Project reviews
23 Singapore new launch and pipeline projects with editorial analysis, from S$792K, across CCR, RCR and OCR. Independent research, not developer marketing.
Shortlisting new launches? We model all-in stamp duty and net yield on each one before you book a showflat.
Get a project shortlistCCR projects
Core Central Region, prime districts 9, 10, 11 plus the Downtown Core and Sentosa. Highest psf, thinnest yields, deepest prestige demand.
Amberwood at Holland Review 2026: From S$2.24m, 233 Units
Amberwood guides from S$2,800 psf, cheapest of four D10 launches. The discount is Holland Plain itself, and a Cross Island Line station that is still drawn.
River Valley Green Review 2026: From S$2.24m, 470 Units
River Valley Green's land cost 22% more per plot ratio than the parcel next door, yet guides lower. Three explanations, and how to tell them apart.
Newport Residences Review 2026: From S$2.38m, 246 Units
Newport is freehold in a 99-year city, guiding S$3,400 psf at Tanjong Pagar. At 2.5-3.5% CCR yields the rent never pays for it, so what does?
Dunearn House Review 2026: From S$2.40m, 350 Units
Dunearn House came from a collective sale, not a tender, so there is no published land rate to test the S$3,000 psf guide against. What to check instead.
Keppel Bay Plot 6 Review 2026: From S$2.56m, 320 Units
Keppel Bay Plot 6 is the only launch here with three completed comparables by the same developer on the same land. Price it off those, not the district.
Zyon Grand Review 2026: 320 Units by CDL, Resale Only
Zyon Grand sold out in 2025. Every unit now for sale is a contract in mid-flight, and the seller's purchase date decides which duty ladder prices it.
RCR projects
Rest of Central Region, the city fringe. A 15 to 25 minute CBD commute without CCR ticket size.
Artisan 8 Review 2026: From S$998k, 34 Units, Apex Asia
Artisan 8 is freehold, 34 flats above eight shops and a supermarket, one management corporation for owners who want incompatible things.
Upper Thomson Parcel A: Condos from S$1.65m
The same Springleaf site failed in 2024 and drew five bids in 2025. Only one thing changed: URA dropped the mandatory long-stay serviced apartments.
Thomson Reserve Review 2026: From S$1.71m, 500 Units
Thomson Reserve guides about S$300 psf under a tendered parcel two kilometres away. On a collective sale site, the land basis behind that gap is private.
Dorset Road GLS Review 2026: From S$1.90m, 428 Units
Dorset Road's breakeven sits above S$2,700 psf and the guide starts at S$2,700. An honest price and a seller with no room to discount.
OCR projects
Outside Central Region, heartland and growth corridors. Lowest entry psf and the highest gross yields.
GATE+ Jurong Review 2026: From S$792k, 265 Units
GATE+ is B2 industrial on a 33-year lease: no residential ABSD, no en-bloc endgame, and an exit year that has to be chosen at purchase.
Springleaf Residence: Condos from S$860k
Thirty-two of Springleaf's 941 homes sit in a conserved school block, a different product, a different resale market, one shared maintenance budget.
Chencharu Close Review 2026: From S$1.20m, 875 Units
Chencharu's land cleared at S$980 psf ppr because the developer must build Yishun a bus interchange and hawker centre first, and recover the cost later.
Coastal Cabana EC Review 2026: From S$1.20m, 500 Units
Coastal Cabana is the cheapest entry in the pipeline and cannot be rented out: a five-year MOP from 2030 means no whole-unit rent until the mid-2030s.
Rivelle Tampines EC Review 2026: From S$1.26m, 550 Units
Rivelle is sold by eligibility, not psf: only citizen households may apply, and the foreign-buyer duty figures on EC pages describe an impossible purchase.
Tengah Garden Residences Review 2026: From S$1.26m
Tengah Garden completes around 2028, years before the town does. A finished building in an unfinished estate, and what that does to rent.
Vela Bay Review 2026: From S$1.45m, 480 Units
Vela Bay is 72% sold, so 134 units stay with the developer, the seller an early buyer competes against at resale. Plus a district the file got wrong.
Hudson Place Residences Review 2026: From S$1.49m
Hudson Place guides from S$1,750 psf inside the Jurong Lake District, a masterplan that has not been built, sold by a developer that is not named.
Narra Residences Review 2026: From S$1.49m, 540 Units
Narra Residences backs onto gazetted nature reserve at Dairy Farm, a supply limit written in law, not forecast. What that is worth, and what it is not.
Pinery Residences Review 2026: From S$1.49m, 400 Units
Pinery guides from S$1,750 psf in inland Bedok, while the coastal half of the same D16 district trades S$700 psf higher. Why the code misleads.
Lentor Gardens Residences Review 2026: From S$1.89m
Lentor was assembled from consecutive land parcels, so the competition at 2030 handover is sibling launches on the same lease, not older stock.
Chuan Grove Review 2026: From S$2.07m, 550 Units
Chuan Grove guides S$2,300-2,600 psf into a D19 resale band of S$2,024-2,470. In a finished Serangoon estate, the premium buys a lease and a wait.
Bayshore Road GLS Review 2026: From S$2.10m, 515 Units
Bayshore is OCR on paper and guides S$650-1,000 psf above the Bedok average. The S$658.9m land bid, not the region label, is what a buyer finances.
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Licensed CEA partner review · new launch and resale compared