ST 19/8/2026 - RTS Link in final testing; fare and launch date to be announced soon

🏡✨ Five showflats. One month. A very different view of buying a new launch.

For first-time buyers, the showflat can make everything look bigger, better and more affordable than it really is.

A first-timer couple who visited five new launches in 2026 learnt some important lessons along the way:

📊 A S$2M budget goes much further in the OCR than the RCR or CCR
📐 Don't compare headline psf without understanding the actual liveable area
🏠 Showflat furniture and layouts can make rooms feel significantly larger
💰 Check your LTV, TDSR and stamp duty before falling in love with a unit
📋 Use the same scorecard to compare every project

One of the biggest surprises was GFA harmonisation. Newer projects may appear smaller than older resale condos with the same stated size, but the newer saleable area excludes things like aircon ledges and voids.

The couple eventually focused on the numbers rather than the showroom experience, comparing:
📍 Location & connectivity
💰 Pricing versus comparable projects
📈 Master plan & future growth
🏡 Rental and resale potential

🔗 https://propertynet.sg/showflat-diary-first-timer-couple-five-new-launches-2026/

📌 A showflat is designed to sell you a feeling. Your job as a buyer is to make sure the numbers still make sense after the feeling wears off.

🏠📊 Singapore's rental market is becoming increasingly divided by location.

In Q2 2026, private residential rents rose 0.7% islandwide, but the performance wasn't uniform. Prime-area rentals continued to strengthen, while suburban rents softened.

The numbers tell an interesting story:

📈 CCR non-landed rents: +1.2%
➡️ RCR non-landed rents: 0.0%
📉 OCR non-landed rents: -0.3%
🏠 Overall private rents: +0.7%
📊 Islandwide vacancy: 6.4%

At the same time, vacancy remained highest in the CCR at 8.3%, compared with 6.1% in the RCR and 5.6% in the OCR.

So what does this mean?

For landlords, location and tenant profile matter more than ever. A property in a prime location may still command stronger rental growth, while suburban landlords could face more competition as new supply comes through.

For investors, this is a reminder not to look at rental yield alone.

🔗 https://propertynet.sg/private-rents-flat-q2-2026-leasing-jump-ccr-suburbs-vacancy/

📌 Singapore's rental market isn't moving as one market anymore. The real opportunity lies in understanding which locations have sustainable tenant demand, not simply chasing the highest headline yield.

The Business Times 20 Aug 2026- Oei Tiong Ham Park area GCB sold for S$31.3m

🏡➡️🏙 Sell your HDB first, or buy your condo first?

For HDB upgraders in 2026, the sequence can make a six-figure difference.

If you buy the condo first while still owning your HDB, a Singapore Citizen generally faces 20% ABSD upfront on the second property. For a $1.8M condo, that's $360,000 that has to be paid first, even if you may later qualify for remission.

On the other hand, selling your HDB first avoids that ABSD cash outlay and allows you to plan your next purchase around your actual sale proceeds.

But there is a trade-off.

Sell-first:

💰 No 20% ABSD cash lock-up
🏦 Potentially up to 75% LTV for the new home loan
📊 Know your actual budget before buying
🏠 But you may need temporary accommodation

Buy-first:

🏡 Secure the condo you really want
🚚 Avoid an immediate housing gap
💰 But you need to fund the ABSD upfront
⏳ And the HDB sale must meet the remission deadline

For some upgraders, a bridging loan can help connect the two timelines. But it comes with interest costs and should be planned carefully.

🔗 https://propertynet.sg/sell-first-vs-buy-first-hdb-upgraders-2026-timing-bridging-loans-absd/

📌 There is no universally "best" sequence. The right strategy depends on your cash buffer, HDB saleability, financing, target property and timeline.

Before you exercise an OTP, work out both scenarios on paper. The cheapest-looking option isn't always the lowest-risk one.

🌊🏙 Another major piece of the Greater Southern Waterfront is taking shape.

The Berlayar Drive GLS site has been awarded to Hong Leong Holdings at about $576.8 million, or $1,515 psf per plot ratio. The site can yield around 400 private residential units, adding another major development opportunity to the Greater Southern Waterfront transformation.

Why buyers should pay attention:

🌊 Part of the wider Greater Southern Waterfront transformation
🚇 Close to future connectivity improvements in the Pasir Panjang / HarbourFront corridor
🏙 Near established employment and lifestyle nodes
🏡 Limited new private housing opportunities in the immediate area
📈 Land cost of $1,515 psf ppr could translate into a significant future launch price benchmark

The bigger story is the land cost.

When developers pay a premium for a site, the eventual project has to be priced accordingly to make the development viable. That makes this tender an important benchmark for buyers watching future launches around Pasir Panjang, Telok Blangah and the Greater Southern Waterfront.

But this is a long-term transformation story. The Greater Southern Waterfront is expected to unfold over 15 to 20 years, so buyers should be careful about paying today's premium purely for tomorrow's potential.

🔗 https://propertynet.sg/berlayar-drive-gls-award-2026-greater-southern-waterfront-launch-prices/

📌 The interesting question isn't just how much the land was sold for. It's whether the future transformation can justify the price buyers will eventually have to pay for the homes built on it.

BT 21/8/2026 - Singapore’s AI boom is lifting GDP. Who gets carried along?

ST 21/8/2026 How S’pore hotels are upgrading to fend off regional competition

ST 21/8/2026 - Kimly seeks mainboard listing on SGX to support acquisitions, expansion

ST 21/8/2026 - Optimise land use for eldercare facility

ST 21/8/2026 - More awareness needed for home owners to conduct property transactions independently

Will Singapore property prices go up or down in 2026?

It's the question on everyone's mind right now. PropNex CEO Kelvin Fong just shared his outlook on where the market is heading, and it's worth 60 minutes of your time.

He covers:
- Where prices could realistically head in 2026
- The key forces driving the market right now
- What this means for buyers, sellers and upgraders

Watch it here: https://youtu.be/s2DxRbSaMMY

Buying, selling or upgrading in the next 6 to 12 months? Reach out to us for an honest take on how this applies to your situation.

🏙️🏗️ City Plaza is back on the en bloc market. But this time, there's a major difference.

The freehold City Plaza site in Geylang has launched its third collective sale attempt at $970 million, after previous attempts in 2018 and 2021 fell short of the required consent threshold. This time, owners have crossed the 80% mandate needed to proceed to tender.

What makes this site particularly interesting?

🔑 Freehold 141,503 sq ft site
🚇 Close to Paya Lebar MRT and Paya Lebar Central
🏢 Currently zoned commercial under URA Master Plan 2025
💰 No ABSD payable on acquisition based on its current commercial zoning
🏡 URA planning advice supports potential residential-led mixed-use redevelopment, subject to approvals
📈 Potential to unlock significant value from a large city-fringe site

The commercial zoning is the quiet advantage.

A developer acquiring a residential en bloc site would generally face the developer ABSD framework. City Plaza's current commercial zoning means that ABSD does not apply to the acquisition, although any future residential conversion would still need to account for the land betterment charge and planning approvals.

🔗 https://propertynet.sg/city-plaza-en-bloc-2026-970m-freehold-geylang-commercial-zoning-no-absd/

📌 The headline is $970 million. The real story is what the developer can ultimately do with the land.

🏥🌏 Bangkok's property story isn't just about tourism anymore.

Medical tourism is becoming an increasingly important part of Bangkok's economy, with major hospitals, international patients and supporting businesses helping drive activity around key growth corridors.

Why does this matter for property?

🏥 Growing healthcare and medical ecosystems
🌏 Strong international visitor demand
🚇 Better connectivity supporting emerging districts
🏙️ New commercial, residential and mixed-use opportunities
📈 Potential for rental demand around major employment and healthcare hubs

For investors, the bigger question isn't simply whether Bangkok's property market is growing.

It's where economic activity is concentrating, who is driving demand and whether infrastructure is arriving ahead of that demand.

🔗 https://propertynet.sg/medical-tourism-and-bangkok-s-growth-areas-what-the-experts-on-the-ground-are-saying/

📌 Property opportunities are often created by economic ecosystems, not property projects alone. Healthcare, jobs, infrastructure and international demand can collectively reshape an entire neighbourhood.

🏡🔑 Your new launch just got its keys. Should you rent it out or leave it vacant and wait for the right time to sell?

This is a decision many new launch owners face after TOP.

With Singapore's rental market becoming more selective in 2026, simply holding out for a high rent may not always be the best strategy. Private residential rents rose 0.7% in Q2 2026, but vacancy also increased to 6.4%, with substantial new supply coming through over the next few years.

So before deciding, look at the numbers:

💰 Rent it out
Generate income and offset some holding costs, but accept tenant wear and potential vacancy.

🏡 Leave it vacant
Keep the property pristine for a future sale, but you're carrying the full mortgage, maintenance and opportunity cost without rental income.

📈 Sell it
If the project's current resale value is attractive, crystallising your gain may make more sense than holding purely for the sake of holding.

The key is to compare net rental yield, expected capital appreciation, financing cost and your intended exit timeline.

For example, if a unit can realistically rent for $5,000 but takes several weeks to secure a tenant, the headline annual rental isn't the same as your actual return.

🔗 https://propertynet.sg/your-new-launch-just-got-its-keys-rent-it-out-or-hold-it-empty-for-the-sale/

📌 Getting the keys is not the end of the investment decision. It's when the next decision begins: rent, hold or sell?

The right answer depends on what the numbers say for your specific unit, not what the market headline says.

🏡📊 Resale condo or new launch? The answer may be clearer after 18 months.

New launches often get the attention, but resale condos can offer something equally important: a property you can inspect, compare and understand before committing.

An 18-month scorecard gives buyers a useful way to compare the two strategies:

🏗️ New launch
• Brand-new facilities and finishes
• Progressive payments during construction
• Potential for future capital growth as the project completes
• But you're buying partly on expectations of future value

🏡 Resale condo
• See the actual unit, surroundings and development
• Established rental and transaction history
• Immediate occupation or rental income
• Often more room to negotiate with motivated sellers

The important question isn't whether resale or new launch is universally better.

It's whether the entry price, location, unit efficiency, tenure, rental potential and future competition make sense for the specific property you're considering.

🔗 https://propertynet.sg/resale-condo-over-new-launch-18-month-scorecard-2026/

📌 The best property isn't necessarily the newest one. It's the one where today's price makes sense against tomorrow's value.

🏡💰 Selling your HDB for $700K doesn't mean you'll receive $700K.

Many homeowners focus on the selling price but overlook the costs and deductions that determine their actual net proceeds.

Before the sale is completed, you may need to account for:

🏦 Outstanding housing loan
💵 CPF refund, including accrued interest
⚖️ Legal and conveyancing costs
🏢 Resale application and administrative fees
💼 Property agent commission, if you engage a salesperson
🏛 Outstanding property tax, service & conservancy charges and other amounts due

HDB specifically advises sellers to calculate their estimated net proceeds before putting the flat on the market, because these deductions can materially affect the amount available for your next property purchase.

Agent commission isn't a fixed government fee. It is a private agreement between you and your salesperson, so the commission, representation period, exclusivity and advertising costs should be clearly agreed upfront.
The important number isn't your headline selling price.

It's:

Selling Price → Less Loan → Less CPF Refund → Less Selling Costs → Actual Net Proceeds

🔗 https://propertynet.sg/real-cost-selling-hdb-2026-agent-fees-legal-hidden-deductions/

📌 Before you decide how much your HDB is worth, find out how much you'll actually walk away with. That number is what determines what you can afford next.

🏙📈 Is the gap between prime and city-fringe condos narrowing?

Singapore's condo market is showing a surprising shift in 2026.

In Q2, the Core Central Region (CCR) rose 2.0%, while the Rest of Central Region (RCR) fell 1.4% and the Outside Central Region (OCR) slipped 0.2%. This marks a reversal from the suburban-led growth we've seen in recent years.

Why is this important for buyers?

🏙 CCR is looking relatively better value after years of RCR and OCR outperformance
💰 The price gap between prime and city-fringe homes has narrowed
📈 Prime projects are seeing renewed buyer interest
🚇 Location, connectivity and project quality are becoming more important than simply buying outside the city

But there's an important distinction.

A narrowing price gap doesn't mean every CCR condo is automatically a good buy. Buyers still need to compare entry price, tenure, unit efficiency, rental demand, future supply and exit liquidity.

Recent projects such as River Modern have also shown strong buyer interest, suggesting that some buyers are increasingly willing to pay for prime-location convenience when the pricing looks competitive.

🔗 https://propertynet.sg/ccr-vs-rcr-condo-price-gap-narrowing-2026-prime-outperforms-city-fringe/

📌 The interesting question isn't whether CCR is "better" than RCR. It's whether the premium you're paying today is justified by the location, scarcity and future buyer pool.

🌿🏡 A new lakeside address is coming to Jurong.

Lucerne Grand is CDL's upcoming 575-unit new launch at Lakeside Drive, District 22, located beside Lakeside MRT and close to Jurong Lake Gardens. The development will also include commercial space at the ground floor, adding everyday convenience for residents.

Why buyers are taking notice:

🚇 Lakeside MRT at your doorstep on the East-West Line
🌳 Close to Jurong Lake Gardens and the waterfront
🏙️ Located within the Jurong Lake District, Singapore's major western growth area
🛍️ Approximately 1,000 sqm of ground-floor retail, including a supermarket
🏫 Within reach of established schools including Rulang Primary and Shuqun Primary
🏗️ Developed by City Developments Limited (CDL)
📈 99-year leasehold with an expected TOP around 2030

The bigger story is the location.

Jurong Lake District is planned as a major business and lifestyle hub, giving Lucerne Grand exposure to both an established residential environment and a long-term transformation story.

🔗 https://propertynet.sg/new-launch-condos/lucerne-grand/

📌 For a new launch, the real question isn't just whether the project looks good. It's whether the location, entry price, connectivity and future demand make sense together.

🏗️🏡 Singapore's en bloc market has crossed the $1 billion mark in 2026. But is the revival really back?

Collective sales surpassed $1 billion within the first four months of 2026, largely driven by the $880 million Loyang Valley deal. That sounds like a major comeback, but the underlying market is more selective than the headline suggests.

What's interesting is where developers are looking:

🔑 Freehold sites remain highly attractive
🏙️ City-fringe and suburban locations are gaining attention
💰 Smaller sites are generally easier for developers to manage
🏗️ The 35% developer ABSD remains a major constraint
📊 Realistic land pricing is still critical to getting deals done

The Loyang Valley transaction is a good example. Despite its large size and ageing leasehold tenure, the site eventually sold for $880 million after multiple attempts.

Meanwhile, freehold developments such as Serenity Park and Balestier Regency are testing whether developers are prepared to pay up for scarce freehold land.

For owners of older condos, the lesson is simple:

En bloc potential is real, but it isn't guaranteed.

The development's tenure, location, plot ratio, redevelopment potential, asking price and developer economics all have to line up.

🔗 https://propertynet.sg/singapore-collective-sale-market-1-billion-four-months-freehold-suburban-2026/

📌 The billion-dollar headline is encouraging. But the real story is that Singapore's en bloc market is becoming increasingly selective, with scarcity and realistic pricing separating the deals that work from those that don't.

The Straits Times 24 Aug 2026- Higher BTO, resale flat demand expected after income ceiling raised; supply can keep up: Analysts