🏡📊 Singapore's new launch market bounced back strongly in July. But the headline number isn't the whole story.

Developers sold 731 new private homes in July 2026, up sharply from just 156 units in June. But compared with July 2025, sales were still 22.2% lower.

So is the market booming again?

Not quite.

The July rebound was largely launch-driven, with two projects accounting for 482 units, or 63.6% of total sales:

🏡 Lentor Gardens Residences: 270 units
🏙️ Dunearn House: 212 units

The more interesting part was the CCR.

Developers sold 235 CCR units in July, compared with only 15 in June. This comes after CCR non-landed prices rose 1.8% in Q2 2026, while RCR and OCR prices declined.

And there was another clear signal:

💰 Around 58% of July sales were below $2.5M

That tells me buyers are still active, but they're becoming much more selective about quantum and value.

For buyers, I would look beyond the 731-unit headline:

📍 Which segment is actually moving?
💰 What quantum are buyers comfortable with?
📊 Is the project selling because of genuine value or simply because it launched?
🏡 How does the new launch compare with nearby resale condos?
📈 What competing supply is coming in the next few years?

🔗 https://propertynet.sg/singapore-new-home-sales-july-2026-731-units-ccr-prices/

📌 July wasn't a broad-based property boom. It was a reminder that buyers are still willing to commit when the product, location and pricing line up.

In this market, the question isn't simply "Are new launches selling?"

It's "Which ones are actually giving buyers a reason to buy?"

🏡💰 Selling your HDB in 2026? The asking price can make or break the sale.

In a softer resale market, pricing your flat isn't simply about looking at the highest transaction in your block and adding a premium.

The HDB Resale Price Index fell 0.3% in Q2 2026, following a 0.1% decline in Q1. At the same time, more flats are reaching MOP, giving buyers more choices and negotiating power.

So how should you price?

📊 Start with recent transactions
Look at genuinely comparable flats, ideally in the same block or precinct.

🏡 Know what justifies a premium
High floor, unblocked views, long remaining lease, rare layouts, good school proximity or excellent renovation can support a higher price.

💰 Don't confuse asking prices with market value
A flat listed at $900K doesn't mean buyers are actually paying $900K.

⏱️ Your first few weeks matter
If your listing launches too high, you may miss the buyers who are actively searching and end up having to reduce later.

💵 Think about COV too
If you're pricing above valuation, remember that the difference generally has to be funded in cash by the buyer, not CPF or a housing loan.

For most sellers, the goal isn't necessarily to be the cheapest listing.

It's to be priced credibly enough to attract serious buyers while still protecting your equity.

🔗 https://propertynet.sg/pricing-hdb-flat-to-sell-2026-asking-price-strategy/

📌 In a changing market, the best asking price isn't the highest number you can put on the listing. It's the highest price the market can realistically support.

🏡🔢 Does having a “4” in your HDB unit number really make it worth less?

There is actually some data behind the superstition.

A Singapore housing study found that residential units with numbers ending in 4 sold at a discount of about 1.1%, while units with numbers ending in 8 commanded about a 0.9% premium. The effect was linked to buyer behaviour, particularly among Singaporean Chinese buyers.

But here's the important part:

It doesn't mean every HDB flat with a 4 automatically sells for less.

Think about two identical flats:

🏠 Same block
📐 Same size
🌳 Same facing
🏢 Same floor
💰 Similar condition

If one unit has a number ending in 4, you may have a slightly smaller pool of buyers who are comfortable with it.

And a smaller buyer pool can affect negotiation.

For sellers, this doesn't mean you should panic and slash $20K off your asking price.

Instead:

📊 Look at actual comparable transactions
👀 Monitor viewing and offer feedback
💰 Understand the realistic price range
🎯 Price according to the property's overall attributes
🤝 Be prepared for buyers who may use the number as a negotiating point

For buyers, there's another side to this.

If you're personally not superstitious, an “unlucky” number could potentially give you more negotiating room.

So is number 4 bad for property value?

Not inherently. But buyer psychology can become a real market factor.

🔗 https://propertynet.sg/does-number-4-really-make-your-hdb-flat-sell-for-less/

📌 Property value isn't determined by superstition alone. But if enough buyers believe something, that belief can eventually show up in the price.

🏡💰 Should you list your HDB above valuation, or price it to sell?

This is one of the biggest decisions sellers face in today's market.

The HDB resale market has started to soften. Prices fell for the second consecutive quarter in Q2 2026, with the Resale Price Index down 0.3%.

So is it still possible to ask for a premium?

Yes, but there is a catch.

If your asking price is above the buyer's valuation, the difference becomes Cash Over Valuation (COV).

And that amount cannot be covered by the buyer's CPF or housing loan.

For example:

🏠 Agreed price: $750K
📊 Valuation: $720K
💵 COV: $30K

That $30K needs to come from the buyer's cash.

So pricing $30K or $50K above valuation isn't simply about whether your flat is "worth it". It's about whether the buyer pool has enough cash and sees enough value to justify the premium.

HDB itself advises sellers to look at recent transacted prices when setting an asking price.

My approach would be:

📊 Look at recent comparable transactions
🏡 Identify what makes your flat genuinely better
💰 Understand the likely valuation range
👀 Monitor viewing and offer activity
⏱️ Adjust quickly if the market isn't responding

In a rising market, sellers may have more room to test a premium.

In a more balanced market, overpricing can simply reduce your buyer pool and extend your selling timeline.

🔗 https://propertynet.sg/hdb-pricing-strategy-2026-list-above-valuation-or-price-to-sell/

📌 The goal isn't to be the cheapest HDB on the market.

It's to find the price where the buyer feels they're getting enough value to actually make an offer.

That's the difference between listing a flat and selling one.

The last 22 homes of the Belgravia trilogy are going to Booking Day on 17 Sep. Freehold landed in Seletar Hills, 3,929 to 4,370 sqft from $5.19M, that works out to $1,210 to $1,442 psf while this year's condo launches ask $2,400 and up.

The difference this time: TOP is obtained. No showflat imagination needed. You walk the actual estate, and you can move in after purchase.

The trade-off is real too: $5.19M entry, and no MRT within walking distance. We cover both sides in the full review, scored 80/100 Strong Buy on the Insider Benchmark.

Preview starts 5 Sep. Read before Booking Day 👇
https://propertynet.sg/new-launch-condos/belgravia-ace/

#sgproperty #belgraviaace #freehold #landedproperty #seletarhills #stratalanded #newlaunchsg #singaporeproperty #sgrealestate #propertynet

The Business Times 05 Sep 2026- Punggol East riverside plots totalling 25 hectares earmarked for housing, could yield over 8,000 new homes

The Straits Times 05 Sep 2026- Why S’pore commercial spaces are redeveloping to add homes, offices

🚨 LAST 15 UNITS LEFT! The Continuum, Freehold D15 🚨
801 of 816 units SOLD. 98% gone.
What's left are the biggest homes in the project, and the numbers are surprisingly sharp:
🏠 5 Bedroom (1,905 sqft)
13 units | From $2,670 psf | $5.09M to $5.50M
🏠 4 Bedroom Premier (1,690 sqft)
2 units | From $2,926 psf | About $4.95M
Why this is worth a look now:
✅ Freehold (estate in fee simple) in Tanjong Katong, on a land assembly D15 is unlikely to see repeated
✅ Keys expected 17 Nov 2027. Towers are already up, so progressive payments run about 14 months, not 4 years
✅ 5-bedders priced around 12% below freehold large formats at Meyer Blue, and close to 99-year Grand Dunman next door
✅ Kong Hwa, Tanjong Katong Primary and Haig Girls' school belt, PLQ minutes away, Tanjong Katong MRT (TEL) walkable
✅ Two full facility decks linked by the signature overhead bridge
PropertyNet Insider Benchmark: 82/100, Strong Buy. Scored on our independent framework, no developer fees, no sponsored placements.
Best fit: multi-gen families who need space, want freehold, and want to move in by end 2027 rather than wait till 2030.
We can send you the unit-level balance chart, the 4BR premier vs 5BR arithmetic, and stack-by-stack facing analysis across both plots. Direct developer pricing, no markup, no obligation.
📲 WhatsApp PropertyNet for the latest availability and a viewing.
📢 Join our Telegram for launch alerts: https://t.me/PropertyNetSG
Read the full independent review 👇
https://propertynet.sg/new-launch-condos/the-continuum/
Figures as at 2 Sep 2026. Availability moves fast, so confirm the live count before sending.

🏡💔 Divorce doesn't always mean selling the family home.

Sometimes, one spouse wants to keep the property, especially when children are involved and staying in the same home provides stability.

But keeping the condo after a divorce isn't simply a matter of removing one name from the title.

There are several financial and legal pieces that need to come together:

🏠 Transfer of ownership
The court may order the property to be transferred to one spouse as part of the division of matrimonial assets.

💰 CPF refunds
When one spouse takes over the property, the outgoing spouse's CPF used for the property will generally need to be refunded, including accrued interest. However, the Court can order a full, partial or no CPF refund depending on the circumstances.

🏦 Refinancing
The remaining owner still needs to ensure they can independently service the housing loan. This can become the biggest practical hurdle when one income is now supporting the property.

🧾 Stamp duty
Transfers arising from matrimonial proceedings may qualify for BSD, ABSD and SSD remission, provided the relevant conditions are met.

The important point is that "I want to keep the condo" and "I can afford to keep the condo" are two very different questions.

Before making the decision, the numbers should be worked out carefully:

📊 Current property value
🏦 Outstanding mortgage
💰 CPF used by both parties + accrued interest
💵 Cash required for the transfer
📈 Refinancing capacity
🏡 Ongoing monthly holding costs

🔗 https://propertynet.sg/single-mum-kept-condo-after-divorce-decoupling-refinancing-2026/

📌 Sometimes keeping the family home can make sense. But the decision should be based on both the legal arrangement and whether the remaining owner can comfortably carry the property on their own.

For situations involving divorce and matrimonial assets, the property strategy should always be coordinated with the appropriate legal and financing professionals.

🏡⏳ Your condo has been listed for weeks, but the offers just aren't coming in?

You might be tempted to blame the market.
But the 2026 resale market isn't frozen.

In Q2 2026, private resale transactions actually rose 18.2% quarter-on-quarter to 3,813 units, with resale making up 62% of all private residential sales. The bigger issue is that buyers are becoming much more selective.

If your listing has stalled, I would look at these 7 things:

1️⃣ Recheck your price
Benchmark against the latest transactions in your development, not what your neighbour is asking.

2️⃣ Compare against new launches
Today's buyers can compare your resale unit directly against brand-new projects.

3️⃣ Look at your unit's efficiency
An older 1,100 sqft unit may not necessarily offer more usable space than a newer 1,050 sqft unit because of changes in floor-area measurement.

4️⃣ Fix the first impression
Your first few photos and listing headline can determine whether someone even books a viewing.

5️⃣ Don't waste the first few weeks
The freshest period of a listing tends to generate the most attention. If you started too high, small price cuts over months may do more harm than a proper relaunch.

6️⃣ Understand the buyer's financing
LTV, TDSR, stamp duties and the overall purchase quantum all affect whether your buyer can actually complete.

7️⃣ Negotiate with data
When an offer comes in below asking, compare it against recent caveats rather than simply saying, "I paid more than this."

The interesting part?

RCR prices fell 1.4% and OCR prices fell 0.2% in Q2, while CCR prices rose 2.0%. So your property's location matters even more when deciding how aggressive you can be.

🔗 https://propertynet.sg/condo-listing-stalled-2026-fixes-slow-private-resale/

📌 A stalled listing doesn't always mean you need to slash the price.

Sometimes you need to fix the positioning.

Sometimes the marketing.

Sometimes the buyer you're targeting.

And sometimes, the market is simply telling you that your original asking price was wrong.

🏡💰 EC income ceiling is now $18,000. So can you buy an EC today if your household income is above $16,000?

Not quite.

The headline from NDR 2026 is correct: the EC household income ceiling has increased from $16,000 to $18,000, effective 24 August 2026.
But there's an important catch.

The new $18,000 ceiling only applies to new EC projects where the land sale tender closes on or after 24 August 2026. It does not apply to existing EC projects or developments based on land tenders awarded earlier.

So if you're looking at an EC that is:

🏗 Already launched
🏗 Launching soon
🏗 Based on an earlier land tender

The household income ceiling remains $16,000.
This matters if your combined income sits between $16K and $18K.

You may have heard that you're now eligible for an EC, but the specific project you're considering may still be out of reach under the existing rules.

And for existing ECs, the higher ceiling doesn't suddenly apply to unsold balance units either.

The bigger picture:

📈 $18K ceiling = more households can qualify eventually
🏡 Existing ECs = still $16K
⏳ New qualifying ECs = benefit from the higher ceiling
💰 Higher eligibility doesn't automatically mean higher affordability

So before assuming you can buy an EC, check the project's land tender date, not just the latest income ceiling.

🔗 https://propertynet.sg/ec-income-ceiling-18000-2026-still-runs-16000-current-launches/

📌 The $18K EC ceiling is real. But if you're shopping for an EC today, the old $16K rule may still apply to the project you're looking at.

The timing matters.

The Straits Times 06 Sep 2026- The risk of buying properties in someone else’s name

The Straits Times 06 Sep 2026- Woman has no claim on daughter’s home despite helping to pay over $1m