Top New Launch Condos to Watch in H2 2026: Pricing, Location, and Value Analysis

Expert takeaway: The new launch condos H2 2026 Singapore pipeline is generous at around 3,550 units, but with price growth cooling to 0.5% in Q2 2026, the winning projects will be those priced with discipline rather than those with the flashiest addresses.

Singapore's second-half launch calendar is one of the most closely watched in years. After a first half where buyers rewarded sensibly priced projects and punished aggressive pricing, the new launch condos H2 2026 Singapore shortlist will test exactly where affordability ceilings sit. This piece breaks down the pipeline by location, expected PSF and land cost, so you can decide which launches deserve a showflat visit and which to watch from the sidelines.

What is happening in the H2 2026 launch pipeline

The supply picture is clear and well documented. URA confirmed that in 2H 2026, 4,745 private residential units will be launched under the Confirmed List, bringing the full-year Confirmed List supply to 9,320 units, over 50% higher than the past 10-year annual average. Industry estimates put the number of actual project launches at around 11 developments comprising roughly 3,550 units, spanning prime, city-fringe and suburban locations.

That supply lands into a cooling market. Per URA flash estimates, private housing price growth eased, rising 0.5% q-o-q in Q2 2026 after 0.9% q-o-q growth in Q1 2026, bringing 1H 2026 growth to just 1.4%. The story underneath is a split market: the non-landed home price index saw a marginal 0.1% q-o-q decline, with the CCR up 2.0%, while the OCR posted a marginal 0.2% decline and the RCR underperformed, falling 1.4%.

The RCR softness is instructive. It was largely driven by realistic pricing, not weak demand. Hudson Place Residences sold 218 units at a median price of $2,467 psf in the quarter, around 2% lower than the median at the preceding Media Circle launch, Bloomsbury Residences. That is the pattern to keep in mind for H2: value pricing moves units. For a deeper look at that trend, our note on the private and HDB divergence in 2H 2026 is worth reading alongside this.

The projects most worth shortlisting

Not every launch is equally interesting. Based on land cost, location and developer track record, the following are the ones most likely to shape pricing benchmarks in their sub-markets. The table below summarises the headline expectations. Treat all PSF figures as analyst estimates, not official price lists.

Thomson Reserve: the land-cost anomaly of the cohort

The clearest value case sits in Upper Thomson. Thomson Reserve is a roughly 1,240-unit project by UOL, Singapore Land and CapitaLand on the former Thomson View en bloc site in District 20, expected to launch in September 2026. The three developers acquired the site en bloc for $810 million in November 2024, and after refreshing the tenure to a fresh 99 years, the effective land cost works out to about $1,178 psf ppr.

Why does that matter? Because it is unusually low for a Rest of Central Region plot. It is cheaper than several OCR sites tendered in 2025 and 2026, including Lentor Central at around $1,278 and Vela Bay at around $1,388. RCR land is normally 20% to 35% more expensive than OCR by convention, so Thomson Reserve inverts the usual pricing logic. The estimated land cost gives the developers ample room to price the project competitively while still preserving healthy margins. Analyst estimates for launch PSF range widely, from roughly $2,400 to $3,000, with comparable District 20 projects such as JadeScape and AMO Residence used as benchmarks. If the consortium opens near the low end, the value case is strong; if it banks the cushion as margin, the appeal narrows. Our full Thomson Reserve review goes deeper into the stack strategy and entry timing.

Amberwood at Holland and the prime-fringe picks

At the pricier end, Amberwood at Holland is a 212-unit, 99-year leasehold low-rise development by Sim Lian Group along Holland Link in the Holland Plain precinct in District 10, near King Albert Park MRT on the Downtown Line. The Holland Link site was awarded at about $1,432 psf ppr, and market watchers expect launch pricing to average between $2,900 and $3,000 psf. Its appeal is scarcity: a boutique count in an established, low-supply District 10 enclave with a strong school catchment. For prime-district context, our UpperHouse review in Orchard Boulevard is a useful comparison of what CCR money buys today.

For city-fringe and suburban buyers, Chuan Grove Residences near Lorong Chuan MRT on the Circle Line offers scale and connectivity, while Lentor Gardens Residences is expected around $2,300 psf, one of the more accessible quantums in the cohort. In Jurong Lake District, Lucerne Grand is projected near $2,600 psf, a play on the region's long-term transformation covered in our URA Master Plan 2025 outlook.

How to read PSF after GFA harmonisation

One reason 2026 headline PSF looks higher than older projects deserves a clear explanation. Every one of these launches is built under the harmonised floor-area rules now standard across URA, SLA, BCA and SCDF. Floor areas are measured to the middle of the wall, all strata areas count as GFA, and voids such as aircon ledges, planter boxes and high-ceiling spaces are excluded from strata and saleable area.

The practical effect: a 2026 saleable area is smaller but more efficient, and buyers pay for genuinely liveable space rather than voids. When you compare a Thomson Reserve unit at, say, $2,600 psf against a pre-harmonisation resale condo at $2,000 psf, you are not comparing like with like. The older number spread the cost across concrete you could not live in. Judge efficiency at the showflat itself using our guide on reading floor plans after GFA harmonisation, and always convert to effective PSF on usable space.

Opportunities versus risks for H2 2026 buyers

The opportunities are real. Buyer discipline in 1H 2026 means developers are pricing to sell, not to break records. Analysts do not expect average launch prices at the top end to breach $4,000 psf in the near term, and CBRE maintains a projection of 7,500 to 8,500 new home transactions for the year, a moderation from the 10,815 units sold in 2025. Low interest rates have kept homebuying appetite resilient. Well-located OCR and city-fringe projects with strong MRT access continue to see healthy take-up, as Tengah Garden Residences showed by moving 853 units, or 99% of its total, at an average of $2,120 psf over its launch weekend.

The risks are equally concrete. Price ceilings, not unlimited growth, are the defining theme, so the upside on entry PSF is capped in the near term. The HDB resale price index fell for a second consecutive quarter, down a cumulative 0.4% in 1H 2026, which may be indicative of weaker upgrading power. That matters because HDB upgraders underpin OCR absorption. High supply, with full-year Confirmed List units more than 50% above the 10-year average, means competition for the same buyer pool. Mega projects also carry TOP-timeline and exit-liquidity considerations given their unit counts. Model your numbers carefully with our affordability calculator, and understand how TDSR and LTV limits shape your maximum loan before you commit at any showflat.

The H2 2026 launch season rewards buyers who lead with numbers rather than hype: land cost, effective PSF on usable area, developer track record and your own financing headroom. If you would like an independent, data-driven view on which of these launches fits your budget, timeline and long-term plans, reach out to the team at PropertyNet.SG for a personalised, no-obligation consultation. We will help you separate the genuine value plays from the projects priced for the developer rather than for you.