Singapore New Launch Condo Price Per Sqft by District — Complete Guide 2026

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If you’re comparing new launch condos in Singapore, understanding price per square foot (PSF) is the single most important skill you need. PSF strips away unit size distortion and lets you compare a 500 sqft studio in Orchard against a 1,200 sqft four-bedder in Tampines on a level playing field. In 2026, Singapore’s new launch condo market is segmented into three broad regions — the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR) — and each carries a dramatically different PSF range driven by land cost, tenure, proximity to MRT, and buyer demand.

This guide breaks down indicative 2026 new launch condo prices PSF by district, covering every major project either launched or in the pipeline. Whether you’re a first-time buyer shortlisting an EC, an HDB upgrader targeting the city fringe, or a seasoned investor eyeing freehold CCR assets, this district-by-district breakdown gives you the data you need to make an informed decision.

CCR New Launch Condo Prices 2026 — District by District

The Core Central Region covers Districts 1–11 and Sentosa. Land in the CCR is among the most expensive in Asia, with freehold and 999-year tenure sites commanding a structural premium. CCR new launches typically open at $2,600–$3,800 PSF, with flagship penthouses and premium stack units pushing well above that ceiling. Here’s the current 2026 landscape:

District 9 — Orchard / River Valley Deep Dive: D09 remains Singapore’s premier residential address. River Green is one of the most anticipated 2026 launches, with indicative pricing of $3,281–$3,512 PSF on a 99-year leasehold site. River Modern sits slightly lower at $2,900–$3,100 PSF. For buyers who prize tenure security, Robertson Opus — on a rare 999-year leasehold plot — is indicatively priced around $3,220 PSF, offering near-freehold confidence at a relative discount to new 99-year launches nearby.

District 11 — Newton / Novena Premium: D11 is becoming increasingly supply-constrained as freehold sites are converted or developed. The anticipated Peck Hay Road GLS is expected to open at $3,200–$3,800 PSF given its proximity to Newton MRT and the Novena medical hub. Lorong Puntong and Dunearn Road sites are tracking $3,000–$3,800 PSF depending on unit mix and stack orientation.

District 10 — Holland / Tanglin Luxury: Skye at Holland offers freehold land in a low-density residential enclave, with current indicative pricing around $2,598 PSF. The upcoming Holland Plain GLS parcel is widely expected to attract developer bids supporting $2,800–$3,200 PSF on launch.

RCR New Launch Condo Prices 2026 — City Fringe Value

The Rest of Central Region covers city-fringe districts including Queenstown, Kallang, East Coast, and the Zion Road / River Valley fringe. RCR projects typically price at $2,400–$3,200 PSF — capturing buyers who want near-city convenience without paying full CCR premiums. MRT connectivity and proximity to Marina Bay or the CBD are key pricing drivers in this band.

Kallang Close GLS — One to Watch: The Kallang Close Government Land Sale parcel is among the most hotly anticipated RCR launches. Located within cycling distance of Kallang MRT and the Singapore Sports Hub, indicative pricing of $2,800–$3,200 PSF reflects strong developer confidence in the Kallang Alive transformation masterplan.

Zion Road / River Valley Fringe — Widest PSF Spread: The Zion Road corridor is delivering two distinct projects with strikingly wide PSF ranges. Promenade Peak is indicatively priced $2,613–$3,541 PSF depending on height, stack and unit type. Zyon Grand carries one of the broadest ranges in the 2026 pipeline at $2,600–$3,991 PSF — lower floors and shoebox units anchor the entry point while penthouse and premium river-view units push toward the upper bound.

Dover Drive GLS — Queenstown’s Next Chapter: Queenstown has historically delivered strong resale gains due to its proximity to NUS, INSEAD, and Buona Vista’s tech and biomedical hub. The Dover Drive GLS project is expected to open at $2,400–$2,800 PSF, positioning it as one of the more accessible RCR entry points in 2026 for owner-occupiers and mid-range investors.

OCR New Launch Condo Prices 2026 — Best Value for Upgraders

The Outside Central Region is where Singapore’s HDB upgrader market is most active. OCR new launches typically open at $1,800–$2,500 PSF, with select projects in premium OCR micro-markets touching $2,500–$2,600 PSF. Proximity to upcoming MRT lines (Cross Island Line, Jurong Region Line) and URA masterplan transformations are the dominant pricing catalysts.

Tampines — Singapore’s Most Active OCR Market: Tampines is delivering three concurrent 2026 launches across the price spectrum. Pinery Residences targets the private condo upgrader at $2,300–$2,500 PSF. Parktown Residences, integrated with Tampines North MRT and a retail mall, is priced around $2,360 PSF and appeals to buyers who prize transport connectivity. For budget-conscious buyers, Rivelle EC at $1,300–$1,500 PSF offers the same Tampines address at a 35–40% discount — provided you meet EC eligibility criteria.

Narra Residences — Freehold OCR Rarity: Freehold land in the OCR is genuinely rare. Narra Residences in Dairy Farm / Bukit Panjang carries indicative pricing of $1,943–$3,091 PSF — a wide band reflecting the contrast between entry-level stack-facing units and premium upper-floor units with greenery and hill views. For long-term holders who prioritise tenure, Narra Residences stands out as one of the most compelling OCR freehold propositions in 2026.

Lentor Hills — Consistent Demand Corridor: The Lentor Hills precinct has demonstrated consistent buyer demand since the area’s first launches. Lentor Gardens continues that trend at $2,200–$2,500 PSF, anchored by direct pedestrian access to Lentor MRT on the Thomson-East Coast Line.

Executive Condo Prices 2026 — HDB Upgrader’s Best Value

Executive Condominiums (ECs) occupy a unique position in Singapore’s new launch landscape. Developed by private developers but subject to HDB eligibility rules, ECs are typically priced 20–30% below comparable private condominiums in the same district. In 2026, the two flagship EC launches are:

• Rivelle EC (Tampines / D18): Indicatively $1,300–$1,500 PSF. One of the most affordable new-launch options in Tampines, directly comparable to Pinery Residences which opens at $2,300–$2,500 PSF in the same area — a potential saving of $800–$1,000 PSF on the same district address.
• Coastal Cabana EC (Pasir Ris / D17): Indicatively ~$1,649 PSF. Situated near Pasir Ris MRT and the upcoming Pasir Ris 8 integrated development, Coastal Cabana offers city-fringe accessibility at a significant PSF discount to nearby private launches.

ECs come with a 5-year Minimum Occupation Period (MOP) during which units can only be sold to Singapore Citizens and Permanent Residents. After 10 years, ECs privatise fully and can be sold to foreigners on the open market — at which point they typically command prices comparable to private condominiums. This privatisation mechanism is a key reason why ECs have historically delivered strong capital appreciation for patient buyers. Learn more about executive condominiums in Singapore and how they compare to private new launches.

How to Use PSF to Compare New Launches — Practical Buyer Guide

PSF is a powerful shorthand, but it requires context to be useful. Here’s how to apply it correctly when shortlisting 2026 new launches:

• Compare same district, same tenure first. A 99-year leasehold at $2,500 PSF in D18 is not directly comparable to a freehold at $2,500 PSF in D23 — the tenure difference alone justifies a premium of 10–20% in resale value.
• Watch out for size distortion. Developers sometimes price shoebox units (below 500 sqft) at higher PSF than larger family units in the same project. Always check the absolute quantum (total price) in addition to PSF when comparing unit types.
• Factor in MRT proximity. Projects within 5 minutes’ walk of an MRT station consistently command a 10–15% PSF premium over equivalent projects that are a 10–15 minute walk away. With the Cross Island Line opening new OCR stations from 2030, early buyers in affected corridors stand to benefit from re-rating.
• Compare ABSD-adjusted returns if you’re buying a second property. Singapore Citizens purchasing a second property pay 20% ABSD, PRs pay 30%. Review the ABSD Singapore 2026 guide before committing to understand your actual all-in cost versus rental yield.
• Use PSF as a negotiation lens, not a decision tool. The lowest PSF in a district is not automatically the best buy. Surrounding amenities, school catchment, remaining lease, and future supply pipeline all affect whether a PSF today translates into capital growth or stagnation tomorrow.

If you’re an HDB upgrader navigating this landscape for the first time, or a seasoned buyer shortlisting across multiple districts, working with a licensed property consultant gives you access to direct developer pricing, e-application support, and priority balloting — at no cost to you as the buyer. For a full list of new launch condos in Singapore across all districts, including upcoming VVIP previews, visit our complete project listings.