Singapore developers sold 731 new private homes in July 2026, excluding executive condominiums (ECs). That was a sharp recovery from the 156 units sold in June, when no new private homes were launched, but it was not a broad-based boom. Two projects—Lentor Gardens Residences and Dunearn House—accounted for 482 sales, or 65.9% of the monthly total.
The more balanced reading is that July showed how quickly sales can recover when substantial new supply reaches the market. It did not erase the slower year-to-date trend: 4,885 new private homes were sold from January through July, 11.6% fewer than the 5,527 sold in the same period of 2025.
July’s rebound needs the right comparison
July sales were nearly 4.7 times June’s level. The low base matters. June was the first month since the current series began in 2007 in which developers launched no new private residential units for sale, excluding ECs. Buyers were therefore choosing mainly from existing stock. Our earlier review of June’s new-home sales slowdown explains why that month was more of a launch gap than a sudden collapse in demand.
Developers launched 889 private homes in July, compared with none in June and 1,675 in July 2025. The official URA developers’ sales database records units launched, sold and unsold from information supplied by licensed housing developers. Monthly sales are based on Options to Purchase issued, so the series is a primary-market measure rather than a count of resale caveats.
The year-on-year comparison is less buoyant. July’s 731 sales were 22.2% below the 940 recorded in July 2025. July 2026 was therefore a recovery from an unusually quiet month, not a new high. Including ECs, developers sold 758 homes in July, meaning ECs contributed 27 transactions. Keeping the EC and non-EC figures separate avoids overstating activity in the conventional private-home market.
Two launches supplied almost two-thirds of sales
Lentor Gardens Residences was July’s best-selling project. The 499-unit development sold 270 homes at an average price of about S$2,350 per square foot during its 18–19 July launch weekend. That equalled a 54% take-up rate. Three-bedroom units formed the largest share of its sales, while the overall result added another sizeable project to the expanding Lentor Hills precinct. A separate look at the Lentor Gardens Residences launch result covers its unit mix and pricing in more detail.
Dunearn House followed with 212 sales. The 380-unit, 99-year leasehold project achieved a 56% take-up rate at its 25–26 July launch weekend and an average selling price of S$3,140 psf. According to the developers’ official sales announcement, all three-bedroom units were taken up. The project is jointly developed by Frasers Property, CSC Land Group and Sekisui House.
Together, the two projects sold 482 units. That concentration is the central fact behind July’s headline. Existing projects still contributed meaningful sales—among them Union Square Residences, Hudson Place Residences and One Marina Gardens—but no other development came close to either major launch. The result shows a market responsive to fresh choices rather than uniform strength across all available inventory.
Regional sales followed the location of new supply
The Outside Central Region (OCR) led with 334 sales, or 45.7% of the monthly total, helped substantially by Lentor Gardens Residences. The Core Central Region (CCR) recorded 235 sales, or 32.1%, with Dunearn House providing most of that volume. The Rest of Central Region (RCR) accounted for the remaining 162 sales, or 22.2%.
These numbers are reported in The Business Times’ review of the July URA data. They should not be read as a permanent change in regional demand. Monthly regional shares can move sharply when one large project starts sales, especially when the preceding month had no launches.
Even so, the split is useful. Lentor Gardens showed that an OCR project could generate substantial volume at an average around S$2,350 psf. Dunearn House showed that a new District 11 project could draw buyers at a materially higher average price. Their similar take-up rates—54% and 56%—came from different locations, price points and buyer considerations.
Pricing and buyer mix still point to selectivity
July’s results do not mean buyers accepted every price or project equally. The strongest sales were concentrated in two developments with clear location propositions and a broad selection of two- to four-bedroom homes. At Dunearn House, the complete take-up of three-bedroom units suggests family-sized layouts were important. At Lentor Gardens, three-bedroom homes also formed the largest portion of opening sales.
Foreign participation remained limited. Foreign buyers who were neither Singapore citizens nor permanent residents accounted for 12 new-home purchases, or 1.6% of July sales, according to the monthly market review. That is consistent with a primary market still driven overwhelmingly by Singapore citizens and permanent residents.
The projects also illustrate why average psf figures need context. Dunearn House’s S$3,140 psf average reflects its prime District 11 position and status as the first private residential launch in the planned Bukit Timah Turf City estate. Lentor Gardens’ lower average reflects an OCR location and a different competitive set. A lower or higher psf figure alone does not establish value; buyers still need to compare total price, floor area, layout, tenure, financing costs and nearby supply.
What the Turf City story adds—and what it does not
Dunearn House’s launch attracted attention partly because it is the first private development associated with the wider Turf City transformation. URA’s Master Plan 2025 material for the Central Region describes the former Bukit Timah Turf Club area as an inclusive housing estate to be served by public transport. That planning context is relevant, but it is a long-term programme rather than a guarantee of near-term investment returns.
Buyers should distinguish between what exists, what has been formally planned and what remains to be delivered. Future transport, parks, amenities and housing supply may improve the precinct, but construction timing and the volume of later launches can also affect day-to-day conditions and future competition. July’s sales result confirms initial demand for Dunearn House; it does not settle how every later Turf City project will perform.
What to watch after July
The clearest lesson is that Singapore’s monthly developer-sales series remains launch-driven. A quiet calendar can make demand appear weak, while two sizeable projects can produce an abrupt rebound. For that reason, August and subsequent monthly totals should be assessed alongside the number, size and location of projects actually launched—not against July’s 731 sales in isolation.
Three indicators will be especially useful: whether sales continue at Lentor Gardens and Dunearn House after their opening weekends; how quickly older projects reduce unsold stock; and whether new launches broaden activity beyond two locations. The first seven months’ 11.6% year-on-year decline also deserves more weight than a single month-on-month jump.
July 2026 was a healthy return of transaction activity after June’s supply drought. But with almost two-thirds of sales coming from two projects and the monthly total still below July 2025, the evidence supports a measured conclusion: buyers returned when fresh options appeared, while the wider new-home market remained selective.
