Justin Admin
New private home sales more than doubled in January 2026 — from 197 units in December to 466 units — driven by high-profile launches like Newport Residences and Narra Residences. With 20+ private residential and EC projects expected this year, 2026 is shaping up to be one of the most active launch calendars in recent memory.
The launch calendar is concentrated in the suburbs, with most projects in the Outside Central Region (OCR) and Rest of Central Region (RCR). Here are the key upcoming projects to watch:
River Modern (River Valley, CCR) — Preview ongoing, booking day 7 March 2026; rare 99-year leasehold steps from Great World MRT
Pinery Residences (Tampines, OCR) — Est. preview 14 March, booking 28 March 2026; Tampines Central location with strong rental demand
Vela Bay (Bayshore Road, OCR) — Est. end March 2026; first private residential launch in the new Bayshore precinct, earmarked as a future car-lite urban village
Hudson Place Residences (Media Circle, RCR) — Est. March/April 2026; near one-north and Buona Vista MRT
Tengah Garden Residences (Tengah, OCR) — Est. April 2026; first condo in the new Tengah eco-town
Singaporeans accounted for 87% of new condo sales in January 2026, signalling that local demand — not foreign investment — is driving the market.
Buying a new launch condo differs from buying resale when it comes to financing. Understanding the loan mechanics early can prevent costly surprises at key collection.
Progressive payment scheme: For most new launches, payments are disbursed in stages as construction progresses. This means your full loan amount isn't drawn down on day one — interest accrues only on amounts disbursed.
Current mortgage rates for private properties (March 2026):
Best 2-year fixed rates: from 1.35%–1.55% p.a.
Floating (SORA-pegged): from 1M SORA + 0.25% (~1.36% all-in)
Rate lock-in periods: typically 2–3 years
On a S$1,000,000 loan, the difference between a 1.48% fixed rate and the previous cycle's peak of ~4.25% works out to roughly S$27,700/year in interest savings — a meaningful number over a 2–3 year lock-in.
TDSR and affordability checks: Banks calculate your eligibility using a stress test rate of 4% — not the actual loan rate. This means even if your actual rate is 1.48%, the bank stress-tests your repayment capacity at 4%. For a S$1,500,000 loan over 25 years, that implies a minimum gross income of approximately S$12,000–S$14,000/month to pass TDSR comfortably.
Additional Buyer's Stamp Duty (ABSD) is one of the biggest upfront costs for condo buyers, and it varies sharply by profile. The rates below have been in force since April 2023:
Singapore Citizens: 0% (1st property), 20% (2nd property), 30% (3rd+)
Singapore PRs: 5% (1st), 30% (2nd), 35% (3rd+)
Foreigners: 60% (all purchases)
On a S$1.5 million condo, a Singapore Citizen buying a second property pays S$300,000 in ABSD — on top of approximately S$44,600 in Buyer's Stamp Duty (BSD). Factoring these upfront costs into your affordability calculation early is essential, before you fall in love with a showflat.
With rates at 3-year lows, the fixed vs floating decision is more nuanced than it was in 2023. Here's how buyers often think about it.
Fixed-rate packages may suit buyers who:
Want certainty over monthly repayments during the lock-in window
Expect rates to stay flat or rise slightly over 2026–2027
Are buying closer to TOP and drawing down the full loan soon
Floating (SORA-pegged) packages may suit buyers who:
Are comfortable with rate variability and want to ride any further SORA dips
Have a longer construction timeline and won't draw the full loan for 2–3 years
Plan to refinance aggressively at key collection
With 3-month SORA currently around 1.0–1.2%, the spread between fixed and floating has narrowed to under 30 basis points at today's best rates — making a fixed rate a relatively low-cost form of certainty.
The 2026 new launch pipeline is well-spread across regions and price points, with March and April shaping up as particularly active months. Whether you're eyeing River Valley, Bayshore, or Tengah, getting your mortgage pre-approved and ABSD exposure calculated before launch day puts you in a far stronger position to act decisively. Not sure which loan package fits your new launch purchase? Cashew compares 500+ home loan options from all major Singapore banks — independent, transparent, and free to use. Start comparing today at www.cashew.sg.
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Justin Admin·23 Mar 2026
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