BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

The Housing & Development Board's (HDB) June 2026 Build-to-Order (BTO) sales exercise has revealed a clear split in buyer preferences, with shorter waiting-time projects in Sembawang seeing surprisingly low demand while Prime projects in Bishan and Bukit Merah continued to attract overwhelming interest. A total of 6,952 flats across seven projects were launched in Ang Mo Kio, Bishan, Bukit Merah, Sembawang and Woodlands. By the close of the application exercise, 22,634 applicants had submitted applications, resulting in an overall application rate of 3.3 applicants per flat, broadly in line with the February 2026 exercise. Sembawang's Shorter-Wait Flats Offer Excellent Opportunity for First-Time Buyers One of the biggest highlights of the exercise was the exceptionally low application rates for Sembawang Portico and Sembawang Brook, both classified as Standard projects with waiting times of less than three years. The projects recorded application rates of below one for first-timer families across all larger flat types, effectively giving eligible applicants a very high probability of securing a unit. The estimated completion periods are particularly attractive: Sembawang Portico: 2 years 7 months Sembawang Brook: 2 years 9 months Application rates among first-timer families remained modest: Three-room flats: 0.7 Four-room flats: 0.6 Five-room / 3Gen flats: 0.4 The only highly subscribed category was the two-room Flexi flats, where first-timer singles recorded an application rate of 4.4, while seniors applied at 2.3 times the available supply. Overall, the two Sembawang developments attracted 2,574 applicants for 2,035 flats, translating to an application rate of approximately 1.3. For first-time buyers seeking quicker access to a new home, the Sembawang projects represented one of the least competitive opportunities in recent years. Woodlands Continues to See Healthy Demand Unlike neighbouring Sembawang, the Woodgrove Acres project in Woodlands experienced healthy demand despite having a longer waiting time of approximately 3 years and 6 months. Application rates for first-timer families ranged between 2.3 and 3.9 across three-room and larger flats. The two-room Flexi flats were particularly popular among singles, attracting around 18 applicants for every available unit, making them one of the most competitive Standard flats in this launch. Prime Projects Dominate Buyer Interest Despite stricter ownership rules under HDB's Prime classification, Berlayar Rise in Bukit Merah and Lakeview Cascadia in Bishan emerged as the most sought-after developments in the June exercise. Together, these two projects accounted for approximately 65% of all applications submitted. Berlayar Rise Leads Overall Demand The standout performer was Berlayar Rise. Its 988 four-room flats attracted 5,023 applications, producing the highest demand across all flat types and towns. Among first-timer families, the application rate stood at 3.2. The project's 816 two-room Flexi flats also proved highly popular with singles, recording an application rate of 7.5. Lakeview Cascadia Draws Strong Interest in Bishan The newly launched Lakeview Cascadia also saw exceptionally strong demand. Its two-room Flexi flats recorded an application rate of 7.3 among first-timer singles, while four-room flats achieved an application rate of 3.7 among first-timer families. The project's popularity is hardly surprising. Bishan remains one of Singapore's most desirable mature estates due to its central location, excellent transport connectivity and proximity to established schools. With very limited new housing supply introduced in Bishan over the years, many young couples viewed Lakeview Cascadia as a rare opportunity to secure a new flat in the town. Prime Restrictions Did Not Deter Buyers The strong response also demonstrates that buyers remain willing to accept the tighter conditions attached to Prime flats. Both developments come with: A 10-year Minimum Occupation Period (MOP) Higher subsidy clawback requirements upon first resale The subsidy clawback rates are: Berlayar Rise: 14% Lakeview Cascadia: 10% Despite these restrictions, many applicants appear to prioritise location and long-term lifestyle benefits over future resale flexibility. Measured Demand for Ang Mo Kio Plus Projects The two Plus projects in Ang Mo Kio—Kebun Baru Ridge and Kebun Baru Breeze—recorded balanced demand. Application rates for first-timer families were: Three-room flats: 1.3 Four-room flats: 1.3 Meanwhile, two-room Flexi flats at Kebun Baru Breeze attracted an application rate of 3.8 among first-timer singles. The figures suggest buyers remain receptive to the Plus classification, although demand was considerably more moderate than for Prime developments. Competition for BTO Flats Continues to Ease The overall application rate of 3.3 indicates that competition for BTO flats has continued to moderate. This follows HDB's sustained increase in housing supply over the past few years, which appears to be helping meet underlying demand more effectively. The contrasting performances between Sembawang and the Prime projects also illustrate that buyers are becoming increasingly selective. While affordability and shorter waiting times remain attractive, many applicants continue to place a premium on mature estates with strong transport links and established amenities. More Supply Coming in October 2026 Looking ahead, HDB plans to launch approximately 7,960 new BTO flats in the October 2026 sales exercise. The upcoming projects will be located in: Bedok Geylang Sembawang Tengah Toa Payoh Yishun In addition, HDB will launch Singapore's sixth Community Care Apartment project in Caldecott, Toa Payoh, expanding housing options for seniors seeking integrated care and independent living. Conclusion The June 2026 BTO exercise highlights an increasingly balanced public housing market. Buyers looking for a faster path to home ownership found excellent opportunities in Sembawang's shorter waiting-time projects, while highly sought-after locations such as Bishan and Bukit Merah continued to command intense competition despite stricter Prime housing rules. As HDB continues ramping up BTO supply, prospective homeowners can expect more choices and improving odds in future launches, particularly in non-mature estates offering shorter construction timelines.

A 3 room HDB flat at 530B Pasir Ris Drive 1 was just sold for a record high price of $675,000 ($965 psf). The lease of the 65 sqm flat started in 2015, leaving it with a remaining lease of 88 years. The flat is located on the 10th to 12th storey range. This floor area is equivalent to 700-sq ft. The recent transaction surpassed the previous record high for 3 room flats in Pasir Ris. In November 2025, a 3 room at 530D Pasir Ris Drive 1 was sold for $650,000 ($929 psf). That flat also measures 700 sq ft and is located on the 13th to 15th storeys. Both flats started their lease in 2015. These two transactions surpassed 2024's record high of $643,500 ($920 psf), which was set by a flat that is located at 530C Pasir Ris Drive 1. That unit was sold in January 2024. The flat measures 700 sq ft. It is located on the 13th to 15th storeys. Three private property transactions were recently recorded nearby, a condominium at D'nest along Pasir Ris Grove was sold for 1.16 million. You can check all the resale transactions (and more) for 3 room flats in Pasir Ris 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 Pasir Ris Primary School, Angsana Primary School, Park View Primary School, St. Hilda's Secondary School, Loyang View Secondary School and Junyuan Secondary School. Nearby MRT stations include Pasir Ris, Tampines East and Tampines. Grocery shopping can be done in places like Sheng Siong Supermarket, Giant and FairPrice Tampines.

A unit at Ascentia Sky was just sold for a record-high of $2,509 psf for a total of $2.62 million. The lease of the 2 bedrooms unit started in 2016, leaving it with as remaining 89 years lease and is located along Alexandra View. This 97 sqm unit is on the 11th to 15th floor range and its floor area is equivalent to 1,044-sq ft. The recent property transaction surpassed the previous record high in Ascentia Sky. In January 2025, a 947 sq ft unit was sold for $2,206 psf ($2.09 million total). and it is located on the 31st to 35th floor range.  These two resale transactions surpassed 2024's record high of $2,119 psf ($2.03 million total), which was set by a 957 sq ft condo unit sold in December 2024. It is located on the 26th to 30th floor range. Ascentia Sky is a 99-year leasehold luxury condominium located along Alexandra View in Singapore's District 3. Completed in 2014, the development comprises 373 residential units housed within two distinctive high-rise towers, offering panoramic views of the city skyline, Singapore River, and the Southern Waterfront. You can check all the transactions (and more) for Ascentia Sky using our research tools. The condominium 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, Queenstown Secondary School and CHIJ St Theresa's Convent. Nearby subway stations include Queenstown, Redhill and Tiong Bahru. Shopping can be done in places like Sheng Siong Supermarket, NTUC FairPrice and Giant Express - Jalan Membina.

A 2 bedrooms unit at Seraya 9 was just sold for a record-high of $1,945 psf for a total of $1.55 million. The 74 sqm is a freehold and is located along Seraya Lane. It is on the 1st to 5th floor range and its floor area is equivalent to 796-sq ft. The recent property transaction surpassed the previous record high in Seraya 9. In April 2025, a 775 sq ft unit was sold for $1,670 psf ($1.3 million total) and it is also located on the 1st to 5th floor range. These two resale transactions surpassed 2024's record high of $1,576 psf ($1.29 million total), which was set by a apartment sold in March 2024.It is a bigger unit withe a floor area of 818 sq ft., it is located on the 1st to 5th floor range and it is a freehold. Seraya 9 is a boutique freehold condominium located at 9 Seraya Lane, Singapore 437276, in the popular Katong/Marine Parade neighbourhood of District 15. Completed in 2009, the development comprises just 22 residential units within a single low-rise block, offering residents greater privacy and exclusivity. It was developed by Etoile Homes Pte Ltd. You can check all the transactions (and more) for Seraya 9 using our research tools. The apartment should appeal to parents with school-going children, as they are within walking distance of several schools, including St. Stephen's School, Mi dan MTs Ma'arif Bumi Baru, Zhicheng Private School, Chung Cheng High School (Main), Geylang Methodist School (Secondary) and Dunman High School. Nearby subway stations include Tanjong Katong, Dakota and Marine Parade. Shopping can be done in places like FairPrice Finest @ Katong V, FairPrice Joo Chiat Complex and FairPrice Finest Marine Parade Central.

A joint venture between Sunway MCL and CSC Land Group (Singapore) has secured the highly anticipated River Valley Green (Parcel C) Government Land Sale (GLS) site with a winning bid of S$750.6 million, setting a new benchmark for land values in Singapore's prestigious River Valley precinct. The successful bid translates to S$1,730 per square foot per plot ratio (psf ppr), comfortably exceeding analysts' expectations of between S$1,350 and S$1,700 psf ppr. It also represents approximately a 22% increase over the previous land price achieved in the area, underscoring developers' confidence in the continued strength of the Core Central Region (CCR) residential market. Strong Competition for a Rare Prime Site The tender attracted four competitive bids, highlighting the attractiveness of what is widely regarded as the last available Government Land Sale site near Great World. The final rankings were remarkably close: Developer Bid Price Land Rate Sunway MCL & CSC Land S$750.6 million S$1,730 psf ppr China Overseas Land & Investment (COLI) S$720.7 million S$1,661 psf ppr Hong Leong Holdings, GuocoLand & TID Residential S$715.9 million S$1,650 psf ppr Kingsford Group S$705.4 million S$1,626 psf ppr The winning consortium edged out COLI by just 4%, reflecting intense competition among developers seeking a foothold in one of Singapore's most sought-after residential districts. A Landmark Development in River Valley The 11,516-square-metre 99-year leasehold site has a maximum gross floor area of 40,306 square metres and is expected to yield around 470 homes under planning guidelines. However, Sunway MCL and CSC Land have revealed plans for a larger development comprising more than 500 residential units spread across two 36-storey towers. The project will be designed to appeal to a broad range of buyers, including: Young professionals Families Multi-generational households Property investors The development is expected to launch in 2027 or 2028. Exceptional Location Supports Premium Pricing The River Valley Green (Parcel C) site enjoys one of Singapore's most desirable residential locations. Residents will benefit from: Walking distance to Great World MRT Station Direct access to Great World City Close proximity to the Singapore River lifestyle belt Near River Valley Primary School, one of Singapore's most popular primary schools Easy access to Orchard Road and the Central Business District Sunway MCL CEO Lee Tong Voon described the site as possessing "strong locational attributes, excellent connectivity and immediate access to a comprehensive range of lifestyle amenities." Strong Market Fundamentals The aggressive land bid reflects developers' confidence in the River Valley residential market, supported by outstanding sales performances from nearby projects. River Modern Developed by GuocoLand, River Modern was built on River Valley Green (Parcel B), purchased in February 2025 for S$1,420 psf ppr. The project achieved: 90% sales during launch 93% sold to date Median selling price of S$3,229 psf River Green Developed by Wing Tai on River Valley Green (Parcel A), River Green has also been highly successful. The development recorded: 88% sales during launch weekend 94% sold to date Median selling price of S$3,128 psf Other Nearby Projects Recent launches in the vicinity have also demonstrated healthy demand: Promenade Peak achieved approximately 71% sales at launch with a median price of S$2,942 psf. Zyon Grand has sold about 90% of its units at a median price of S$3,050 psf. Collectively, these four projects introduced nearly 2,300 units into the market, with only around 300 units remaining unsold—clear evidence of sustained buyer appetite in the area. Limited Supply Supports Long-Term Outlook One of the biggest attractions of the River Valley Green site is its scarcity value. Although several prime GLS sites have recently been awarded in locations such as Dunearn Road, Holland Plain, Bukit Timah Road and Peck Hay Road, River Valley remains one of the most established luxury residential enclaves in the Core Central Region. With Parcel C widely expected to be the final GLS site in the immediate Great World precinct, future supply will be extremely limited. This scarcity, combined with consistently strong demand from both local and foreign buyers, gives developers confidence that the future project can command premium prices upon launch. Second Successful Partnership The River Valley project marks the second collaboration between Sunway MCL and CSC Land. Their first joint venture was Elta in Clementi, a project scheduled for completion in 2028. The successful partnership appears to have strengthened both developers' confidence in pursuing another major residential development together. Property Outlook The record-breaking S$1,730 psf ppr land bid signals growing optimism for Singapore's prime residential market despite elevated land costs. Strong sales at neighbouring developments, limited future supply, and River Valley's enduring appeal have reinforced developers' confidence that buyers remain willing to pay a premium for well-located homes. When the new development launches in 2027 or 2028, it is expected to become one of the flagship luxury residential projects in the Core Central Region, further cementing River Valley's reputation as one of Singapore's most desirable addresses.