Key Takeaways
- Developers sold 1,300 new private homes in March 2026, up 78.3% year-on-year and the strongest March since 2017.
- Pinery Residences in Tampines West moved 543 of 588 units at 92.5% take-up at a median of $2,547 psf, while River Modern in River Valley hit 91.4% take-up at $3,220 psf.
- Despite headline records, Q1 2026 private transactions fell about 25% year-on-year as fewer launches and a thinner pipeline drove the numbers.
- URA's Q1 2026 Private Property Price Index rose 3.41% year-on-year even as quarterly growth softened to 0.88%.
- With roughly 17 launches and a 30% smaller pipeline in 2026, pricing power is tilting back to developers for well-located projects.
Expert takeaway: Q1 2026's record-style sell-outs are real, but they reflect a thin launch pipeline meeting steady demand rather than a runaway boom. The smart move is to read take-up rates and pricing per square foot alongside the wider supply squeeze before you commit.
Headlines in early 2026 have been hard to miss: near sell-out launches, queues at showflats, and the strongest March developer sales in years. If you are an upgrader or investor watching Q1 2026 new launch condo activity in Singapore, the temptation is to assume the market is overheating. The reality is more nuanced. Fewer projects launched, yet the ones that did move fast. Understanding why matters more than the headline numbers.
What the Q1 2026 URA Data Actually Shows
The standout month was March. URA data published in mid-April confirmed the surge. The Straits Times reported that developers sold 1,300 new private residential units in March 2026, up 78.3% from the 729 units moved in the same month a year earlier. Including Executive Condominiums, a total of 1,937 units changed hands during the month against 1,615 units launched.
This marked the highest monthly sales for March since 2017, with strong performance attributed to near sell-out launches of new condominium projects. But step back and the quarter tells a calmer story.
According to URA data, 5,413 private residential units were transacted in Q1 2026, down roughly 25% year-on-year, with the moderation pinned on fewer project launches, the Lunar New Year lull, and global uncertainty rather than weakening demand. In other words, the records were set by a handful of well-priced launches, not by broad-based frenzy.
| Q1 2026 Indicator | Figure | Direction |
|---|---|---|
| New private homes sold, March 2026 | 1,300 units | +78.3% YoY |
| Private transactions, Q1 2026 | 5,413 units | -25% YoY |
| New units launched, Q1 2026 | 1,844 units | -41.3% YoY |
| EC units sold, Q1 2026 | ~1,087 units | Highest in 13 quarters |
The Top Condo Deals Behind the Records
Two projects defined the quarter, and they sat in very different segments. In the Outside Central Region, Pinery Residences in Tampines West, a 588-unit mixed-use development, moved 543 units at a 92.5% take-up at a median price of $2,547 psf. In the Core Central Region, River Modern in River Valley, a 455-unit project, sold 416 units at 91.4% take-up at a median price of $3,220 psf, making it the best-selling non-landed CCR project to date.
The takeaway for buyers is consistency across price points. Buyers in Q1 2026 transacted at median prices of roughly $2,547 psf in the OCR and $3,220 psf in the CCR, with strong take-up at both ends. Mass-market demand in the OCR held up through launches such as Narra Residences in Dairy Farm Walk and Pinery Residences, while the CCR drew healthy interest from projects including River Modern and Newport Residences.
| Project | Region | Take-up | Median PSF |
|---|---|---|---|
| Pinery Residences (Tampines West) | OCR | 92.5% (543/588) | $2,547 |
| River Modern (River Valley) | CCR | 91.4% (416/455) | $3,220 |
One structural shift worth noting: following the April 2023 hike in Additional Buyer's Stamp Duty for foreigners, the CCR has become increasingly supported by domestic demand alongside a narrowing price gap with city-fringe homes. That is part of why a prime-district project like River Modern could clear so quickly on largely local buying. If you are weighing the duty implications of a second purchase, our explainer on stamp duty including BSD and ABSD breaks down the numbers, and you can sanity-check your own figures with the stamp duty calculator.
Why a Smaller Pipeline Is Driving the Numbers
The records make more sense once you look at supply. In Q1 2026, launch activity fell to 1,844 units, down 41.3% year-on-year, reflecting a lighter release schedule after the bumper crop of late 2025. The first-quarter launch profile was also geographically concentrated: of the units launched, about 62% were in the OCR and 38% in the CCR, with no new private units launched in the RCR during the quarter.
Across the full year, the pipeline is thin by recent standards. Industry-collated data points to roughly 17 confirmed new projects bringing about 8,100 units to market in 2026, a notable decline from the 23-plus projects and 11,000-plus units launched in 2025. Fewer mega-plots from earlier Government Land Sales tenders means fewer mega-launches, which compresses both choice and headline volumes.
Prices, meanwhile, kept climbing gently. Based on the URA Property Price Index, prices for all private residential properties increased by 0.88% quarter-on-quarter and 3.41% year-on-year in Q1 2026, supported by firm take-up at selected launches and still-contained unsold inventory. This is a thin but transacting market: fewer launches, steady take-up, and no fire-sale pricing.
For context on policy guardrails, the MAS Loan-to-Value limits and TDSR rules still cap how aggressively buyers can stretch. Our piece on how TDSR and LTV affect your purchase is worth reading before you commit to a unit you have fallen in love with at a showflat.
Opportunities and Risks Buyers Should Weigh
On the opportunity side, a constrained pipeline tends to support pricing for the next 12 to 24 months, and the last sustained supply tightening preceded a notable price run-up. For genuine own-stay buyers, getting into a well-located project before a leaner supply window can make sense. EC demand is also a bright spot, with roughly 1,087 units sold in Q1 2026, the first time the segment crossed 1,000 units in 13 quarters. If you are an HDB owner eyeing this route, our complete EC buyer's guide and the step-by-step new launch guide walk you through the process.
The risks are equally real and should never be glossed over:
- High take-up does not guarantee your unit appreciates. A 92% sell-out reflects launch-day demand, not your specific stack, floor, or facing.
- Quarterly price growth is slowing. The 0.88% quarter-on-quarter print was among the softest in recent quarters, so banking on rapid flips is risky.
- Geopolitical and rate uncertainty linger. Near-term volatility could affect financing costs and sentiment even if long-term demand holds.
- Buying at launch peaks the quantum. Resale comparables sometimes offer better value per dollar, especially when launch pricing sits well above nearby transactions.
A disciplined buyer compares launch pricing against resale comps in the same district before signing. Avoiding the classic traps detailed in our guide to common mistakes buyers make at new launch previews can save you far more than any early-bird discount. You can also pressure-test affordability honestly using the affordability calculator before you visit a single showflat.
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Were Q1 2026 new launches really record-breaking?
March 2026 produced the strongest March developer sales since 2017, with 1,300 new private units sold, up 78.3% year-on-year. However, the full quarter saw transactions fall about 25% year-on-year, so the records were driven by a few near sell-out launches rather than a broad market surge.
Which were the best-selling new launch condos in Q1 2026?
Pinery Residences in Tampines West led the OCR with a 92.5% take-up at a median of $2,547 psf, while River Modern in River Valley hit 91.4% take-up at $3,220 psf and became the best-selling non-landed CCR project to date.
Why did so few projects launch in Q1 2026?
Only about 1,844 units were launched in Q1 2026, down 41.3% year-on-year, following a heavy late-2025 release schedule and fewer large GLS sites. The full-year 2026 pipeline is also leaner, at roughly 17 projects and 8,100 units.
Are condo prices still rising in 2026?
Yes, but gently. The URA Property Price Index rose 0.88% quarter-on-quarter and 3.41% year-on-year in Q1 2026, supported by firm take-up at selected launches and contained unsold inventory.
Is now a good time to buy a new launch?
It depends on your goals and holding horizon. A thinner pipeline can support pricing, but slowing quarterly growth and elevated launch quantums mean you should compare against resale comparables and confirm your financing first.
The Q1 2026 record headlines are accurate, but they are only half the picture. The deals that smashed records did so because they were well located and sensibly priced into a market with limited supply, not because every launch is a guaranteed win. If you are deciding whether to enter a 2026 launch, time a resale purchase, or weigh an EC against a private condo, the right call depends on your budget, timeline, and risk appetite. Reach out to PropertyNet.SG for an independent, data-grounded consultation, and we will help you read the numbers behind the headlines before you commit.