Orchard Road New Launch Condo 2026 — Districts 9 & 10 Luxury Property Guide & Top Projects

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Orchard Road — Singapore’s golden mile and the world’s most famous shopping boulevard — anchors one of the most enduring luxury residential addresses in Asia. Districts 9 and 10, which together form the Orchard Road luxury residential belt, consistently command the highest private residential prices in Singapore and attract the most sophisticated buyer profile: Singapore’s ultra-high-net-worth citizens and PRs, family office principals, senior corporate executives, and discerning investors who prize capital preservation, lifestyle excellence, and generational wealth transfer in equal measure. In 2026, new launch activity along the Orchard and River Valley corridor is delivering some of the most exciting luxury residential opportunities in a decade — a convergence of rare land supply, ultra-luxury design briefs, and a renewed wave of high-calibre foreign and local buyer interest that has not been seen since the pre-ABSD era.

This guide covers every major new launch condo in Districts 9 and 10 for 2026, including Skye at Holland Village, The Robertson Opus, River Valley Green Parcel A (Promenade Peak), River Valley Green Parcel B (Zyon Grand), and the Peck Hay Road boutique GLS. Whether you are a Singaporean looking to upgrade into the Core Central Region (CCR), a PR or new citizen entering Singapore’s most prestigious address, or an investor seeking the city-state’s most liquid luxury asset class, this guide gives you the data, context, and access you need.

CEA Disclaimer: This article is for informational purposes only and does not constitute financial, investment, or property advice. All indicative prices, unit counts, and launch timelines are based on market intelligence available at time of writing and are subject to change. Please conduct your own due diligence and consult a licensed CEA property agent before making any purchase decision. Alvin Tan is a licensed real estate salesperson registered with CEA.

What Makes Districts 9 and 10 Singapore’s Luxury Core

No other residential address in Singapore — and arguably in Southeast Asia — delivers the lifestyle concentration that Districts 9 and 10 offer. The combination of world-class retail, medical, educational, recreational, and diplomatic infrastructure within a compact, walkable radius is what justifies the sustained price premium these districts command over every other residential address in the city-state.

World-class retail on your doorstep. The Orchard Road shopping belt houses ION Orchard (Singapore’s most prestigious luxury mall), Paragon (home to Burberry, Gucci, Prada, Salvatore Ferragamo flagship stores), Takashimaya at Ngee Ann City, Mandarin Gallery, and over 20 additional malls within a 1.5-kilometre stretch. Residents of D9 and D10 new launch condos can walk to any of these within 10–20 minutes — a convenience that no other residential district in Singapore replicates at scale.

Private medical excellence. Mount Elizabeth Hospital (Orchard) and Gleneagles Hospital (Alexandra Road, D10) are Singapore’s two most prestigious private hospitals, both internationally accredited and catering to a patient base that includes Singapore’s wealthiest families and medical tourists from across Southeast Asia. For high-net-worth residents, proximity to world-class private healthcare is a non-negotiable lifestyle requirement.

UNESCO World Heritage natural amenity. The Singapore Botanic Gardens — Singapore’s only UNESCO World Heritage Site — sits at the western edge of District 10, connecting Nassim Road and Tyersall Avenue to a 74-hectare green lung that includes the National Orchid Garden, Swan Lake, and one of the world’s oldest tropical botanic gardens. Residents of D10 new launch condos including Skye at Holland Village enjoy direct access to this irreplaceable natural asset.

International schools and expat education ecosystem. ISS International School, Hollandse School, and several other international institutions are located within or adjacent to Districts 9–10. The Singapore American School feeder bus network covers much of D9/D10, making these districts the default choice for APAC regional executives relocating families to Singapore.

Holland Village village character. Holland Village — the neighbourhood within D10 anchored by Holland Road and Lorong Mambong — offers a café-bohemian village character that is completely unique in Singapore’s urban landscape. With independent restaurants, wine bars, art galleries, and weekend markets co-existing with luxury residential towers, Holland Village has become one of Singapore’s most aspirational lifestyle addresses for family office principals and senior creative professionals alike.

Napier Road embassy cluster and Nassim Road ultra-luxury belt. The Napier Road and Nassim Road corridor houses multiple foreign embassies, the Istana presidential residence, and Singapore’s most expensive bungalows and GCBs (Good Class Bungalows). New launch condos in this vicinity benefit from a self-reinforcing prestige halo that has proven remarkably resilient across multiple property cycles.

New Launch Condos in Districts 9–10 in 2026

2026 is an unusually active year for D9–D10 new launches. The combination of several GLS sites releasing simultaneously, a 999-year leasehold boutique project at Robertson Quay, and the highly anticipated ultra-luxury launch at Holland Village has created the most compelling array of CCR new launch choices available in years.

Skye at Holland Village (D10) — Developed by Allgreen Properties on the Holland Road / Holland Close site, Skye at Holland Village is positioned as Singapore’s most exclusive new launch of 2026. Approximately 200 ultra-luxury units, Holland Village MRT (CCL) within walking distance. Indicative price: $3,500–$5,000 psf, placing it among Singapore’s highest PSF launches since Wallich Residence.

The Robertson Opus (D9) — A boutique 999-year leasehold development at Robertson Quay with approximately 60 units, developed by a joint venture including Frasers Property. Fort Canning Park adjacent, Robertson Quay / Clarke Quay waterfront lifestyle. Indicative price: $3,500–$4,500 psf. Singapore’s rarest tenure type at extremely limited volume.

River Valley Green Parcel A — Promenade Peak (D9) — GuocoLand/HLG joint venture, approximately 310 units along the Kim Seng Road / River Valley Road corridor, with Singapore River views. Indicative price: $3,000–$3,500 psf. This parcel benefits from its direct riverside frontage and MRT connectivity to Great World MRT (TEL).

River Valley Green Parcel B — Zyon Grand (D9) — OUE’s approximately 380-unit development on the adjacent River Valley Green parcel, targeting a similar $3,000–$3,500 psf range. Together with Promenade Peak, these two projects are transforming the Kim Seng Road / River Valley corridor into a new luxury residential precinct.

Peck Hay Road GLS (D11, Newton adjacent) — A boutique CCR launch in the Newton area, adjacent to District 11’s Newton / Novena address. Expected to be a smaller-scale development targeting the premium CCR segment at slightly lower absolute quantum than the Orchard-Holland belt. Suitable for buyers seeking CCR address with more accessible entry pricing.

Skye at Holland Village — Singapore’s Most Exclusive New Launch 2026

Skye at Holland Village, developed by Allgreen Properties on the former Holland Road / Holland Close GLS site in District 10, is widely regarded as the most anticipated luxury new launch of 2026. With approximately 200 units of ultra-luxury residential product, the development is benchmarked against Singapore’s finest luxury residences — Nassim Hill Realty, Leedon Residence, and Cliveden at Grange — rather than mass-market CCR launches.

Location excellence. The site sits at the intersection of Holland Road and Holland Close, delivering immediate walkability to Holland Village MRT (Circle Line), Holland Village’s F&B and lifestyle enclave, and Dempsey Hill’s internationally renowned restaurant and art gallery cluster. The Singapore Botanic Gardens UNESCO World Heritage Site is a 10-minute walk north. This combination — MRT connectivity, village character, and one of Asia’s finest urban parks — is available at no other residential address in Singapore.

Developer pedigree. Allgreen Properties, a member of the Kuok Group, has an unbroken track record of delivering Singapore’s finest luxury residential products. Kentish Green, Trevista, and Cascadia are among their previous developments, but Skye at Holland Village represents the firm’s most ambitious luxury brief to date. Expect sky terraces, large unit formats (3BR from ~1,400 sq ft, 4BR from ~2,000 sq ft), private lift lobbies, and resort-calibre facilities.

Price positioning. At $3,500–$5,000 psf indicative, Skye at Holland Village will set a new price benchmark for the Holland Road corridor. The upper range of $5,000 psf would place penthouse and sky suite units among the most expensive new launch transactions ever recorded outside the Orchard Road / Nassim Road ultra-prime belt. For buyers seeking Singapore’s finest luxury new launch address in 2026, Skye at Holland Village is the definitive answer.

Target buyer profile. Primarily Singapore citizens and PRs with substantial existing property equity, family office principals relocating wealth into Singapore hard assets, and senior corporate executives at Singapore-based APAC regional headquarters. Foreign buyers subject to 60% ABSD will find the absolute quantum challenging, but ultra-high-net-worth foreign buyers for whom ABSD is a tolerable cost will also be active at this project.

The Robertson Opus — The 999-Year Leasehold Gem

The Robertson Opus, located at Robertson Quay in District 9, is arguably the single most intellectually compelling new launch in 2026 — not for its scale (approximately 60 boutique units only), but for its tenure: 999-year leasehold, the rarest land title in Singapore’s private residential market.

Understanding 999-year leasehold. In Singapore’s property market, there are effectively three tenure categories: 99-year leasehold (by far the most common), freehold, and 999-year leasehold. A 999-year lease, originating from colonial-era land grants, is functionally indistinguishable from freehold for any planning horizon a buyer or their heirs will realistically care about. Yet 999-year properties have historically traded at a 15–25% premium over equivalent 99-year properties in the same district, and at parity with or slight discount to true freehold. For buyers who prize tenure longevity without paying a full freehold premium, 999-year properties represent a structurally undervalued category.

Fort Canning Park adjacency. The Robertson Opus benefits from direct adjacency to Fort Canning Park — Singapore’s most historically significant urban green space, housing the former British military headquarters, Battlebox museum, and 11 heritage gardens. Fort Canning’s elevated position provides natural greenery screening and elevated views for upper-floor Robertson Opus units facing north.

Robertson Quay / Clarke Quay waterfront lifestyle. Robertson Quay is Singapore’s most sophisticated F&B and lifestyle waterfront precinct outside of Dempsey Hill. Il Lido, Braci, Tantric Bar, and dozens of other internationally recognised restaurants and bars line the Singapore River banks within walking distance. Clarke Quay — Singapore’s premier entertainment district — is minutes away. For buyers who prize Singapore’s finest urban lifestyle, Robertson Quay’s walkable waterfront community is unmatched.

Boutique scale as value driver. At approximately 60 units, The Robertson Opus is one of the smallest new launch developments in Singapore’s 2026 pipeline. This scarcity translates directly into resale premiums: boutique developments in prime CCR locations have consistently outperformed larger-scale comparable projects on a psf-appreciation basis over 5–10 year holding periods.

District 9–10 Rental Market — Serving Singapore’s Expat Elite

The investment case for D9–D10 new launch condos rests partly on Singapore’s structural role as APAC’s premier corporate headquarters hub. Over 4,000 multinational corporations have established regional headquarters in Singapore, and the majority of their C-suite and senior management populations choose D9/D10 as their residential address when on Singapore-based postings.

Rental demand drivers. The Paterson Road, Nassim Road, Grange Road, and Orchard Boulevard corridors in D9–D10 host the highest concentration of US, European, and Japanese multinational APAC regional executives in Singapore. These tenants are typically on generous corporate housing allowances of $12,000–$25,000 per month and require properties that reflect both personal and corporate prestige. New launch luxury condos in D9–D10 command the strongest rental premiums in Singapore’s private residential market.

Current rental benchmarks. For 2BR apartments in D9/D10 luxury condos: $6,500–$10,000 per month. For 3BR: $10,000–$16,000. For 4BR and above: $18,000–$35,000. Gross rental yields in D9/D10 are typically 2.5–3.2% — lower than OCR on a yield basis, but this segment’s investors are primarily purchasing for capital appreciation and portfolio prestige rather than yield maximisation.

Vacancy rates. Despite ABSD-driven caution among foreign buyers, the D9/D10 rental market has remained tight. Post-pandemic return of expat families to Singapore, new family office establishments (Singapore had over 1,400 family offices as of 2024, up from ~400 in 2020), and the continuing expansion of APAC corporate headcount in Singapore’s financial services and technology sectors have collectively kept D9/D10 rental vacancy below 5% through 2025 and into 2026.

Should You Buy in Districts 9–10 in 2026?

For Singapore citizens and PRs considering their first CCR property or an upgrade from an existing OCR/RCR asset, 2026 presents a genuinely compelling entry window. Several factors align in buyers’ favour this year.

Rare simultaneous supply. Three to four major D9/D10 new launches in a single year — Skye at Holland Village, The Robertson Opus, Promenade Peak, and Zyon Grand — creates a buyer’s selection advantage rarely available in the CCR. Historically, the CCR averages one or two major launches per year; four simultaneous launches give buyers negotiating leverage and comparison shopping benefits.

CCR vs OCR price gap at a cyclical high. As of 2026, the price gap between OCR (Outside Central Region) and CCR (Core Central Region) is at a historically compressed level relative to the mid-2010s. OCR mass-market condos are trading at $1,800–$2,400 psf while CCR luxury condos are at $3,000–$5,000 psf — a 1.5x to 2.5x multiple that is narrower than the 3x–4x multiples seen at the peak of the pre-ABSD era. This compression suggests CCR relative value has improved.

Action. Register your interest for VVIP preview access and developer direct floor plans + price lists for any of the D9/D10 projects mentioned above by contacting Alvin Tan directly. Early VVIP registration captures the best unit selection, balloting priority, and direct developer pricing before public launch.

Related Guides

• Skye at Holland Village — Full VVIP Preview Guide 2026
• The Robertson Opus — 999-Year Leasehold Fort Canning Review 2026
• River Valley Green Parcel C — Kim Seng Road GLS Condo Guide 2026
• CCR vs OCR New Launch Condo Singapore — Investor Guide 2026