blocks be taller, or is this case an exception? In this article, we will explore: 60-storey BTO? The upsides Taller construction, taller constraints So will all HDB projects become 60 storeys? 60-storey BTO?Recently, HDB and the Ministry of National Development (MND) announced that an upcoming BTO project at Pearl's Hill is set to exceed 60 storeys, which will make it the tallest HDB development. Minister Chee Hong Tat stated that this is part of a broader strategy to intensify land use and "build taller where possible".Right now, most of the tallest HDB blocks are around 40-storeys tall, which already seems like a lot. But, as Mr Chee stated in his speech, 60-storey blocks can yield about 50% more units. This means that it can significantly increase supply without expanding land use. This can be especially beneficial in maximising land use in the central areas that are already densely built up.For context, the Pearl's Hill project will offer around 1,700 2-room flexi, 3-room and 4-room flats, as well as over 140 public rental flats. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list The upsides Of course, a major consideration is being able to create more homes without using more land, as we've covered. But beyond supply, there are also other upsides when it comes to height.In Singapore, higher-floor units are perceived as more desirable. You've got better views, more wind, and less noise, and more privacy since you're further away from ground-level activity. Some buyers also associate higher floors with long-term value. Combined with the fact that many of these taller developments are being introduced in central areas, super-tall developments could potentially have stronger resale appeal.At the same time, this could reshape the traditional idea that higher floors are more expensive. If there are more high-floor units available, the premium between mid- and high-floor units may become less pronounced. This gives buyers the opportunity to seize higher-floor units at a more accessible price point.Taller construction, taller constraints But of course, building taller isn't as simple as stacking more floors on top of each other. In reality, there are several constraints that restrict how high HDB developments can go.First, regulatory limits. Height is tightly controlled by agencies like the Urban Redevelopment Authority (URA) and the Civil Aviation Authority of Singapore (CAAS). Allowable building heights depend on factors such as Gross Plot Ratio (GPR) and how a development fits within its surrounding area. On top of that, flight paths and aviation safety requirements can impose strict caps in certain locations, particularly closer to the city.Second, engineering complexity. Structural reinforcement becomes critical at greater heights. So that means the development would require thicker materials, deeper foundations, and more advanced engineering. Evacuation plans and fire safety systems also have to be much more sophisticated, because it takes longer for people to exit from higher floors.Third, cost escalation. Taller buildings are significantly more expensive to build and maintain. More lifts are needed to service additional floors, yet even with increased capacity, residents may still face longer waiting times during busy hours. Maintenance costs also rise over time due to the increased complexity of building systems.All these contribute to a higher overall project cost. And given that many of these taller developments are located in central areas, they are likely to fall under the Prime or Plus categories. Flats under these schemes typically come with less generous subsidies and a longer minimum occupation period of ten years, compared to the usual five. Taken together, this can affect both affordability and future flexibility.This is especially relevant for those who rely on shorter holding periods to upgrade, as the longer MOP and tighter ownership conditions can limit how quickly you can move on to the next property. @propnexpert Buying a Prime or Plus HDB might feel like a big win... But is it really a big win? ? original sound - Propnexpert So will all HDB projects become 60 storeys?Probably not. At least not all of them.While the upcoming 60-storey BTO project at Pearl's Hill is a big step, it's unlikely that every HDB launch will follow suit. The reality is: building that high isn't something that can be easily applied everywhere.For one, there are real constraints on how tall buildings can go. As mentioned earlier, height limits depend on planning guidelines set by URA and other related agencies. Not every location can realistically support such a high-rise development.Then there's the issue of cost and practicality. Super-tall buildings are significantly more expensive to construct and maintain. They require more complex engineering, more lifts, and more advanced safety systems. That might make sense in prime, central locations where land is scarce and demand is high. But it's much harder to justify in, let's say, in the Outside Central Region (OCR), where land pressure isn't as intense.So we might still see more super-tall projects, but they might be more common in central and city-fringe locations, or places with fewer height restrictions. But across most estates, the 30-40 storey range will probably remain the norm, at least for now.The future of HDB housing may not be uniformly taller, but it will be more varied. Factors like height and design will increasingly shape not just how people live, but how their property performs over time. For buyers, understanding how these structural shifts affect long-term value and flexibility will be important when planning your next move. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

HDB Resale Volume And Average Price Ticked Up In March

HDB resale market activity picked up in March following relatively subdued sales in the previous month, partly due to the Chinese New Year festivities. According to transaction data, there were 2,052 flats resold in March, up from the 1,666 units that changed hands in February. That the resale volume rose in March despite a week-long school holiday is encouraging. Meanwhile, sales were 8.1% higher on a year-on-year (YOY) basis from 1,899 flats resold in March 2025 (see Chart 1). In March, the resale transactions were led by Woodlands, Yishun, and Tampines. Notably, three of the last six months had posted sales of less than 2,000 units per month, a trend not seen since early-2020. It may be that the sales velocity is gradually returning to the levels witnessed in the years prior to the Covid-19 pandemic. The injection of new supply of build-to-order (BTO) flats and sale of balance flats (SBF) in recent years, alongside various cooling measures have helped to quell the robust demand for public housing. In tandem with the uptick in sales, the average HDB resale price inched up marginally by 0.8% in March from February to $661,660 (see Chart 1). When compared with March 2025, the average price was up by 2.5% YOY. Chart 1: HDB resale volume and average resale priceSource: PropNex Research, data.gov.sg (retrieved on 2 April 2026) Table 1: Average HDB resale flat prices by flat type, by town classificationSource: PropNex Research, data.gov.sg (retrieved on 2 April 2026) By flat type and town classification, the average price of executive flats in mature towns posted the strongest increase in the month, rising by 4.2% month-on-month (MOM) to just over $1 million (see Table 1). Three-room flats and 5-room resale flats also saw healthy price growth in the month, rising by 3.2% and 2.6% MOM, respectively. Notably, a 178-sqm adjoined flat in Ang Mo Kio Avenue 5 achieved an all-time high transacted price for executive flats in Ang Mo Kio when it was resold for $1.35 million in March. Over in non-mature towns, 5-room resale flats saw higher MOM average price growth at 1.9% during the month. Overall, the sales data showed that the proportion of flats resold that were priced at below $500,000 in March was 22.6%, slipping from 23.0% in the previous month. About 41.1% of the resale flats sold fetched between $500,000 and under $700,000, a tad lower than 42.3% in February. Meanwhile, the proportion of resale flat deals done at $700,000 to just under $1 million in March came in at 29.2%, higher than 27.4% in the previous month. Of note, 7.1% of the flats were resold for at least $1 million in March, easing from 7.3% a month before (see Chart 2). Chart 2: HDB resale flat transactions by price rangeSource: PropNex Research, data.gov.sg (retrieved on 2 April 2026) Million-dollar resale HDB flatsIn March, there were 145 flats that were resold for at least $1 million - marking a 19% increase from the 122 units transacted in the previous month (see Chart 3). They comprised 61 units of 4-room flats, 60 units of 5-room flats, and 24 executive flats. Among the million-dollar resale flat deals in the month, nine units are in non-mature towns - four in Sengkang, two in Woodlands, and one each in Bukit Batok, Hougang, and Jurong East. The rest of the units are in mature towns, led by Toa Payoh with 34 deals, Bukit Merah with 23, and Ang Mo Kio with 18 such transactions in March. Including March's figures, there were 412 units of HDB resale flats that had fetched at least $1 million in Q1 2026 - about 18% higher than the 350 units in Q4 2025. PropNex notes that about 15% of the million-dollar flats resold in Q1 2026 had a lease balance of 94 years or more, suggesting that these units had recently met their 5-year minimum occupation period (MOP). These included flats at Northshore StraitsView in Punggol, Ang Mo Kio Court, SkyParc @ Dawson, Clementi Crest, as well as Alkaff Courtview and Alkaff Lakeview in Bidadari. In view of the higher number of flats reaching MOP this year - at 13,500 units versus 8,000 in 2025 - including in sought-after locations such as Queenstown, PropNex expects the million-dollar flats tally to stay elevated in 2026, potentially tracking close to 2025's figure. Last year, a record 1,593 such flats were resold. Chart 3: Number of HDB flats resold for at least $1 million by monthSource: PropNex Research, data.gov.sg (retrieved on 2 April 2026) The priciest HDB resale flat transacted in March 2026 was a 5-room flat at Tiong Bahru View in Boon Tiong Road. The 112-sqm unit is located on a floor between the 25th and 27th storey and it fetched around $1.649 million (see Table 2) - a new record high HDB resale price in Bukit Merah town to-date.Table 2: Top 10 HDB resale flats sold in March 2026 by Transacted PriceTownTypeStreetStorey rangeFloor area(SQ M)Lease start dateResale pricePSF ($)BUKIT MERAH5 ROOMBOON TIONG RD25 TO 271122016$1,648,888$1,368BISHAN5 ROOMBISHAN ST 2422 TO 241202011$1,580,000$1,223QUEENSTOWN5 ROOMDAWSON RD40 TO 42992016$1,550,000$1,455TOA PAYOH5 ROOMLOR 1A TOA PAYOH28 TO 301172012$1,550,000$1,231TOA PAYOH5 ROOMLOR 1A TOA PAYOH34 TO 361142012$1,520,000$1,239TOA PAYOH5 ROOMLOR 1A TOA PAYOH37 TO 391142012$1,520,000$1,239TOA PAYOH5 ROOMLOR 1A TOA PAYOH34 TO 361172012$1,510,000$1,199CLEMENTI5 ROOMCLEMENTI AVE 322 TO 241132021$1,500,000$1,233CENTRAL AREA5 ROOMCANTONMENT RD16 TO 181072011$1,500,000$1,302CLEMENTI5 ROOMCLEMENTI AVE 322 TO 241132021$1,460,000$1,200Source: PropNex Research, data.gov.sg (retrieved on 2 April 2026) Contact a PropNex salesperson to find out more about resale HDB market trends.

Modern Waterfront Living by the Kallang River

Exciting plans are afoot in Kallang, with the Kallang Close government land sales (GLS) site poised to offer new waterfront homes in an area where they have been no private residential project launches in over 10 years. The future development could see healthy interest from both homebuyers and investors alike, given its transport connectivity, proximity to employment hubs and possible pent-up demand. The Kallang Close plot garnered four bids at the close of tender on 7 April 2026, with a joint venture between Frasers Property and Mitsubishi Estate placing the top bid of $610.75 million. This works out to a land rate of about $1,415 psf per plot ratio (ppr). The 1.14-ha site could potentially yield about 470 new homes, and has a lease tenure of 99 years. Source: PropNex Research, Street Directory Well-connected waterfront homesAccording to the URA's location and control plans for the Kallang Close site, the upcoming project may feature high-rise zones in two corners of the site, with buildings that generally step down towards the waterfront and low-rise zones (with a maximum height limit of six storeys). This means that units located on higher floors could potentially enjoy scenic views of the Kallang River and the surrounding estate. The riverfront project is also well served by public transportation. Heading to the city and other parts of Singapore would be a breeze for future residents of the Kallang Close development, with the Kallang station on the East-West Line (EWL) and Bendemeer station on the Downtown Line (DTL) just a short 10 minutes' walk from the site. On the EWL, commuters could explore a wide variety of retail and dining options in nearby areas in the East such as Paya Lebar, Bedok, Tampines and Pasir Ris. Both DTL and EWL offer direct access to employment hubs and financial centres in the city centre including Raffles Place, Telok Ayer, Downtown, Tanjong Pagar, and Shenton Way. Transport connectivity is expected to improve further when the future Kallang Bus Interchange (next to Kallang MRT) is completed. Amenities and schoolsAlthough the Kallang Close land parcel sits right at the edge of a quiet light industrial area, there is no lack of amenities in the vicinity. Future residents may head to the nearby Upper Boon Keng Market and Food Centre and Geylang West Community Centre for their daily necessities and recreational activities. For avid foodies and supper enthusiasts, a gastronomic journey awaits along Sims Avenue and Geylang Road with a myriad of eateries, restaurants and bars lining the streets. To work off those extra calories, head down to the Kallang Park Connector located on the doorstep of the development for a jog or a cycle by the river. The Kallang Park Connector is linked to the Kallang Riverside Park, which is connected to the various sporting facilities and major concert venues at The Kallang (formerly known as the Singapore Sports Hub), as well as the Kallang Wave Mall. Meanwhile, folks seeking retail therapy may take a short train ride on the EWL to the nearby Aperia Mall (Lavender MRT), Paya Lebar Square, SingPost Centre and PLQ Mall (Paya Lebar MRT) for a varied range of commercial offerings. The future project could appeal to families and couples intending to start a family, as the site has a designated childcare centre fronting the Kallang Close Riverfront Promenade. There is also a good number of schools and education institutes within a 1- to 2-km radius of the site. These include Hong Wen School, Bendemeer Primary and Secondary schools, Geylang Methodist School (Primary and Secondary), Farrer Park Primary School, Northlight School, Nexus International School, and James Cook University Singapore. Upgrading opportunities and the future of KallangOpportunities to upgrade to a private home in Kallang have been few and far between over the last few years, with the last condo development being Kallang Riverside, a freehold 212-unit condominium launched in 2014. Recent new homes in the area have all been Build-to-Order HDB projects such as Kallang View Plus flats (October 2024 BTO exercise), as well as two projects launched under the Prime Location Public Housing Model, Verandah @ Kallang (October 2023 exercise) and Kallang Horizon (November 2022 exercise). Prospective buyers of the upcoming Kallang Close project may look to benefit from the future transformation of the Kallang precinct, with the announcement of the Kallang Alive plans during the 2024 National Day Rally. Part of the plan involves the relocation of the Singapore Sports School from its existing site in Woodlands, integrating with the National Sports Associations to form the new Home of TeamSG. A new 18,000-seater indoor arena to host international events, a car-lite community boulevard and a waterfront area with various activity spaces are also on the cards - all of which would bring greater vibrancy to the entire Kallang region. About the DeveloperFrasers Property is one of Singapore's largest private property developer. Since its establishment in 1980 as a shopping centre property company, Frasers Property has since become a multi-national company listed on the SGX-ST, with businesses across five asset classes and a global hospitality footprint that spans over 80 cities. Its notable retail assets include Northpoint City, Causeway Point and Waterway Point, while some of its recent residential projects in Singapore include The Robertson Opus, The Orie, Rivere, and Sky Eden @ Bedok. Mitsubishi Estate is a leading Japanese real estate development and property management company headquartered in Tokyo, Japan. With a rich history spanning over a century, Mitsubishi Estate has established itself as a key player in the global real estate industry, renowned for its innovative urban development projects, including iconic skyscrapers such as Tokyo's Marunouchi Building and the Otemachi Tower. Beyond its domestic presence, the company has expanded its reach internationally, with significant investments and developments in key cities including Singapore, Thailand, Australia.

Singapore Slipped But That May Be Good News For Home Buyers

TL;DR Singapore's slip in the resilience ranking isn't a warning - it's a signal of stabilisation. The market is moving out of a heated phase into a more measured, decision-friendly environment. The ranking isn't a buying signal: It reflects macro resilience, not immediate property decisions like pricing, policies, or loan conditions. Stabilisation is a positive shift: A less overheated market supports more rational pricing, better timing, and clearer decision-making. Core strengths remain intact: Economic competitiveness, political stability, and long-term urban planning continue to anchor Singapore's property appeal. Buyers now have breathing room: Cooling rental pressure and steadier demand allow upgraders and first-timers to plan instead of rushing. Focus shifts to fundamentals: Connectivity, employment nodes, and future-ready planning matter more than short-term hype. This is a positioning phase: Lower interest rates and calmer conditions favour strategic, well-prepared buyers over reactive ones. Bottom line: The market isn't weakening - it's maturing. In 2026, the advantage goes to buyers who plan around resilience, not momentum. Let's be honest - most people are probably not even familiar with the Savills Resilient Cities Index, let alone tracking it. Still, Singapore's latest result gives us a useful conversation starter. The city slipped to 8th globally in the 2026 index, down from 6th previously, while remaining 3rd in Asia-Pacific behind Tokyo and Seoul.This is not really a warning sign. If anything, it points to a market that is stabilising rather than overheating. Sounds a bit alarming at first, right? Cue the classic Asian-parent reaction: haiya... why never score higher? But not quite. The bigger takeaway is not the ranking itself, but what it reflects about where the market is now.Rather than treating this as a warning sign, it may be more accurate to see it as a sign that Singapore's property market is moving out of its unusually heated post-pandemic phase and into a more balanced one.That matters more than the headline number. A market driven less by urgency tends to support better timing, more rational pricing, and calmer decision-making. What we'll discuss in the article: What This Ranking Does - And Doesn't - Tell Buyers The Three Key Pillars Of Singapore's 2026 Resilience The Buyer's Playbook: What Should You Do Now? Looking Toward 2027 So, while the ranking may have slipped, the more important question is this: what does that actually mean for people trying to make property decisions in Singapore today?What This Ranking Does - And Doesn't - Tell Buyers Let's be clear: most Singaporeans are not using the Resilient Cities Index to decide whether to buy a resale flat, a condo, or a new launch. It is not a mainstream homebuying tool, and it does not carry the kind of authority that cooling measures, loan rules, interest rates, launch supply, or HDB policies do.So no, this ranking does not suddenly tell people what to buy.What it can do, however, is offer a wider lens on the kind of city our property market is sitting in. It looks at how well a city holds up across economic strength, liveability, infrastructure, and longer-term adaptability. For everyday buyers, that is not a reason to rush into a purchase. But it can help explain why Singapore still tends to attract capital, talent, and long-term confidence even when the global backdrop gets messy.That is the more useful takeaway here. The underlying signals matter more than the ranking itself.And those signals suggest Singapore is not weakening in some dramatic way. If anything, the latest slip points to a market that is moving out of a more heated post-pandemic phase and into something steadier and more measured.Seen from that angle, this is less about prestige and more about context. It helps explain why calmer demand conditions, more rational pricing behaviour, and stronger long-term planning may matter more now than headline excitement alone.That is good news for buyers, sellers, and long-term homeowners alike. A less overheated market usually leads to better decision-making, more rational pricing, and stronger confidence over time.The Three Key Pillars Of Singapore's 2026 Resilience 1. Economic fundamentals still matterSingapore's economy is still one of the biggest reasons global investors keep paying attention.We are still supported by a highly competitive knowledge economy, strong financial ecosystem, and growing role in innovation-led sectors. The push into AI, advanced technology, and digital transformation is especially important. These are not just buzzwords for business headlines. They reinforce Singapore's attractiveness as a place where talent, capital, and companies continue to gather.And where jobs, industries, and long-term economic demand remain concentrated, real estate tends to stay relevant.For property owners, this matters because it supports occupier demand, business confidence, and investor interest. A city that continues to evolve economically is far better placed to protect asset values than one that relies on past glory.2. Political stability is still our ultimate real estate featureIn a world shaped by trade tensions, policy unpredictability, and geopolitical noise, Singapore's stability is one of its strongest real estate advantages.This may not sound as exciting as a flashy new launch or record-breaking deal, but it is arguably even more powerful.People do not only move capital into cities because they look exciting. They move capital into cities because they trust the rules, the institutions, and the broader environment. Singapore continues to stand out because of that trust.For homeowners and investors, this safe-haven status is not just abstract branding. It supports liquidity, confidence, long-term demand, and ultimately stronger exit confidence. When uncertainty rises elsewhere, cities with political clarity and policy credibility become even more attractive.Another reason Singapore remains highly resilient is that it does not treat sustainability as a side issue.Singapore has also been increasingly proactive in green building, infrastructure planning, and broader urban resilience. That matters because future property value will not be shaped by location and price alone. It will also depend on how well a city prepares for environmental risk, liveability expectations, and changing occupier preferences.And this is no longer just a nice sustainability talking point. Around the world, climate risk is increasingly being priced into valuations, financing, and investment decisions. In other words, future-proof assets are not just good for the planet. They are increasingly seen as the safer long-term bet.In that sense, resilience is not only about surviving today's uncertainty. It is also about staying relevant tomorrow.Singapore's planning approach, including its continued focus on sustainability and long-range urban strategy, helps reinforce the idea that local assets are being built within a city designed to endure. For buyers looking at the long game, that is a meaningful advantage. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list The Buyer's Playbook: What Should You Do Now? So if Singapore's resilience story is still intact, but the market is now moderating, what does that actually mean for buyers and homeowners? This phase particularly benefits upgrader households and long-term buyers who now have a little more room to plan instead of reacting under pressure.Use the calmer market wiselyWith net migration cooling from earlier highs, the rental market is no longer as cramped as it was during the most intense post-pandemic stretch. That is especially helpful for HDB upgraders.In fact, this lines up with a broader rental-market shift we are already seeing in 2026: more supply is coming onstream, tenant urgency is easing, and negotiations are becoming more balanced. That does not mean rents are suddenly cheap again, but it does suggest the market is no longer behaving as though every decent listing will be snapped up overnight.In a frenzied market, the fear is always the same: you sell one home, only to find the next one slipping further out of reach. But when rental and buying conditions become less compressed, households have more breathing room to plan properly. That can ease pressure, improve timing, and create more flexibility during the move from one property to another.That does not mean the market has turned soft. It simply means it has become more manageable.Focus on quality, not just momentumIf resilience is the real theme, buyers should stop chasing hype alone and start paying closer attention to the qualities that support long-term strength.That includes properties near key employment and innovation zones such as one-north, Jurong Innovation District, and Punggol Digital District, as well as homes with strong transport integration, and developments that align with green or future-ready planning trends. These factors increasingly matter because they are closely tied to the same characteristics that make a city resilient in the first place.It also helps explain why buyers are paying closer attention to emerging MRT-linked transformation areas, especially where connectivity, district upgrading, and long-term planning come together. In a market like this, the story is not just about what looks exciting today, but what is being positioned to stay relevant tomorrow.In a more mature market, not every property will rise on noise alone. The homes with stronger long-term fundamentals are likely to stand out more clearly.Use the interest rate window wiselyThis stabilisation phase also overlaps with a favourable financing backdrop.With SORA benchmarks still around multi-year lows compared with 2024 levels, buyers and existing homeowners may find this a good time to review their financing position. For some, that could mean entering the market with more confidence. For others, it could mean refinancing and improving cash flow.Either way, lower financing costs can make a big difference when paired with a market that is no longer moving at breakneck speed. When urgency falls and borrowing conditions improve, people usually make better, more strategic decisions.Looking Toward 2027 The bigger question is what happens next.As the market digests the substantial supply coming through in 2026, including the effects of the much-talked-about MOP wave, Singapore will have a chance to prove something important: that it can absorb growth, shifting demographics, and changing demand patterns without tipping into disorder.That is the true test of resilience.If Singapore continues to manage this transition well, there is every reason to believe its ranking could climb again. Not because the market is overheating, but because it is showing that growth can be absorbed without a crash.And that may be the bigger lesson from this year's list. The cities gaining ground are not always the loudest or hottest ones. They are often the ones showing agility, stronger liveability, and a clearer long-term direction. If Singapore keeps proving it can stay stable while still adapting, that resilience story is far from over.And really, that is the kind of strength homeowners should care about most.For buyers and homeowners alike, the key now is not to chase noise, but to position around resilience.In a calmer market, the advantage does not go to the fastest buyer, but the most prepared one. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

New Homes in Dover Drive to be first out of the gate in Dover-Medway Precinct

The first chapter of the new Dover-Medway housing precinct starts in Dover Drive, and there is every reason to believe that the upcoming project to be built on the site looks set to capture the attention of prospective homebuyers, mirroring the strong interest it has already garnered from developers when the land parcel was put up for sale. In a tender that closed on 26 March 2026, the government land sales (GLS) site garnered 6 bids, with the top bid price of $951 million - equivalent to a land rate of $1,556 psf per plot ratio - submitted by a joint venture comprising Qingjian Realty, Forsea Holdings and Jianan Capital. The top bid land rate of $1,556 psf ppr is the highest land price among the GLS residential sites tendered in the one-north area. In fact, it is also the second highest land rate for a residential GLS site in the Rest of Central Region (RCR) following the Jiak Kim Street plot, which fetched $1,733 psf ppr in December 2017. That the Dover Drive site - which can potentially yield 625 private homes and 3,000 sq m of commercial space - saw strong tender participation was not entirely surprising given its attractive location attributes and a lengthy absence of fresh private housing GLS site in that locale. There have been no new GLS residential sites in the Dover area since the 1990s, and it is in fact the first plot to be launched for sale in the Dover-Medway neighbourhood. Source: URA Space New neighbourhood, new beginningsUnder the URA Draft Master Plan 2025, development plans for the first phase of Dover-Medway will focus on the areas near one-north and Kent Ridge, and will provide around 6,000 new public and private homes. Apart from housing, more amenities will be introduced at Dover-Medway along Dover Road in the Greater one-north area. The new Dover-Medway neighbourhood will support residents who wish to live close to work and learning spaces in one-north, which is home to many technology, media and biomedical firms, as well as institutes of higher learning. More changes could also be coming up around Kent Ridge MRT Station, according to the Urban Redevelopment Authority. It noted that studies are ongoing to extend the Jurong Region Line to connect with the Circle Line at Kent Ridge station. Furthermore, one-north is increasingly emerging as an exciting live-work-play precinct, bolstered by the government's focus on artificial intelligence and innovation. In the Budget 2026 announcement, plans were unveiled for a larger AI park at one-north - envisioned as a new cluster to "catalyse ideas, forge collaborations, and translate AI initiatives into practical solutions for businesses and public services". This expansion of Singapore's tech ecosystem is expected to attract high-skilled talent and global companies to the precinct, enhancing vibrancy and generating quality employment opportunities in the area. From a real estate perspective, such long-term economic and employment growth can help to support both rental demand and owner-occupier interest. Homing in on the buzzThe future Dover Drive development has the makings of a project that could be well-received by prospective buyers, seeing that it is within walking distance to the one-north MRT station on the Circle Line, has some commercial spaces on-site, and is close to key employment hubs in one-north and Singapore Science Park. In addition, there are no lack of retail and F&B options in the vicinity, including at The Star, Rochester Mall, stores at Geneo in Science Park, One Holland Village, and the Holland Village lifestyle cluster. There may also be more commercial offerings in the near future, seeing that a nearby plot zoned as white site under the Master Plan 2025 could potentially bring more amenities to residents. For comprehensive health and wellness services, there is the National University Hospital in Kent Ridge, as well as Raffles Holland V - both accessible via a short MRT ride from one-north. The project will enjoy good transport connectivity being minutes' walk to the one-north MRT station. When the entire Circle Line is completed in 2026 - with the opening of the Keppel, Cantonment, and Prince Edward Road stations - commuters will be able to get from one-north to the central business district in about 20 to 25 minutes. Source: SMRT Schools galoreAs it is quite literally surrounded by schools, the future development would be appealing to families with school-going children. The site is across from Fairfield Methodist School (Primary and Secondary), and is also close to ACS Independent Boarding School, Anglo-Chinese School (Independent), Anglo-Chinese Junior College, Tanglin Trust School, National University of Singapore, Singapore Polytechnic, INSEAD Asia Campus and the United World College of South East Asia (Dover Campus). Meanwhile, it is also within 2-km to the popular Henry Park Primary School, and New Town Primary School. Source: NUS About the developer Qingjian Realty is no stranger to the property scene in Singapore and is an experienced player in property development within the residential, commercial, and industrial sectors. Some of its past local residential projects include The Arden, Altura, Tenet, Forett At Bukit Timah and JadeScape, with Bloomsbury Residences as its latest upcoming development. Meanwhile, Forsea Holdings is a subsidiary of China Communications Construction Company Limited (known as CCCC), a leading global comprehensive service provider of ultra-large infrastructure. They are mainly engaged in the investment, construction and operation of transportation infrastructure, equipment manufacturing, as well as real estate and urban development. CCCC has been in the business for more than 100 years, and provided products and services in more than 150 countries. CCCC is listed in Hong Kong and Shanghai.

When House Design Gets... Very Personal

TL;DR Highly personalised home designs may be visually impressive, but they can limit resale appeal by narrowing the pool of potential buyers. Market appeal: The more niche the design, the fewer buyers can relate to it, reducing demand. Perceived as cost, not value: If a buyer doesn't see the value, then they will see it as renovation cost. This can lower offers or deter interest altogether. Design smartly: Keep permanent elements adaptable and personalise through removable dcor, furniture, and finishes that are easier to change. Know your intent: If the property is purely for long-term personal use, you can be as creative as you'd like. But for most homeowners, balancing personal taste with resale potential is key. Bottom line: A unique home may stand out, but neutral appeal sells better. Everyone has different tastes and styles when it comes to interior design. Many are into Japandi these days. It's simple, sleek, and calming. Others might prefer something a little more modern, contemporary, or industrial. The point is: we all like to add a personal touch in our homes.But some people take it to the next level, so much so that you could easily mistake these homes for a theme park.Impressive? Definitely.However from a property perspective, there's one question worth asking: what happens when it's time to sell? In this article, we will explore: Highly personalised homes can be harder to sell Designing for today without compromising tomorrow So should you prioritise resale value or personal expression? Highly personalised homes can be harder to sellLook at this house in Astrid Hill that looks straight out of Jurassic Park, complete with the dinosaurs and all.Source: Google MapsThis pirate-ship-inspired home that looks like it's ready to set sail.Source: Nicholas GohAnd this Egyptian-style home with Anubis statues as guards.Source: UchifyIf you didn't know any better, you'd probably believe it if I told you these pictures were taken at USS.Of course, these homes are undeniably impressive. They showcase the creativity and passion of the homeowners. But in real estate, the concept of market appeal matters more than most people realise.In Singapore, buyer demand tends to favour homes with broad, adaptable layouts. But the more niche the design, whether it's strong themes, unusual layouts, or highly specialised rooms, the smaller the pool of potential buyers becomes.And in a market where buyers are already balancing price, location, and renovation costs, any additional work becomes a negotiation point.Realistically, you're unlikely to find a buyer who shares that exact interest, even if the property has good fundamentals. Most buyers don't just see what's there. They also calculate what needs to be undone.A highly personalised feature isn't always perceived as added value. Often, it's seen as a future renovation cost, which can affect offer prices, or discourage them from making an offer altogether. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list And it's not just the extreme homes that face this issue. Even relatively simple renovations can limit appeal.Take these built-in display shelves for toy collections, for instance. While they may work perfectly for the current owner, not every buyer will have the same need for such specialised storage. As a result, some buyers may simply gravitate towards similar units with more neutral fittings.Source: Funchoys on CommunaThere's also a semi-detached house in Telok Kurau that made headlines for dedicating an entire floor for children's use. The design includes a suspended ball pit that doubles as a reading nook, transforming the space into a private indoor playground.Source: Notion of WIt's a fantastic idea for a family home. But from a resale perspective, it might not be ideal for the broader market.Designing for today without compromising tomorrowOf course, none of this means homeowners should avoid creativity altogether. After all, the point of owning a home is to enjoy living in it.A common rule of thumb among designers is this: keep permanent elements flexible, and personalise through removable features. Wall colours can be easily changed. But built-ins and structural alterations are far harder, and more costly, to reverse.So play around with furniture, dcor, and lighting. Basically, if you can take it with you when you move out, it's probably good.So should you prioritise resale value or personal expression?It depends on your intentions for the property. Many of the more extravagant homes we saw earlier belong to ultra-wealthy individuals who are designing purely for personal enjoyment. And they probably have no plans to ever sell the unit.But for most of us, properties also double as investments. That's why it helps to think about your plans for the property. Designing entirely around your own preferences can momentarily make you happy. But when it's eventually time to sell, things might get stressful if only few buyers are interested.This is also why you should have a strategic approach to property ownership. Frameworks like the Property Wealth System (PWS) emphasise looking at property not just as a home, but as part of a longer-term wealth journey.At the end of the day, a dinosaur at your front gate might make your home unforgettable, but it may also make it harder to let go when the time comes.If you want to learn more about how factors like location, demand, and market appeal play a role in long-term value, here is a short clip to get you started. @propnexpert Why does property location matter more than you think? Is living near an MRT a privilege or is a longer commute worth the trade-off? In EP 4, we dive into Upgrading from Condo to Condo, when it makes sense and how to do it strategically. ?? Full interview out now, link in bio! ? original sound - Propnexpert Read next: 10 Things You Don't Know about Owning a Landed Home, 5 Home Layouts Singapore Buyers No Longer Want in 2026 Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

The February Launch Silence Was Never About Weak Demand

TL;DR The early-2026 market isn't overheating - it's filtering. Demand hasn't disappeared. It's become more selective, rewarding projects that balance pricing, liveability, and long-term value. February was a pause: Lower sales reflected a lack of launches, not weak demand - buyers were waiting for the right opportunities. River Modern proves a new CCR formula: Luxury still sells when pricing aligns with real affordability thresholds, especially for local owner-occupiers. Tampines shows a split market: ECs appeal to affordability-focused buyers, while private condos attract those prioritising flexibility and convenience. Lower interest rates are unlocking demand: Falling mortgage costs are bringing sidelined buyers back into the market with stronger purchasing confidence. Policy still anchors the market: ABSD and TDSR continue to limit speculation, keeping demand grounded in genuine owner-occupier intent. This is a sorting mechanism: Well-positioned projects move decisively, while weaker ones struggle - buyers are no longer reacting blindly. Bottom line: 2026 isn't about chasing momentum. It's about recognising value - and acting only when the project fits your long-term plan. February didn't just look quiet; it felt frozen. But as the March numbers roll in, it is clear that the silence was never about weak appetite. It was a collective pause. According to various news sources, River Modern sold 410 of its 455 units, or 90%, over launch weekend. In Tampines West, Rivelle Tampines EC drew more than 8,000 visitors during its preview weekend, while Pinery Residences pulled in over 8,500.This is not just a market rebounding sharply. It is a market that has finally found its feet. More importantly, it is a market that seems to have decoded exactly what today's buyer is willing to pay for: credible pricing, strong liveability, and a clear sense of long-term value.In other words, this is not a frenzy. It is the early shape of a sorting mechanism - one where the right projects pull buyers in decisively, while weaker propositions struggle to spark the same conviction. In this article, we will look at why: February Was a Pause, Not a Warning Sign River Modern Shows What Today's CCR Buyer Really Wants Tampines West Is Where the Real Mass-Market Decision Is Playing Out Why the Heat Is Returning - But in a Different Way This Is Not a Frenzy. It Is a Sorting Mechanism This isn't just a market bouncing back; it's a market that's finally found its feet. More importantly, it's a market that's decoded exactly what today's buyer is willing to pay for: credible pricing, strong liveability, and a clear sense of long-term value.February Was a Pause, Not a Warning Sign For a moment, February 2026 made Singapore's new launch market look as though it had lost its pulse. Developers sold just 246 new private homes excluding ECs during the month, down sharply from January, largely because there were no major launches and the Chinese New Year period naturally slowed activity. But the quiet did not signal vanishing demand. It signalled deferred demand - buyers waiting for the right stock, in the right locations, at the right price points.That broader pattern was not confined to the private market. Even the February 2026 BTO launch pointed to a more selective, less frantic housing environment. With around 9,012 BTO and SBF flats released, application rates were more measured than during the pandemic-era rush, suggesting that more supply, shorter waiting times, and additional launches later in the year may have reduced the urgency to simply grab whatever was available.Seen this way, February was less a warning sign than a reset in buyer behaviour. Across both public and private housing, the mood appears to be shifting away from blind urgency and towards sharper selectivity. Buyers are still in the market, but they are weighing affordability, location, timing, and long-term fit more carefully before making their move.River Modern Shows What Today's CCR Buyer Really Wants If March had a defining catalyst, it was River Modern. On paper, a prime District 9 launch succeeding is hardly a shock. What made this launch significant was not just the sales volume, but the way it sold. Units were transacted from about S$1.5 million for a two-bedder up to S$6.7 million for a four-bedroom apartment, with an average price of S$3,266 psf. Crucially, this meant a meaningful slice of the project sat within a price quantum that affluent HDB upgraders and upper-middle-income buyers could realistically consider. Type Size (sqft) From 2 Bedroom 538-689 $1,809,000 3 Bedroom 797-904 $2,726,000 4 Bedroom 1,830 $5,995,000 That is the real story. In 2026, prestige alone is not enough, even in the CCR. Buyers are still highly selective. River Modern's success suggests that the sweet spot is no longer "luxury at any price", but "luxury that still feels financially rational".The sub-S$2.5 million range matters because it sits close to the practical ceiling for many upper-middle-income local households once TDSR is taken seriously. This is the point where a prime District 9 address stops feeling like a daydream and starts looking like a line item on a spreadsheet.For a dual-income professional couple, that threshold is often where a CCR home stops being a reckless stretch and starts becoming a rational move. In that sense, the S$2.5 million mark is not just psychological. It is financial. Even in quieter months, a large share of CCR non-landed new home sales has been concentrated below this level - a sign that developers are actively calibrating for affordability, and that buyers are responding to that discipline.The launch also reinforces another trend: CCR demand is looking increasingly domestic and owner-occupier-led rather than purely foreign-investor-driven. With ABSD and TDSR still firmly anchoring affordability and speculation, the policy backdrop continues to reward genuine owner-occupier demand over short-term exuberance. With the 60% ABSD for foreigners still firmly in place, the current wave of demand is being powered mainly by Singaporeans and permanent residents rather than speculative offshore capital.That matters. It means this is not a prestige rush fuelled by hot money. It is a market resting on local bedrock - buyers who are chasing value, not just bragging rights, and who are far more likely to treat a prime home as part of a long-term plan than a short-term flip.Tampines West Is Where the Real Mass-Market Decision Is Playing Out If River Modern showed how the CCR can succeed through calibrated luxury, Tampines West is showing how the suburban market is becoming more nuanced. In many ways, it has become a fascinating laboratory for buyer psychology.Rivelle Tampines EC and Pinery Residences are not simply two projects launching near each other. They are offering two distinct value propositions to buyers who may otherwise share a similar budget ceiling.Rivelle Tampines is tapping directly into enduring EC demand. Indicative pricing starts from S$1.588 million, or about S$1,798 psf, for a three-bedroom premium unit. That pricing keeps alive the enduring appeal of the EC model: a subsidised entry into private-style living for households that qualify, especially those who want more space and are prepared to accept the framework that comes with it.That framework still matters. An EC is attractive precisely because it gives buyers access to a product that is typically priced below a comparable private condo, but the trade-off is reduced flexibility. Buyers must meet eligibility conditions, comply with the five-year Minimum Occupation Period, and accept a more structured exit timeline. For many in the sandwich class, that is still a trade worth making, particularly when family use rather than immediate liquidity is the priority.Pinery Residences, however, is positioned very differently. Its smallest two-bedroom units start from S$1.486 million at S$2,340 psf, and the project offers a mixed-use format with a substantial retail podium and a direct link to Tampines West MRT. Buyers here are not just paying for square footage. They are paying for convenience, flexibility, and the kind of everyday efficiency that quietly shapes quality of life. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list Put differently, Rivelle offers a subsidised ticket to the condo lifestyle. Pinery offers time savings, private status, and the freedom to move when the market suits. One is a safe harbour; the other is a launchpad. The fact that both are finding traction tells us something important: activity has returned decisively, but it is also becoming more diversified.Why the Heat Is Returning - But in a Different Way This latest burst of demand is not happening in a vacuum. One major support is the interest-rate backdrop. By early 2026, the three-month compounded SORA had eased to around 1.1%, down sharply from levels above 3% seen during the higher-rate phase. That decline has meaningfully changed the monthly maths for borrowers.A buyer financing 75% of a S$2 million home over 30 years, for instance, could be looking at a monthly instalment of roughly S$5,500 at an all-in mortgage rate below 2%, compared with more than S$7,300 when all-in borrowing costs were above 4%.That is a drop of nearly S$1,800 a month. This is not a rounding error. It is the difference between "we cannot make this work" and "we are ready to sign". Property has not become cheap overnight, but the financial pressure has eased enough to bring many serious buyers back into the game.At the same time, Singapore property continues to benefit from its reputation as a relative safe-haven asset. Today's demand does not necessarily look euphoric. It looks defensive, strategic and capital-preservation-minded.There is also the forward-looking cost argument. Buyers know that land and development costs are not standing still, and the latest March 2026 revision to Land Betterment Charge rates reinforces that reality. Non-landed residential LBC rates were raised by an average of 4.1%, with some sectors recording much steeper jumps. In practical terms, this means future land replacement costs are not a distant theoretical risk - they are being repriced in real time.Even without assuming every future project must become dramatically pricier, the broad market takeaway is clear: replacement costs remain elevated, and many buyers would rather secure a home now than wait for the next benchmark reset.This Is Not a Frenzy. It Is a Sorting Mechanism What March 2026 is showing is not a return to indiscriminate buying. It is the return of conviction where the proposition is compelling. River Modern proved that a CCR project can fly when prime product is paired with digestible quantum. Rivelle Tampines shows the EC formula still has enormous pull for families seeking value. Pinery Residences demonstrates that some buyers will gladly pay more for private flexibility, transport integration and lifestyle convenience.This is also why the current wave should not be read in isolation. Over in Lentor, buyers have already shown that they will respond strongly to a very specific blueprint: sensible pricing, decent liveability, strong connectivity, and an integrated or near-integrated lifestyle proposition. With nearly all units across six Lentor launches already absorbed, the message has become hard to ignore. Buyers in 2026 are not simply chasing novelty. They are rewarding projects that fit a proven decision-making template.So the market phase ahead is best described not as runaway, but as strategically stable. Well-priced projects with a clear buyer story should continue to find takers. Poorly positioned projects may not. That distinction matters more now than it did in more momentum-driven periods.For buyers, that means the real task is not to react to noise, headlines or weekend queues alone. It is to assess where you are in your own upgrading timeline, how much flexibility you need, and whether the move fits into a longer-term progression strategy rather than simply triggering FOMO. In this market, clarity matters more than hype - especially for buyers making decisions that shape their long-term upgrading path. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Resale Landed Market Watch In February 2026

Resale Land Prices rose gradually with recovering market activity in February In February, the landed home resale market shook off the sluggishness weighed down by the start-of-year festivities. Based on URA Realis caveat data, about 151 landed homes were transacted on the resale market in February 2026; with a combined transaction value came up to $941.5 million - compared to January (142 deals valued at $870.7 million). Upon an analysis of each transaction and their respective gains, most landed deals were profitable. There was a lower proportion of higher priced landed homes being sold compared with the previous month despite the increase in sales activity. Based on URA Realis caveat data, about 51% of resale landed homes sold in February were priced at $5 million and above, compared with about 52.1% in January. Meanwhile, 49% of the resale landed transactions were priced at below $5 million in February - rising from the 47.9% proportion in the previous month. Chart 1: Price range of private resale landed transactions in January 2026 vs February 2026Source: PropNex Research, URA Realis Overall landed home resale prices in February 2026 declined from the previous month, likely due to the seasonal lull and drop in transaction volumes. The overall landed homes resale prices rose by 1% month-on-month (MOM) to $1,931 psf; while prices were up by 0.9% compared to a year before. The month-on-month decline in resale landed prices was consistent across the island. Homes in the Rest of Central Region (RCR) and Outside Central Region (OCR) grew by 2.1% and 1.7% MOM, respectively. Homes in the Core Central Region (CCR), also bucked the trend, falling 2% MOM. By property type, detached homes saw prices declining by 4% MOM, while semi-detached home prices grew 4.2% MOM. Average prices of terraces remained relatively unchanged during the month. (see table 1 below). Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in February 2026 Table 2: Top 3 resale landed transactions by landed property type, in terms of estimated gains*Source: PropNex Research, URA Realis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction. The gains reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs. **Annualised gain is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1 Top landed transaction with highest gains (Detached) The top performing detached home transaction and overall landed transaction for the month was for a detached home along Woo Mon Chew Road in District 15 (Bedok) that was sold for $12.13 million, up by $10.26 million from the last caveat lodged in October 2004 - this reflects an annualised profit of 9.3% after a holding period of over 20 years. The freehold property is situated near Bedok Central and has a land area of more than 7,300 sq ft which reflects a unit price of $1,622 psf on land area. Top landed transaction with highest gains (Semi-Detached)The best-performing semi-detached transaction was for the sale of a semi-detached property in Duchess Avenue in Bukit Timah (District 10). It was sold for $10.5 million in February, with its last caveat being lodged in November 2003. The sale price is up by over $8.7 million from the previous caveated price, representing an annualised gain of 8.5% per year over 22 years. The 999-yer leasehold property is situated within the Coronation Garden landed estate and within short walking distance to Tan Kah Kee MRT station. Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along Sunset Terrace in Clementi (District 21). The freehold property was sold for $10.5 million, reflecting an estimated gain of $8.4 million, representing an annualised gain of 7% per year from its last caveat lodged in May 2002, with a holding period of nearly 24 years. If you are looking for high-end homes or good class bungalows in Singapore, contact PropNex's GCB and Prestige Landed department for buying and insights on the landed residential property market.For more property research insights, join PropNex Friends today. 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