New Launch Reviews
Singapore New Launch Condos, Reviewed Independently
Full written reviews of every major Singapore new launch worth your attention, paired with our 100-point PropertyNet Insider Benchmark score. Site plans, floor plans, and an honest verdict on whether the project is worth the price.
No developer fees. No sponsored placements. Just the same framework our team uses in client advisory.
What you'll find on this page: Independent reviews of twenty-five Singapore new launch projects, plus benchmark scores for every project we track, most scoring 80 or above on the PropertyNet Insider Benchmark, spanning the Core Central Region (CCR), Rest of Central Region (RCR), Outside Central Region (OCR) and Executive Condominium (EC) segments. Each card shows the 100-point score, district, key stats and verdict. Click any card to read the full review, or use the
Insider Benchmark for the full scored database with filters by year, segment and buyer type.
Previews 19 Sept
D11 · Novena · Freehold · CCR
The Serra Residences
Strong Buy · Freehold First Mover in Novena
Freehold returns to Novena: Far East Organization's 133-unit tower at 7 Bassein Road is the precinct's first new launch in 12 years. A stroll from Novena MRT and Health City, with P&T architecture, a full-size tennis court and two penthouse crowns. Preview score 85, to be re-confirmed at launch pricing.
Read Preview Review →
How We Score
Every project on this page is scored against the same independent 100-point framework, with 25 points allocated to each of four pillars. The framework is the same one our advisory team uses with paying clients. We do not adjust scores for developer relationships, marketing budgets or sponsored placements.
25
Price
PSF benchmarked against comparable launches in the same corridor.
25
Mass Appeal
Unit mix, walkability, MRT proximity, school catchment, rental velocity.
25
Future Demand
URA Master Plan alignment, population growth corridors, infrastructure pipeline.
25
Exit Strategy
Projected rental yield, resale velocity, en-bloc potential, capital appreciation.
Scores fall into five bands: Generational Buy (90-100, reserved for projects priced clearly below intrinsic value with no structural weakness; none awarded to date), Strong Buy (80-89), Selective Buy (65-79), Watch (50-64) and Caution (below 50). For the full scored database with filters by year, segment and buyer type, see the Insider Benchmark.
Frequently Asked Questions
What is the PropertyNet Insider Benchmark?
The PropertyNet Insider Benchmark is an independent 100-point scoring framework for Singapore new launch condos. Every project is scored across four pillars: Price (25 points), Mass Appeal (25 points), Future Demand (25 points) and Exit Strategy (25 points). Scores are grouped into five bands: Generational Buy (90-100), reserved for projects priced clearly below intrinsic value with no structural weakness across all four pillars, and none has been awarded to date; Strong Buy (80-89); Selective Buy (65-79); Watch (50-64); and Caution (under 50). No developer fees, no sponsored placements.
Which Singapore new launch condo has the highest Insider Benchmark score in 2026?
River Modern in D09 (Orchard / River Valley) leads with 87/100. Dunearn House in D11 (Bukit Timah Swiss Club), River Green in D09 (River Valley), The Serra Residences in D11 (Novena, freehold, preview score) and Parktown Residence in D18 (Tampines North) all score 85/100. Lentor Gardens Residences in D26, Zyon Grand in D03 (River Valley), ELTA in D05 (Clementi Avenue 1) and Chuan Park in D19 (Lorong Chuan, Serangoon) score 84/100. Newport Residences in D02, Vela Bay in D16 (Bayshore) and Thomson Reserve in D20 (Upper Thomson, preview score) score 83/100. The Robertson Opus in D09 (Robertson Quay, 999-year), UpperHouse in D10 (Orchard Boulevard), Norwood Grand in D25 (Woodlands), Hudson Place Residences in D05 (one-north), Promenade Peak in D03 (River Valley), Holland Link (D10) and Rivelle Tampines EC (D18) all score 82/100. One Marina Gardens in D01 (Marina South) and Belgravia Ace in D28 (Seletar Hills, freehold strata landed) score 80/100. Sophia Meadow in D09 (Mount Sophia), The Sen in D21 (Upper Bukit Timah) and Bloomsbury Residences in D05 (one-north) score 79/100, Terra Hill in D05 (Pasir Panjang) scores 78/100, Union Square Residences in D01 (Clarke Quay) scores 77/100, and Aurea in D07 (Golden Mile, Beach Road) scores 76/100. All are rated Strong Buy, except Sophia Meadow, The Sen, Bloomsbury Residences, Terra Hill, Union Square Residences and Aurea, which are Selective Buys.
What is the best new launch in Bukit Timah 2026?
Dunearn House by Phoenix Dunearn (a joint venture between Frasers Property, CSC Land and Sekisui House) leads the Bukit Timah enclave with a PropertyNet Insider Benchmark score of 85/100. It is the first non-landed residential launch in the D11 Swiss Club subzone in 33 years and the first mover in the Turf City redevelopment. Located at 760-770 Dunearn Road, the 380-unit project is a 4-minute walk to Sixth Avenue MRT and sits within Singapore's prestigious education belt.
Read the full Dunearn House review →
What is the best new launch in Lentor 2026?
Lentor Gardens Residences by Kingsford Development currently leads the Lentor enclave with a PropertyNet Insider Benchmark score of 84/100. Key differentiators: only non-PPVC project in Lentor (hackable internal walls), Lentor's longest pool footprint with a 75m Skyline Pool and 50m Lap Pool, direct frontage to the future Hillock Park, and the enclave's only strata terrace homes. Land cost came in more than $350 PSF below the latest Lentor parcel, giving early buyers genuine value protection.
Read the full Lentor Gardens Residences review →
How does PropertyNet.SG choose which new launches to review?
We cover every major new launch from CCR, RCR, OCR and Executive Condominium (EC) segments. Each project is scored using the same independent framework regardless of developer. We do not accept developer fees or sponsored placements. Reviews include site plans, floor plans, unit mix breakdown and a clear verdict on whether the asking price is fair, undervalued or overpriced.
Are PropertyNet.SG reviews sponsored by developers?
No. PropertyNet.SG is independent. We do not accept payment from developers to publish, score or promote any project. New launch buyer advisory is complimentary because our commission is paid by the developer at the point of sale, meaning buyers pay direct developer pricing with no markup.
What is the difference between the New Launch Reviews and the Insider Benchmark?
The
Insider Benchmark is the scoring tool, showing every scored project as a filterable card with the 100-point breakdown. New Launch Reviews are the full editorial deep-dives that pair each score with site plans, floor plans, unit mix analysis, investment angle and an honest verdict. Think of the Benchmark as the index, and Reviews as the long-form analysis.