A 2 room HDB flat at 96 Aljunied Crescent was just sold for a record high price of $380,000 ($642 psf). The lease of the 55 sqm flat started in 1979, leaving it with a remaining lease of 51 years. The flat is located on the 1st to 3rd storey range. This floor area is equivalent to 592-sq ft. The recent transaction surpassed the previous record high for 2 room flats in Geylang. In March 2026, a 2 room at 109 Aljunied Crescent was sold for $370,000 ($764 psf). That flat measures 484 sq ft and is located on the 7th to 9th storeys. However, the flat at Block 109 has a longer lease of 58 years, as its lease started in 1986. These two transactions surpassed last year’s record high of $347,000 ($716 psf), which was set by a flat that is located at 109 Aljunied Crescent. That unit was sold in October 2025. The flat measures 484 sq ft. It is located on the 10th to 12th storeys and it has a remaining lease of 59 years. A private property transaction was recently recorded nearby, a leasehold condominium unit with a floor area of 462 sqft at Sims Urban Oasis along Sims Drive was sold for $845,000. The remaining lease is about 87 years.  Interestingly, a buyer of a resale HDB flat spent less than half the amount required to purchase a leasehold condominium of similar size and in a comparable location. You can check all the resale transactions (and more) for 2 room flats in Geylang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Cedar Primary School, Maris Stella High School (Primary), Zhicheng Private School, St Andrew's Secondary School, Chung Cheng High School (Main) and Geylang Methodist School (Secondary). Nearby MRT stations include Macpherson, Paya Lebar and Aljunied. Grocery shopping can be done in places like Sheng Siong Supermarket, FairPrice Geylang East and Prime Supermarket.

A unit at The Blossomvale was just sold for a record-high of $2,395 psf for a total of $4.1 million. The lease of the 159 sqm 4 bedrooms unit started in 1884, leaving it with as remaining 999 years lease and is located along Dunearn Road. This 4 bedrooms unit is on the 6th to 10th floor range and its floor area is equivalent to 1,711-sq ft. The recent property transaction surpassed the previous record high in The Blossomvale. In November 2025, a 2 bedrooms unit was sold for $2,286 psf ($1.92 million total). That 2 bedrooms unit measures 839 sq ft and is locate on the 6th to 10th floor range.  These two resale transactions surpassed 2024's record high of $2,269 psf ($3.2 million total), which was set by a unit in this condominium sold in May 2024.It is a bigger unit withe a floor area of 1,410 sq ft., it is located on the 6th to 10th floor range. The Blossomvale occupies a land area of approximately 16,368 square metres (176,180 sq ft) and comprises 220 residential units within a low-density, resort-style development in Bukit Timah. Key Project Facts Development: The Blossomvale Address: 900 Dunearn Road Tenure: 999-year leasehold Developer: Wing Tai Holdings (via Winjoy Investment Pte Ltd) TOP: 1999 Units: 220 Land Size: ~16,368 sqm (176,180 sq ft) Gross Floor Area: ~31,918 sqm For a 220-unit condominium, a site area of about 176,000 sq ft is considered quite generous, contributing to The Blossomvale's spacious grounds, large landscaping areas, full-sized facilities, and low-density feel compared with many newer developments in Bukit Timah. You can check all the transactions (and more) for The Blossomvale using our research tools. The condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including Bukit Timah Primary School, Henry Park Primary School, Pei Hwa Presbyterian Primary School, Clementi Town Secondary School, NUS High School of Math and Science and Bukit View Secondary School. Nearby subway stations include Beauty World, King Albert Park and Sixth Avenue. Shopping can be done in places like FairPrice Finest Bukit Timah Plaza, Giant Supermarket - Beauty World Centre and FairPrice Xpress.

A unit at The Chuan was just sold for a record-high of $2,435 psf for a total of $3.33 million. The lease of the 127 sqm 3 bedrooms unit started in 1877, leaving it with as remaining 999 years lease and is located along Lorong Chuan. This 3 bedrooms unit is on the 21st to 25th floor range and its floor area is equivalent to 1,367-sq ft. The recent property transaction surpassed the previous record high in The Chuan. In September 2024, a 3 bedrooms unit was sold for $2,258 psf ($3.09 million total). That 3 bedrooms unit also measures 1,367 sq ft and is locate on the 16th to 20th floor range.  These two resale transactions surpassed 2023's record high of $2,207 psf ($3.02 million total), which was set by another unit in this condominium sold in September 2023.It is a similar size unit with a floor area of 1,367 sq ft., it is located on the 16th to 20th floor range and it has a 999 years lease. The Chuan is a relatively low-density 999-year condominium along Lorong Chuan. Key Facts Land size: approximately 6,716 sqm (about 72,264 sq ft)  Number of units: 106 residential units  Tenure: 999 years from 21 June 1877  TOP: 2007/2008  Developer: Peak Residence Development Pte Ltd (part of the Kheng Leong group)  With only 106 units on a 72,264 sq ft site, The Chuan has a relatively low density compared with many newer developments, which contributes to its spacious feel and exclusivity. The project consists mainly of larger family-sized apartments ranging from about 764 sq ft to over 3,000 sq ft. You can check all the transactions (and more) for The Chuan using our research tools. The condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including St Andrew's School (Junior), Yangzheng Primary School, Maris Stella High School (Primary), CHIJ Secondary School, Raffles Institution and St Andrew's Secondary School. Nearby subway stations include Lorong Chuan, Serangoon and Braddell. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Xtra NEX and Cold Storage.

Singapore is introducing major changes to the executive condominium (EC) scheme in a bid to improve affordability and give first-time home buyers a better chance of securing a unit. The Ministry of National Development (MND) announced on Friday that the minimum occupation period (MOP) for new ECs will be doubled from five years to 10 years, while the timeline for full privatisation will be extended from 10 years to 15 years. Under the new rules, buyers of new ECs must occupy their unit for 10 years before they can rent out the entire property, purchase another residential property, or sell the unit on the open market to Singaporeans and permanent residents. Only after 15 years will the EC become fully privatised and eligible for sale to any buyer, including foreigners and corporate entities. What's changing Minimum Occupation Period (MOP) doubles to 10 years Owners must live in the EC for 10 years before selling, renting out the whole unit, or buying another residential property. Full privatisation moves to year 15 ECs can be sold to foreigners and corporate entities only after 15 years, instead of 10. First-timer quota rises to 90% Developers must reserve 90% of units for first-time buyer families, up from 70%. Priority period extends to two years The first-timer reservation window is extended from one month to two years. Deferred Payment Scheme (DPS) removed All buyers must use the Normal Payment Scheme with progressive payments tied to construction milestones. First-Time Buyers Get Greater Priority Another key change is the increase in the quota reserved for first-time buyers. Currently, developers must set aside 70 per cent of EC units for first-timer families during the first month after launch. Going forward, 90 per cent of units must be reserved for first-timer families, and this priority period will be extended to two years. After the two-year period, any remaining units can be sold to all eligible buyers, including second-timers. "This will provide greater support for young married couples and families looking to buy their first home," MND said. Deferred Payment Scheme Scrapped The government is also removing the Deferred Payment Scheme (DPS), a financing option that allowed buyers to pay 20 per cent upfront and the remaining 80 per cent upon completion of the project. Buyers who used DPS typically paid a 2 to 3 per cent premium on the purchase price. All EC buyers will now have to use the Normal Payment Scheme, under which payments are made progressively according to construction milestones. The measures will apply to all EC Government Land Sales (GLS) sites with tender closing dates on or after May 8. Why the Government Is Acting Share of first-time EC buyers has fallen ~50% in 2020. That share dropped to roughly 30–40% in 2024–2025. Speaking at the National University of Singapore IREUS Urban Housing Symposium, Minister for National Development Chee Hong Tat said the changes are intended to refocus ECs on owner-occupation rather than investment or upgrading opportunities. He noted that first-time buyers now make up a smaller share of EC purchasers. In 2020, about half of EC buyers were first-timers. By 2024 and 2025, that proportion had fallen to between 30 and 40 per cent, as second-time buyers increasingly dominated the market. At the same time, resale activity has accelerated. From 2021 to 2025, about 75 per cent of EC units sold on the open market were transacted within five years after meeting their MOP, compared with 45 per cent in the preceding five-year period. "We also hope this will result in developers reducing their bids and the prices for their ECs," Mr Chee said. Rising EC Prices Have Become a Concern The policy review comes amid sharp price increases in the EC market. Median new EC price (per sq ft) S$782 S$1,843 2016 Jan–Apr 2026 A 1,000 sq ft EC at the 2026 median price would cost nearly S$1.85 million. Recent launches have underscored the strong demand. Rivelle Tampines sold more than 92 per cent of its 572 units on launch day at an average price of S$1,893 psf, while Coastal Cabana in Pasir Ris sold about 67 per cent of its 748 units during its launch weekend at an average price of S$1,734 psf. Existing Projects Exempt Five upcoming EC projects will not be subject to the new rules because their land tenders closed before the policy change. They are located at Senja Close, Sembawang Road, Miltonia Close, and two sites at Woodlands Drive 17. What This Means for EC Buyers ECs were introduced in 1995 to offer a path into private-style housing for higher-income Singaporeans who exceed HDB income limits but may find private condominiums less affordable. ECs typically cost 20 to 30 per cent less than comparable private condos because of their ownership restrictions and eligibility criteria. Property analysts say the new measures will primarily affect second-time buyers and investors, while improving access for first-time families. "First-time buyers will have a good chance of applying for ECs of their choice," said JT Chia, Managing Director of PropertyForSale. Mr Chia added that the 10-years MOP will deter speculators and help keep ECs focused on owner occupation and family needs. Second-timers will be deprived of another opportunity for EC windfall. The bottom line for EC Cooling Measure The changes mark one of the most significant overhauls of Singapore's EC scheme in years. By extending the occupation period, delaying full privatisation, expanding first-timer quotas, and removing deferred payment financing, the government is signalling that ECs should function primarily as homes for owner-occupiers rather than short-to-medium-term investment assets. EC buyers are still subject to a monthly household income ceiling of S$16,000 (US$12,600) and a 30 per cent mortgage servicing ratio (MSR).

A 5 room HDB flat at 138B Yuan Ching Road was just sold for a record high price of $958,888 ($825 psf). The lease of the 108 sqm flat started in 2014, leaving it with a remaining lease of 87 years. The flat is located on the 16th to 18th storey range. This floor area is equivalent to 1,163-sq ft. The recent transaction surpassed the previous record high for 5 room flats in Jurong West. In November 2024, a 5 room at 138D Yuan Ching Road was sold for $952,888 ($820 psf). That flat also measures 1,163 sq ft and is located on the 13th to 15th storeys. Both flats started their lease in 2014.  These two transactions surpassed 2024's record high of $920,000 ($791 psf), which was set by a flat that is located at 138C Yuan Ching Rd. That unit was sold in June 2024. The flat measures 1,163 sq ft. It is located on the 13th to 15th storeys. A private property transaction was recently recorded nearby, an apartment at The Lakegarden Residences along Yuan Ching Road was sold for 2.73 million. You can check all the resale transactions (and more) for 5 room flats in Jurong West using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Lakeside Primary School, Boon Lay Garden Primary School, Yuhua Primary School, Yuan Ching Secondary School, Jurong Secondary School and Crest Secondary School. Nearby MRT stations include Chinese Garden, Lakeside and Jurong East. Grocery shopping can be done in places like Sheng Siong Supermarket, FairPrice Taman Jurong Shopping Centre and FairPrice.

A 5 room HDB flat at 96A Henderson Road was just sold for a record high price of $1.73 million ($1,421 psf). The lease of the 113 sqm flat started in 2019, leaving it with a remaining lease of 92 years. The flat is located on the 46th to 48th storey range. This floor area is equivalent to 1,216-sq ft. The recent transaction surpassed the previous record high for 5 room flats in Bukit Merah. In March 2026, a 5 room at 9A Boon Tiong Road was sold for $1.65 million ($1,368 psf). That flat measures 1,206 sq ft and is located on the 25th to 27th storeys. However, the flat at Block 9A has a shorter lease of 88 years, as its lease started in 2016. These two transactions surpassed 2024's record high of $1.59 million ($1,317 psf), which was set by a flat that is located at 9B Boon Tiong Road. That unit was sold in June 2024. The flat measures 1,206 sq ft. It is located on the 34th to 36th storeys and it has a remaining lease of 90 years. Three private property transactions were recently recorded nearby, a condominium at The Crest along Prince Charles Crescent was sold for 2.55 million, an apartment at Artra along Alexandra View was sold for 2.75 million and a condominium at Central Green Condominium along Jalan Membina was sold for 2.21 million. You can check all the resale transactions (and more) for 5 room flats in Bukit Merah using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Gan Eng Seng Primary School, Radin Mas Primary School, Queenstown Primary School, Queensway Secondary School, CHIJ St Theresa's Convent and Queenstown Secondary School. Nearby MRT stations include Havelock, Great World and Tiong Bahru. Grocery shopping can be done in places like FairPrice Bukit Ho Swee, Giant Express - Jalan Membina and Sheng Siong Supermarket.

Singapore’s newest housing estate has recorded a major milestone, with almost all units at Tengah’s first private condominium snapped up during its launch weekend. Tengah Garden Residences, the first mixed-use private development in Tengah, sold 853 out of 863 units by 3pm on Sunday (Apr 26), achieving an impressive take-up rate of almost 99 per cent. The project transacted at an average price of S$2,120 per square foot (psf), making it the strongest private residential launch in Singapore so far in 2026. Developed jointly by Hong Leong Holdings, GuocoLand and CSC Land Group, the 99-year leasehold development attracted strong interest from homebuyers and investors alike, with Singaporeans accounting for 90 per cent of purchasers. Strong Demand Across Buyer Segments According to Hong Leong Holdings, prices ranged between S$1,779 psf and S$2,340 psf. The only remaining units were the largest four-bedroom premium apartments with yard spaces. The development offers a range of one- to four-bedroom units sized between 485 sq ft and 1,260 sq ft. Starting prices began from S$980,000 for one-bedroom units, S$1.11 million for two-bedroom units, S$1.588 million for three-bedroom units and S$2.288 million for four-bedroom units. Tengah’s Growth Story Continues to Gain Momentum Property analysts attributed the exceptional sales performance to Tengah’s strong growth prospects, attractive entry pricing and the project’s first-mover advantage as the town’s inaugural private condominium. Demand was particularly strong among upgraders and right-sizers from nearby western estates including Bukit Batok, Choa Chu Kang, Jurong East, Jurong West and Bukit Panjang. Positioned near the upcoming Jurong Region Line’s Hong Kah MRT station, Tengah Garden Residences enjoys strong future connectivity to the wider western region. Residents will also benefit from proximity to major retail hubs such as JEM, Westgate and IMM. The development is also located near several educational institutions, including the upcoming Anglo-Chinese School (Primary), Princess Elizabeth Primary School, Swiss Cottage Secondary School and Nanyang Technological University. Tengah Garden Residences is considered a mixed-use development, there are retail and commercial shops on the first storey. But it is not a fully integrated development in the same category as projects like Parktown Residence. The project is expected to obtain its Temporary Occupation Permit (TOP) in 2029. Pricing Analysis for Tengah Garden Residences The Government Land Sales (GLS) site for Tengah Garden Residences was sold for approximately S$675 million, which worked out to about S$821 per square foot per plot ratio (psf ppr). Property developers needed to sell at around S$1,800–S$1,950 psf on average to make a reasonable profit. At S$2,120 psf average, the project is likely profitable with healthy margins, especially given strong early sales (low holding cost risk). Another Strong Launch in 2026’s Property Market Tengah Garden Residences joins a growing list of highly successful launches this year. It is now the fourth project in 2026 to achieve a launch weekend take-up rate exceeding 90 per cent. Earlier this year, River Modern sold 90 per cent of its units at an average of S$3,266 psf, while Rivelle Tampines achieved approximately 93 per cent sales at S$1,893 psf. Meanwhile, Pinery Residences moved 92.5 per cent of its units at an average price of S$2,546 psf. The strong momentum across recent launches suggests that despite higher interest rates and cautious global economic conditions, demand for well-located and competitively priced homes in Singapore remains resilient — particularly in emerging growth districts such as Tengah.

A 4 room HDB flat at 154B Bedok South Road was just sold for a record high price of $1.17 million ($1,169 psf). The lease of the 93 sqm flat started in 2022, leaving it with a remaining lease of 94 years. The flat is located on the 16th to 18th storey range. This floor area is equivalent to 1,001-sq ft. The recent transaction surpassed the previous record high for 4 room flats in Bedok. In April 2026, a 4 room at 154B Bedok South Road was sold for $1.12 million ($1,119 psf). That flat also measures 1,001 sq ft and is located on the 16th to 18th storeys. Both flats started their lease in 2022. These two transactions surpassed last year’s record high of $980,000 ($939 psf), which was set by a flat that is located at 219B Bedok Central. That unit was sold in August 2025. The flat measures 1,044 sq ft. It is located on the 7th to 9th storeys and it has a remaining lease of 83 years. Three private property transactions were recently recorded nearby, a condominium at Eco along Bedok South Avenue 3 was sold for 1.81 million, a condominium at Grandeur Park Residences along Bedok South Avenue 3 was sold for 1.87 million. You can check all the resale transactions (and more) for 4 room flats in Bedok using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Bedok Green Primary School, Fengshan Primary School, Yu Neng Primary School, Anglican High School, Saint Anthony's Canossian Secondary School (SACSS) and Tampines Secondary School. Nearby MRT stations include Bayshore, Tanah Merah and Bedok. Grocery shopping can be done in places like FairPrice New Upper Changi Rd, Sheng Siong Supermarket and Giant Supermarket - Bedok Market Place.

Singapore’s private residential property market staged a powerful comeback in March 2026, with developers selling 1,300 private homes – excluding executive condominiums (ECs) – marking a 78.3 per cent increase from the 729 units sold in March last year. The figure also represented a dramatic jump from the mere 246 units sold in February, according to data released by the Urban Redevelopment Authority. The strong performance made March 2026 the best-performing March for new home sales since 2017, underscoring renewed buyer confidence and sustained appetite for newly launched residential projects despite an uncertain global economic backdrop. New Launches Fuel Buying Frenzy A key driver behind the sharp increase in sales was the arrival of several highly anticipated condominium launches that drew overwhelming demand from buyers. Leading the charge was the 455-unit River Modern in River Valley, which sold approximately 90 per cent of its units during its launch weekend. In the suburban market, Rivelle Tampines EC and Pinery Residences also achieved remarkable success, each moving more than 90 per cent of their units shortly after launch. Including ECs, developers sold a total of 1,937 units in March, while 1,615 units were launched during the month. This represented a major rebound from February, when only 266 units were sold and just 15 units were launched due to the seasonal slowdown around Chinese New Year. Market analysts noted that pent-up demand had been building over several quieter months at the start of the year. Buyers who had delayed purchases during the year-end lull returned strongly once fresh inventory entered the market. Strong Demand Despite Global Uncertainty Interestingly, the surge in sales occurred even as geopolitical tensions intensified globally. Analysts pointed to the ongoing Middle East conflict, which began on Feb 28, as a potential source of economic uncertainty. However, the conflict appeared to have little impact on Singapore’s domestic housing demand. According to industry observers, homebuyers remained focused on securing quality projects amid still-favourable mortgage rates and limited supply of attractive new launches. Buyers were especially drawn to projects offering modern layouts, strong connectivity, and future growth potential. Core Central Region Leads the Way One of the standout developments in March was the strong resurgence of Singapore’s prime Core Central Region (CCR). A total of 472 CCR units were sold during the month, with River Modern accounting for 416 of those transactions at a median price of S$3,220 per square foot (psf). The performance established River Modern as one of the most successful non-landed CCR launches in recent years. Other luxury projects also recorded healthy sales activity: Newport Residences sold 22 units at a median price of S$3,062 psf W Residences Marina View Singapore moved six units at a median price of S$2,636 psf Overall, 697 CCR homes were sold in the first quarter of 2026, more than triple the 192 units sold during the same period a year earlier. Analysts described this as the strongest first-quarter CCR performance since 2010. The revival of the CCR market is particularly notable because the segment had struggled for years under cooling measures and higher stamp duties affecting foreign buyers. Luxury Market Remains Resilient Singapore’s luxury housing market also demonstrated resilience in March. A total of 51 new homes priced above S$5 million were sold during the month. Among the most expensive transactions were two units at 32 Gilstead, each measuring more than 4,200 square feet and sold for S$14.5 million to foreign buyers. At Upperhouse along Orchard Boulevard, two 2,056-square-foot units changed hands for S$7.9 million and S$7.8 million respectively, also purchased by overseas buyers. Despite these high-profile deals, foreigners continued to represent only a small proportion of overall transactions, with just eight foreign purchases recorded in March. Executive Condominiums Reach New Pricing Benchmarks The EC market also broke new ground as buyers showed willingness to pay record prices for desirable projects. A total of 275 EC units were sold for at least S$2 million in March, significantly surpassing the previous record of 150 units achieved in March 2025. In addition, 411 EC units were sold at prices above S$1,900 psf, with nearly all of them coming from Rivelle Tampines. The figures suggest that EC buyers are increasingly accepting higher price points in exchange for newer projects located in mature estates with strong transport links and amenities. Gap Between New Launches and Resale Homes Widens While new launch demand remains exceptionally strong, property analysts highlighted a growing price gap between newly launched homes and resale properties across Singapore. In the first quarter of 2026: Median CCR new sale prices reached S$3,174 psf, compared with S$2,223 psf for resale units In the Rest of Central Region (RCR), new homes averaged S$2,686 psf, versus S$1,951 psf for resales The largest gap appeared in the Outside Central Region (OCR), where new homes averaged S$2,502 psf while resale homes stood at S$1,554 psf This widening divergence reflects buyers’ willingness to pay a premium for modern projects with newer facilities, energy-efficient designs, and strong developer branding. At the same time, resale homes are increasingly attracting budget-conscious buyers seeking larger spaces or immediate move-in options. Industry experts believe this “two-tier” market dynamic is likely to persist as more expensive launches enter the market throughout the year. Outlook for the Rest of 2026 Property analysts remain optimistic about Singapore’s residential market for the months ahead. Several major launches are expected to sustain momentum, including upcoming projects such as Vela Bay in Bayshore and Tengah Garden Residences. These developments are expected to attract strong interest because both locations have seen limited new supply in recent years. With mortgage rates remaining relatively low and developers continuing to release attractive projects, buyer demand is likely to remain healthy in the near term. However, rising prices and growing affordability concerns could gradually push more buyers toward the resale market, particularly in suburban areas. Still, March’s strong performance demonstrates that Singapore’s residential property market continues to show remarkable resilience, supported by stable economic fundamentals, limited land supply, and enduring demand for quality housing.