Updated 12 September 2026. A calendar of ‘most anticipated’ condominiums becomes unreliable quickly: previews move, project names change and a Government Land Sales (GLS) parcel offered in 2026 may not reach buyers until a later year. A more useful approach is to separate homes that are actually for sale from projects still moving through the land, planning and construction pipeline.
The official picture is one of substantial future choice, but not every pipeline unit is a 2026 launch. Buyers should verify each project’s current status, compare actual transactions and test affordability instead of treating a forecast launch list as a booking schedule.
What the official 2026 data says
URA’s final second-quarter 2026 statistics provide the best common starting point. Developers launched 1,783 uncompleted private homes and sold 2,141 in Q2, excluding executive condominiums (ECs). In the first half of 2026, the overall private residential price index rose 1.4%. Yet the Q2 non-landed index slipped 0.1%: CCR prices rose 1.8%, while RCR and OCR prices fell 1.2% and 0.1% respectively.
This split matters more to a condo buyer than the 0.5% rise in the overall index, which also includes landed homes. It shows why a national price headline cannot establish fair value for a particular development, unit type or stack. Our 2026 market outlook analysis gives more context on the segment differences while clearly separating agency forecasts from official results.
Supply is also significant. At end-Q2, 42,472 private residential and EC units had planning approval, of which 15,810 remained unsold. Another 18,153 unsold units had yet to receive planning approval. URA estimated about 60,600 private homes, including ECs, would be completed over the coming years. These figures overlap different stages and should not be added together casually.
Read the pipeline by stage, not by rumoured launch month
A project becomes progressively more certain as it moves through the following stages:
- Reserve List: land is available only if a developer submits an acceptable application or the site otherwise meets the published trigger conditions. It is potential supply, not a promised project.
- Confirmed List: the Government schedules the site for tender, but there is not yet a winning developer, approved project name or sales date.
- Tender awarded: the developer and land price are known. Design, approvals and timing can still change.
- Planning and sales approvals: the approved unit count, layouts and conditions become clearer. Marketing should not be treated as a substitute for the formal documents.
- Preview and launch: buyers can inspect the sales materials, price list and unit availability. Even then, only recorded options and transactions show achieved prices.
Accordingly, a 2026 GLS site belongs in a future-supply watchlist, not automatically in a list of condos launching during 2026. A confirmed tender date is not a condo booking date, and an estimated dwelling-unit yield is not the final number of saleable apartments.
How GLS changes the medium-term choice set
The 2H2026 GLS programme places nine sites capable of yielding 4,745 homes on the Confirmed List, including 735 EC units. Together with 4,575 Confirmed List units in 1H2026, full-year Confirmed List supply is 9,320 homes—more than 50% above the annual average for the preceding ten years. The 2H Reserve List can potentially add 4,455 homes, but these should be treated as contingent supply.
The policy signal is clearer than any launch-date forecast: the Government is maintaining a high flow of land across locations and housing types. That may broaden medium-term choice and create competition among developers. It does not guarantee lower prices at a specific launch, because selling prices also reflect the winning land bid, construction and financing costs, design efficiency, taxes, market conditions and the developer’s pricing strategy.
Track each parcel on URA’s current GLS sites page. A real example is Berlayar Drive: the tender award fixed the developer and land cost, but not the eventual launch price or every unit’s view. Our Berlayar Drive GLS award analysis explains why land rate, density and a five-storey limit must be assessed together.
Compare a new launch with real alternatives
Start with total price, not the advertised price per square foot. Two units at similar psf can have very different usable space, bedroom functionality, exposure to afternoon sun, privacy and maintenance burden. Compare the proposed unit with recent new-sale, resale and subsale transactions in the same project or micro-market using URA’s private residential transaction search. Check matching property type, tenure, floor area, floor band and sale date rather than relying on a district average.
Then inspect the physical and contractual differences. A new launch offers a fresh lease and lower initial repair risk, but requires a construction wait and may command a premium over completed homes. A resale condo allows inspection of the actual unit, estate upkeep, noise and management quality. Ask what the new-launch premium buys and whether an older development offers more space, an established amenity base or a shorter move-in timeline.
For owner-occupation, map routine journeys at the times they will occur. Measure the actual sheltered walking route to transport, schools, food and childcare. Check the URA Master Plan for surrounding plots, but distinguish a planned use from a funded facility or confirmed completion date. A future empty parcel may become an amenity—or competing supply, traffic or a blocked view.
Stress-test price, financing and exit risk
Secure an in-principle loan assessment before selecting a unit, then build a cash-flow schedule covering the option and downpayment, Buyer’s Stamp Duty, any Additional Buyer’s Stamp Duty, legal costs, renovation, furnishings and emergency reserves. For a building-under-construction purchase, include progressive payments and the possibility that mortgage rates at later construction stages differ from today’s package.
Do not use the maximum loan as the target budget. Test repayments at a higher interest rate, a temporary loss of one income and the point when full instalments begin. EC buyers must also check eligibility and financing rules that do not apply in exactly the same way to a private condominium. Our updated Singapore cooling-measures guide summarises ABSD, SSD, loan-to-value, TDSR and MSR rules; confirm personal tax and loan treatment with the relevant authority or lender before signing.
Exit assumptions deserve the same caution. Forecast rental, resale price and interest-rate scenarios should be labelled as estimates, not returns. Use conservative rent, allow for vacancy, agent fees, maintenance and property tax, and examine competing completions around the expected Temporary Occupation Permit period. If the purchase only works with uninterrupted rent growth or a quick profitable resale, the margin of safety is thin.
A decision checklist for the rest of 2026
- Verify status: is it a GLS parcel, awarded site, approved development, preview or active launch?
- Use dated evidence: record when the price list, transaction data, unit availability and approvals were checked.
- Compare like with like: match tenure, size, floor band, orientation and completion status.
- Price the whole purchase: include duties, financing, renovation, maintenance and opportunity cost.
- Inspect supply around the site: consider both future amenities and competing projects.
- Separate facts from forecasts: official tender yields and recorded sales are facts; launch timing, selling price, rent and appreciation are forecasts until confirmed.
- Choose for the holding period: prioritise layout, commute and financial resilience over a short-lived launch narrative.
Singapore’s 2026 pipeline is large enough to reward patient comparison. The practical advantage is not predicting which project will be ‘most anticipated’; it is knowing which claims are verified, what alternatives exist and whether the chosen home remains affordable under less favourable conditions.
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