Bản tin tổng hợp hằng ngày về bất động sản Singapore — thay đổi chính sách & thuế và biến động thị trường — tóm tắt từ CNA, The Straits Times, Business Times và EdgeProp.
Wed, 12 August 2026
City Plaza launches S$970m en bloc tender with residential rezoning potential — no ABSD on current commercial zoning
The dominant story today is City Plaza's third collective sale attempt at S$970 million, notable because its current commercial zoning means no ABSD is payable on acquisition, with possible rezoning for residential use adding upside. Sentosa Cove continues to flash distress signals, with two-thirds of resales recording losses averaging over S$1 million since 2023. Lakeside Towers in Jurong is also back for a third en bloc attempt at S$350 million, while the Dyson penthouse sale at S$62 million highlights continued ultra-luxury deal flow. Analysts flag risk of fresh cooling measures if land bidding turns aggressive.
Thay đổi chính sách & thuế
Analysts flag potential fresh cooling measures if land bidding heats up
Market watchers warn that aggressive developer land bids could trigger new government intervention; agents should factor this tail risk into advice to buyers and developers eyeing new launches.
City Plaza en bloc: No ABSD payable under existing commercial zoning
The S$970 million City Plaza tender is structured on its current commercial zoning, exempting the buyer from Additional Buyer's Stamp Duty; a potential rezoning to residential use would change the cost calculus significantly and is a key watch point for bidders.
Two-thirds of Sentosa Cove resales post losses averaging over S$1 million since 2023
Cooling measures targeting foreign buyers have shrunk the already-niche buyer pool for Sentosa Cove, pushing the majority of resellers into loss territory with average losses exceeding S$1 million.
City Plaza launches third en bloc attempt at S$970 million guide price
The freehold 141,503 sq ft Geylang Road/Tanjong Katong Road site — the first attempt to secure the required 80% mandate — goes to public tender closing Oct 13, with residential rezoning potential as a key sweetener.
Lakeside Towers makes third collective sale bid at S$350 million
The 144-unit Jurong condo is back on the en bloc market at S$350 million, with redevelopment potential for approximately 395 apartments in an area earmarked for growth.
Dyson penthouse at Wallich Residence sold to Leo Koguan for S$62 million
The trophy ultra-luxury transaction signals continued appetite at the very top of the market despite broader cooling-measure headwinds for foreign buyers.
Singapore proposes landmark en bloc reforms — lower consent threshold and extension to large government-built estates like Neptune Court
The Singapore government has tabled a Bill to lower the consent hurdle for collective sales and extend the en bloc regime to large older government-built developments, the most significant regulatory change to the collective sale framework in years. Simultaneously, City Plaza's $970 million en bloc tender — its third attempt and first with the required 80% mandate — has launched, with no ABSD payable under its current commercial zoning. A GLS bid for the Berlayar Drive condo site hit a record $1,515 psf ppr, signalling continued developer appetite despite cooling measure risks flagged by analysts. Gillman Barracks and Maju Forest have also been confirmed for development to meet housing needs over the next decade.
Thay đổi chính sách & thuế
Proposed en bloc reforms: Lower consent threshold and extension to government-built estates
A new Bill proposes reducing the consent hurdle required for collective sales and extends the en bloc regime to large older government-built developments such as Neptune Court; the changes aim to spur redevelopment while protecting minority owners.
Gillman Barracks and Maju Forest to be developed for housing over next decade
Minister Alvin Tan confirmed both sites will be developed to meet Singapore's housing needs over the next decade, signalling upcoming land supply additions despite community concerns about losing these spaces.
Các tóm tắt do AI tạo từ tiêu đề tin tức công khai chỉ nhằm cung cấp thông tin chung, không phải lời khuyên tài chính. Luôn kiểm chứng với nguồn chính thức (URA, HDB, MAS, IRAS).
Centurion wins Kranji Close dormitory site at S$343 million, beating 9 bidders
The GLS tender result — GPR 3.0, capacity 7,000 beds — reflects strong investor confidence in Singapore's purpose-built worker accommodation sector.
Tanjong Katong freehold mixed-use building for sale at S$23.8 million via EOI
A five-storey corner property at 188L Tanjong Katong Road with student hostel and restaurant approvals is being marketed by Knight Frank, offering dual-use value-add potential in a popular East Coast locale.
Analysts flag risk of fresh cooling measures if developers bid aggressively for land
Market analysts warn that aggressive land bidding — as seen at Berlayar Drive — could trigger new government cooling measures; agents should factor this policy risk into buyer and developer client advice.
City Plaza launched for collective sale at $970 million — third attempt, first with 80% mandate
The freehold 141,503 sq ft mixed-use Geylang Road site is tendered at $970 million with no ABSD payable under its current commercial zoning; the public tender opens Aug 11 and closes Oct 13.
Berlayar Drive GLS site draws record bid of $1,515 psf ppr from Hong Leong-GuocoLand JV
The $576.78 million sole bid sets a record for a pure residential GLS site in the city fringe, reflecting strong developer confidence in the high-end residential segment.
Jurong's Lakeside Towers launches third collective sale bid at $350 million
The 144-unit Jurong condo is seeking $350 million in its third en bloc attempt, with redevelopment potential for approximately 395 apartments in the Jurong Lake District growth corridor.
Centurion wins Kranji Close dormitory GLS site at $343 million, beating 9 bidders
Centurion's winning bid for the purpose-built dormitory site (GPR 3.0, 7,000-bed capacity) demonstrates robust investor appetite for workers' accommodation assets.
Conservation shophouses in CBD attracting investor interest: North Canal Road pair at $8.5m, Amoy Street at $23.8m
Two adjoining 99-year leasehold shophouses at North Canal Road are offered at $8.5 million, while a rare 999-year commercial conservation shophouse at 71 Amoy Street is listed at $23.8 million, both reflecting continued demand for heritage commercial assets.
Dysons sell Wallich Residence penthouse for S$62 million to tycoon Leo Koguan
The ultra-luxury penthouse transaction underscores persistent demand at the top end of Singapore's residential market from high-net-worth foreign buyers.
Proposed en bloc reforms to lower consent threshold while Gillman Barracks and Maju Forest flagged for housing development
Singapore's property market is seeing two significant policy-level signals today: proposed legislative changes to the collective sale regime would lower consent hurdles and extend en bloc rules to large older government-built estates, potentially unlocking a new wave of redevelopment. Separately, Minister Alvin Tan confirmed that sites like Gillman Barracks and Maju Forest will be developed to meet housing needs over the next decade. On the transactions front, Dunearn House in Bukit Timah Turf City led new launch sales, a rare CBD conservation shophouse hit the market at S$23.8 million, and the Wallich Residence penthouse changed hands for S$62 million.
Thay đổi chính sách & thuế
En Bloc Reform Bill: Lower Consent Threshold and Extended Scope to Government-Built Estates
Proposed legislative changes would reduce the consent hurdle required for collective sales and extend the regime to large older government-built developments such as Neptune Court, while also adding protections for minority owners — this could significantly reactivate the en bloc market for ageing estates and commercial sites.
Gillman Barracks and Maju Forest to Be Developed for Housing: Minister Alvin Tan
Minister Alvin Tan stated both Gillman Barracks and Maju Forest need to be developed to meet Singapore's housing needs over the next decade, signalling upcoming land supply additions that will shape future GLS and residential pipeline planning.
Berlayar Drive GLS Site Attracts Record Bid at S$1,515 psf ppr
A Hong Leong Holdings and GuocoLand JV submitted the sole bid of S$576.78 million (S$1,515 psf ppr) for the Berlayar Drive condo GLS site — a record for a pure residential Government Land Sales site in the city fringe — signalling strong developer confidence and upward pressure on future launch prices in that corridor.
Analysts Flag Risk of Fresh Cooling Measures if Land Bidding Turns Aggressive
Some analysts warn that if developers continue to bid aggressively for GLS sites, authorities may introduce additional cooling measures — agents should factor this contingency risk into advice given to buyers and investors currently in the market.
Dunearn House Tops New Launch Sales; Bukit Timah Turf City Precinct Gains Traction
Dunearn House, a 380-unit 99-year leasehold condo in District 11 and the first residential development in the new Bukit Timah Turf City master-planned precinct, recorded 208 caveated deals in the fortnight ended Aug 5, making it the most transacted new launch condo in the period.
The Dysons have sold their Wallich Residence penthouse to Indonesia-born US tycoon Leo Koguan for S$62 million, one of Singapore's largest individual residential transactions and a signal of continued ultra-luxury demand.
Lakeside Towers Launches Third En Bloc Attempt at S$350 Million
The 144-unit Jurong condo Lakeside Towers is making its third collective sale bid at S$350 million, with potential redevelopment yield of approximately 395 apartments — reflecting ongoing owner optimism in the Jurong Lake District corridor despite previous failed attempts.
71 Amoy Street: Rare 999-Year Conservation Shophouse Listed at S$23.8 Million
A 999-year leasehold commercial conservation shophouse in the Telok Ayer CBD precinct has been listed at S$23.8 million with immediate tenancy income, attracting strong early investor interest amid limited supply of such heritage assets.
Sun, 9 August 2026
En bloc reform Bill proposes lower consent hurdle and expanded regime — biggest collective sale shake-up in years
Proposed legislative changes to Singapore's en bloc framework could lower the consent threshold required for collective sales, extend the regime to large older government-built developments like Neptune Court, and bring more ageing estates and commercial sites back to the redevelopment market. Separately, a Berlayar Drive GLS site drew only one bid at a record S$1,515 psf ppr, signalling developer caution even as analysts flag risk of fresh cooling measures if land bidding turns aggressive. On the transactions front, Dunearn House in Bukit Timah Turf City led new launch caveats, and loss-making private resale deals are rising in Q2 as price growth moderates.
Thay đổi chính sách & thuế
En bloc reform Bill: Lower consent hurdle and expanded collective sale regime proposed
The proposed Bill would reduce the consent threshold needed to trigger a collective sale and extend the regime to large older government-built developments such as Neptune Court — significantly widening the pool of sites eligible for en bloc redevelopment and altering the balance of power between majority and minority owners.
Gillman Barracks and Maju Forest to be developed for housing needs over the next decade
Minister Alvin Tan confirmed that Gillman Barracks and Maju Forest will be developed to meet Singapore's housing needs over the next decade, overriding community concerns about losing cherished green and cultural spaces — signalling new land supply coming to market.
Analysts flag risk of fresh cooling measures if developers bid aggressively for land
Market watchers note the firm private housing outlook masks latent risk factors, with some analysts warning that aggressive developer land bidding could prompt the government to introduce new cooling measures.
Berlayar Drive GLS condo site fetches record S$1,515 psf ppr — but only one bidder
A Hong Leong Holdings and GuocoLand JV was the sole bidder for the Berlayar Drive GLS site at S$576.78 million (S$1,515 psf ppr), a record for a pure residential GLS site in the city fringe, but the lack of competing bids points to developer caution at current price levels.
Dunearn House leads new launch caveats; Bukit Timah Turf City precinct off to strong start
Dunearn House, the first condo in the new Bukit Timah Turf City master-planned precinct, was the most transacted new launch during the fortnight ended Aug 5 with 208 caveated deals across its 380 units.
Loss-making private home resale deals rising in Q2 as price growth moderates
The number of loss-making private resale transactions increased in Q2, with the largest single-deal loss reaching S$2.1 million, reflecting moderation in price growth and pressure on sellers who bought at peak prices.
Lakeside Towers launches third collective sale attempt at S$350 million
The 144-unit Jurong condo Lakeside Towers is making its third en bloc attempt at S$350 million, with the site potentially yielding around 395 new apartments in the Jurong Lake District growth corridor.
Sat, 8 August 2026
Proposed en bloc reforms to lower consent threshold could unlock wave of collective sales across ageing and government-built estates
Singapore's property market faces a potential structural shift as proposed en bloc legislation looks to lower the consent hurdle and extend the collective sale regime to large older government-built developments like Neptune Court. At the same time, the private new launch market remains resilient despite soaring prices, with older HDB resale flats also seeing strong demand. A record GLS land bid at Berlayar Drive signals continued developer confidence, though analysts flag the risk of fresh cooling measures if aggressive land bidding persists.
Thay đổi chính sách & thuế
Proposed En Bloc Reforms: Lower Consent Threshold and Expanded Scope
A new Bill proposes reducing the consent hurdle for collective sales and extending the en bloc regime to large older government-built developments such as Neptune Court; this could significantly increase the pipeline of redevelopable sites and affect minority owners' rights.
Gillman Barracks and Maju Forest to Be Developed for Housing: Minister Alvin Tan
Minister Alvin Tan confirmed that Gillman Barracks and Maju Forest will be developed to meet housing needs over the next decade, signalling a government commitment to release more land supply despite community concerns about losing green and heritage spaces.
Analysts Flag Risk of Fresh Cooling Measures if Developer Land Bidding Turns Aggressive
Market watchers warn that a firm private housing outlook could prompt the government to intervene with new cooling measures if developers start overbidding on GLS sites, a signal agents should monitor closely when advising buyers and sellers.
Berlayar Drive GLS Site Draws Record Bid of S$1,515 psf ppr from Hong Leong-GuocoLand JV
A Hong Leong Holdings and GuocoLand joint venture was the sole bidder for the Berlayar Drive residential site at S$576.78 million (S$1,515 psf ppr), a record for a pure residential GLS site in the city fringe, reflecting strong developer appetite even at elevated land prices.
Dunearn House Leads New Launch Sales; Singapore Private Home Prices Soaring but Demand Holds
Dunearn House in the new Bukit Timah Turf City precinct topped new launch caveats with 208 deals in the fortnight to Aug 5, underscoring continued buyer appetite for well-located 99-year leasehold condos despite broadly rising prices across new launches.
Older HDB Resale Flats Now Command Largest Market Share in Total Resale Sales
Demand for older HDB flats is at a high, with these units now accounting for the largest proportion of total HDB resale transactions, driven by their larger footprints and relatively lower per-unit prices compared to newer flats.
Lakeside Towers Makes Third En Bloc Attempt at S$350 Million
The 144-unit Jurong condo Lakeside Towers has relaunched its collective sale at S$350 million, with the site potentially yielding around 395 new apartments, testing market appetite amid the proposed en bloc reforms.
Fri, 7 August 2026
Proposed en bloc reforms lower consent hurdle while GLS Berlayar Drive site fetches record S$1,515 psf ppr
Singapore's legislative pipeline is set to shake up the collective sale market, with proposed reforms lowering consent thresholds and extending the en bloc regime to large older government-built estates like Neptune Court. Simultaneously, a Hong Leong/GuocoLand JV's sole bid of S$576.78 million for the Berlayar Drive GLS site sets a new psf ppr record for pure residential sites in the city fringe, signalling continued developer confidence. On the private resale front, loss-making deals are rising in Q2 as price growth moderates, yet new launches continue to transact well and luxury units are hitting fresh psf highs. Demand for older HDB resale flats is surging, now commanding the largest share of total HDB sales.
Thay đổi chính sách & thuế
En Bloc Reform Bill: Lower Consent Hurdle + Extension to Government-Built Estates
Proposed legislative changes would reduce the consent threshold required for collective sales and extend the regime to large older government-built developments such as Neptune Court, potentially unlocking a wave of stalled redevelopment projects while adding minority-owner protections. Agents should prepare clients in ageing estates for fresh en bloc possibilities.
Gillman Barracks and Maju Forest Earmarked for Housing Development
Minister Alvin Tan confirmed that Gillman Barracks and Maju Forest will need to be developed to meet Singapore's housing needs over the next decade, overriding community concerns about loss of green and heritage spaces. This signals future land supply additions that could affect price trajectories in the southern and central regions.
Berlayar Drive GLS Site Sets Record at S$1,515 psf ppr
A Hong Leong Holdings and GuocoLand JV was the sole bidder for the Berlayar Drive condo GLS site at S$576.78 million (S$1,515 psf ppr), a record for a pure residential Government Land Sales site in the city fringe. The single-bidder outcome and record land price suggest developers remain bullish on prime-adjacent sites despite high land costs.
UpperHouse at Orchard Boulevard Hits Fresh High of S$3,877 psf
A four-bedroom unit at UpperHouse in prime District 10 transacted at S$7.97 million (S$3,877 psf) on July 22, edging past the project's previous record of S$3,848 psf set in March. Luxury CCR demand remains resilient with buyers absorbing new psf highs at new launches.
Loss-Making Private Home Resale Deals Rise in Q2 as Price Growth Moderates
Unprofitable private resale transactions increased in Q2, with the largest single loss reaching S$2.1 million, as overall price growth begins to slow. This indicates a bifurcating market where some sellers — particularly those who bought at peak prices — are beginning to exit at a loss.
Demand for Older HDB Flats at Record High Market Share
Older HDB resale flats now account for the largest proportion of total HDB resale transactions, driven by buyers seeking larger floor plates and more established estates at relatively lower psf prices. This shift reflects both affordability pressures and changing buyer preferences in the resale market.
Thu, 6 August 2026
Parliament tables en bloc reform Bill lowering consent threshold to 65-70% for older developments, while Berlayar Drive GLS draws sole bid at record $1,515 psf ppr
The Ministry of Law has tabled the Land Titles (Strata) (Amendment) Bill proposing to lower collective sale consent thresholds for developments aged 40 years and above, potentially unlocking a new wave of en bloc activity for ageing estates. Separately, a Hong Leong Holdings-GuocoLand JV submitted the only bid for the Berlayar Drive GLS site at a record $1,515 psf ppr for a pure residential site in the city fringe, signalling continued developer confidence despite thin competition. The government has also flagged that sites like Gillman Barracks and Maju Forest will need to be developed to meet housing demand over the next decade.
Thay đổi chính sách & thuế
En bloc consent threshold to drop to 70% (40-59 yr developments) and 65% (60+ yr developments)
The Land Titles (Strata) (Amendment) Bill tabled in Parliament proposes lowering collective sale consent thresholds for older developments — from 80% to 70% for those aged 40-59 years, and to 65% for those aged 60 years and above — while introducing tighter safeguards for minority owners. This could significantly expand the pool of en bloc-eligible estates and spur redevelopment activity.
En bloc regime extended to large older government-built developments such as Neptune Court
The proposed Bill also extends the collective sale regime to large older government-built developments for the first time, broadening the scope of potential en bloc candidates beyond private strata projects. This is a meaningful policy shift that agents should monitor for new inventory pipelines.
Gillman Barracks and Maju Forest earmarked for housing development over next decade
Minister Alvin Tan has confirmed that Gillman Barracks and Maju Forest need to be developed to meet Singapore's housing needs over the next decade, despite public concerns about loss of green and heritage spaces. Agents should watch these sites as future supply sources that may affect pricing in surrounding districts.
Analysts flag risk of fresh cooling measures if developers bid aggressively for land
Market watchers note that while the private housing outlook remains firm, aggressive GLS bidding could prompt the government to introduce new cooling measures. Agents should factor this policy risk into advice given to buyers and investors.
Berlayar Drive GLS site draws sole bid at record $1,515 psf ppr
A Hong Leong Holdings-GuocoLand JV submitted the only bid for the Berlayar Drive GLS site at $576.78 million ($1,515 psf ppr), a record for a pure residential GLS site in the city fringe, exceeding analyst expectations of $1,100+ psf ppr despite below-expected participation. The thin competition suggests developers are selective but still willing to pay a premium for well-located sites.
Lakeside Towers launches third collective sale attempt at $350 million reserve price
The 144-unit Jurong condo Lakeside Towers has secured over 80% owner consent for its third en bloc attempt at a $350 million reserve price, with potential for redevelopment into approximately 395 apartments. The timing coincides with proposed en bloc reforms that may make future attempts easier.
Loss-making private home resale deals rising in Q2 as price growth moderates
Loss-making private resale transactions are increasing in Q2, with the largest single-deal loss reaching $2.1 million, as price growth in the resale segment shows signs of moderation. This points to growing bifurcation in the market between well-located and less sought-after projects.
Wallich Residence penthouse sold by Dysons to tycoon Leo Koguan for $62 million
Wed, 5 August 2026
Parliament proposes lowering en bloc consent thresholds to 70%/65% for ageing developments, potentially reviving collective sale market
Singapore's Ministry of Law has tabled the Land Titles (Strata) (Amendment) Bill in Parliament, proposing to lower collective sale consent thresholds for older developments — from 80% to 70% for those aged 40–59 years, and to 65% for those aged 60 and above. Newer developments retain existing thresholds. A sole bid at a record S$1,515 psf ppr was received for the Berlayar Drive GLS site, signalling developer appetite despite cautious land market conditions. Separately, the government is studying new rental housing typologies including co-living and Build-To-Rent models to meet evolving demand from younger Singaporeans.
Thay đổi chính sách & thuế
En bloc consent thresholds to be lowered for older developments
The Land Titles (Strata) (Amendment) Bill proposes reducing consent thresholds from 80% to 70% for developments aged 40–59 years and to 65% for those aged 60 and above; thresholds for newer projects (below 10 years: 90%; 10–39 years: 80%) remain unchanged. The Bill also extends the collective sale regime to large older government-built developments such as Neptune Court, and introduces tighter safeguards for minority owners.
Proposed en bloc reforms to include commercial sites and ageing estates
Market watchers note the proposed changes could bring ageing private estates and commercial sites back into the collective sale pipeline, though mismatched price expectations and project viability remain key hurdles.
Gillman Barracks and Maju Forest flagged for housing development over next decade
Minister Alvin Tan confirmed that sites including Gillman Barracks and Maju Forest are needed to meet Singapore's housing needs over the next decade, signalling future land supply pipeline despite public concerns over green space loss.
Government studying broader rental housing typologies including co-living and Build-To-Rent
Minister for National Development Chee Hong Tat announced that Singapore is working with the private sector to explore co-living, long-stay serviced apartments and Build-To-Rent models to address growing rental demand from younger residents, while homeownership remains a core policy priority.
Berlayar Drive GLS site draws sole bid at record S$1,515 psf ppr
A Hong Leong Holdings–GuocoLand JV was the only bidder for the Berlayar Drive GLS site, offering S$576.78 million (S$1,515 psf ppr) — a record for a pure residential GLS site in the city fringe, though the single-bid outcome fell short of analysts' expectations of four to six bidders.
Loss-making private home resale deals rising in Q2 as price growth moderates
Loss-making resale transactions in the private residential market increased in Q2, with the largest single-deal loss reaching S$2.1 million, reflecting moderating price growth in the secondary market.
APAC real estate investments hit US$105 billion in H1 2026 — strongest first half since 2022
Commercial real estate investments across Asia Pacific reached US$105 billion in H1 2026, well above the 2023–2025 trough of US$85–87 billion per half-year, signalling a market turning point according to Colliers.
Bishan executive maisonette sets new area record at S$1.65 million
A 1,743 sq ft executive maisonette at 192 Bishan Street 13 transacted at S$1.65 million (S$946 psf), the highest HDB resale price ever recorded in Bishan and the third Bishan flat to breach the S$1.6 million mark.
Tue, 4 August 2026
Singapore rental housing reform on the horizon as Parliament scrutinises Gillman Barracks/Maju Forest plans and government studies co-living/BTR models
The Singapore government is actively studying new rental housing models — including co-living, long-stay serviced apartments and Build-To-Rent — to address rising demand from young Singaporeans, signalling a potential structural shift in the residential rental landscape. Parliament is also set to discuss the Gillman Barracks and Maju Forest housing plans, keeping supply-side policy in focus. On the market side, transaction volumes softened in H1 2026 per Apac Realty results, though agents expect a stronger second half. A new HDB resale record for a three-room flat in Toa Payoh at $890,000 ($1,217 psf) underscores continued price resilience in the public housing segment.
Thay đổi chính sách & thuế
Government studying new rental housing models for young Singaporeans
Authorities are evaluating co-living, long-stay serviced apartments and Build-To-Rent frameworks to expand rental supply amid growing demand from younger residents; if adopted, these models could reshape the private rental market and create new asset classes for developers and investors.
Parliament to question government on Gillman Barracks and Maju Forest housing plans
More than 20 parliamentary questions have been filed on the two sites, indicating imminent policy clarity on their housing development timelines and land use — key for supply-side planning.
Calls for regulation of condo VIP sales to improve transparency
Commentary argues for a cap on units sold via VIP/preview sales before public booking opens, flagging fairness and transparency concerns; if regulators act, developers' pre-launch sales strategies would need to change.
Analysts flag risk of fresh cooling measures if land bidding turns aggressive
Some market observers warn that overly bullish developer land bids could prompt new government intervention, even as the private housing outlook remains generally firm.
Apac Realty H1 2026 profit slips 16.8% to S$9.4m on lower transaction volumes
ERA's parent recorded fewer transactions across new private home, private resale and HDB resale segments in H1 2026, with developers selling 4,154 private residential units; the company expects a stronger second half as more launches come to market.
Toa Payoh three-room HDB flat sets new estate record at $890,000 ($1,217 psf)
A high-floor unit at Toa Payoh Crest (completed 2017, ~91 years lease remaining) transacted at $890,000, surpassing the previous record of $868,000 set in January 2026, highlighting continued price strength in well-located mature-estate HDB flats.
Loss-making private home resale deals rising in Q2 as price growth moderates
The incidence of loss-making resale transactions is increasing, with the largest single loss at S$2.1 million, reflecting moderating price momentum in the private residential resale market.
Singapore new condo launches continue to sell well despite soaring prices
Despite elevated price levels, new launch condominiums are maintaining healthy sales velocity, supported by demand fundamentals and limited supply of new projects.
Business Times
Mon, 3 August 2026
15-month wait-out period for private home owners lifted, while en bloc ABSD deadline extended — dual policy shifts reshape Singapore's residential market
Two significant Singapore policy changes dominate today: the removal of the 15-month wait-out period allows private home owners to immediately purchase HDB resale flats, broadening the buyer pool for that segment. Separately, an extended ABSD remission deadline for en bloc developments gives developers more breathing room, though pricing gaps remain a hurdle. On the transactions front, Lentor Gardens Residences posted a strong launch with 267 caveated deals at $2,350 psf, and Hongkong Land's SPREF acquired Wheelock Place for $1.1 billion, signalling continued institutional confidence in prime Singapore commercial assets.
Thay đổi chính sách & thuế
15-Month Wait-Out Period for Private Home Owners Lifted
The 15-month wait-out period preventing private home owners from buying HDB resale flats has been removed as of July 28, after nearly four years in force. This materially expands the pool of eligible HDB resale buyers and may stimulate demand and prices in that segment.
ABSD Remission Deadline Extended for Residential En Bloc Sales
The government has extended the ABSD remission deadline for collective sale developments, giving developers more time to complete projects without incurring the tax penalty. Industry players welcome the move but caution that wide bid-ask pricing gaps still constrain deal flow.
The Straits Times flags growing pressure for regulation of pre-public 'VIP sales' for new condo launches, with proposals to cap the proportion of units sold before public booking opens. Agents should be aware that regulatory changes to this practice could alter early-bird sales strategies.
Singapore Land Use Debate: Brownfield vs Greenfield Development
A CNA commentary from NUS Lee Kuan Yew School of Public Policy challenges the notion that Singapore should exclusively develop brownfield sites, noting that land supply constraints require a more nuanced approach. This has implications for future GLS pipeline and long-term housing supply.
Lentor Gardens Residences Tops New Launch Transactions at $2,350 psf
Kingsford Group's 499-unit Lentor Gardens Residences was the most transacted new-launch condo over the 14 days to July 28, with 267 caveated deals at an average of $2,350 psf, including more than half the units sold on launch day. This points to resilient demand for well-located Outside Central Region launches.
Loss-Making Private Home Resale Deals Rising in Q2 as Price Growth Moderates
Loss-making resale transactions are increasing in Q2, with the steepest single-deal loss hitting S$2.1 million, as price growth in the private resale market shows signs of moderation. This suggests selective softening, particularly for units bought at peak prices.
Hongkong Land Acquires Wheelock Place for S$1.1 Billion via SPREF
Hongkong Land's Singapore Central Private Real Estate Fund has made its first acquisition since launching in February, buying Wheelock Place on Orchard Road for S$1.1 billion, lifting the fund's AUM to S$9.4 billion. The deal signals sustained institutional appetite for prime Singapore commercial assets.
Dyson Sells Wallich Residence Penthouse for S$62 Million
The Dyson family has sold the Wallich Residence penthouse to Indonesia-born US tycoon Leo Koguan for S$62 million, one of the largest single residential transactions in recent months. This underscores continued ultra-high-net-worth demand for Singapore's trophy residential assets.
Centurion Wins Kranji Close Dormitory Site at S$343 Million
Centurion beat 9 other bidders to secure the Kranji Close purpose-built dormitory GLS site at S$343 million, with a 7,000-bed capacity at gross plot ratio 3.0 — reflecting strong institutional demand for workers' accommodation assets.
Apac Realty H1 Net Profit Falls 16.8% Amid Fewer Transactions
Apac Realty's H1 net profit dropped 16.8% to S$9.4 million, driven by fewer primary and secondary market transactions — an indicator of softer deal volumes across the broader agency industry, though a special dividend of S$0.036 per share was still proposed.
Wallich Residence penthouse sold by Dysons to Leo Koguan for S$62 million
The Wallich Residence super-penthouse has transacted at S$62 million, one of Singapore's largest individual residential deals, underscoring continued ultra-high-net-worth demand at the very top of the luxury market.
Apac Realty H1 net profit drops 16.8% to S$9.4m on fewer transactions
ERA's parent Apac Realty posted a 16.8% year-on-year decline in H1 net profit to S$9.4 million, driven by a slowdown in both primary and secondary market transactions — a leading indicator of softer agency-level activity.
Wallich Residence Penthouse Sold for S$62 Million to Tycoon Leo Koguan
The Dysons have sold the Wallich Residence penthouse for S$62 million to Indonesia-born US tycoon Leo Koguan, underscoring continued ultra-luxury demand at the top end of Singapore's private residential market.
Apac Realty H1 Net Profit Falls 16.8% Amid Fewer Primary and Secondary Market Transactions
Apac Realty's H1 net profit dropped 16.8% to S$9.4 million, reflecting a slowdown in both new launch and resale transaction volumes — a key industry barometer of agent commission income across the market.
Lakeside Towers Launches Third En Bloc Attempt at S$350 Million
The 144-unit Jurong condo Lakeside Towers has relaunched its collective sale at S$350 million, with redevelopment potential for approximately 395 apartments. With proposed en bloc reforms on the horizon, the timing of this third attempt may benefit from a more favourable legislative environment.
Dyson Sells Wallich Residence Penthouse for S$62 Million
The Dyson family has sold their Wallich Residence super-penthouse to Indonesia-born US tycoon Leo Koguan for S$62 million, underscoring continued ultra-high-net-worth appetite for Singapore's trophy residential assets. The transaction reinforces Singapore's status as a safe haven for global capital.
The ultra-luxury Wallich Residence penthouse has transacted at $62 million, with the buyer identified as Indonesia-born US citizen Leo Koguan. This headline transaction underscores continued demand at the very top end of Singapore's luxury residential market.
Centurion wins Kranji Close dormitory GLS site for $343 million, beating 9 rivals
Centurion Corporation secured the Kranji Close purpose-built dormitory tender at $343 million, outbidding nine competitors for the 7,000-bed site (GPR 3.0). Strong competition signals robust investor appetite for the workers' accommodation asset class.
Growing cohort of higher-income young Singaporeans opting out of homeownership
A small but growing segment of higher-earning Singaporeans in their 20s-40s are consciously choosing not to buy property, citing lifestyle flexibility and high prices. While still a minority, this trend may gradually soften first-timer demand in certain price bands.
Wallich Residence penthouse sold by Dysons to tycoon Leo Koguan for S$62 million
The Dysons have sold their Wallich Residence penthouse to Indonesia-born US citizen Leo Koguan for S$62 million, one of Singapore's largest luxury residential transactions.
Apac Realty H1 net profit falls 16.8% to S$9.4 million amid fewer transactions
Apac Realty reported a 16.8% decline in H1 net profit to S$9.4 million, driven by reduced activity in both primary and secondary markets; a special dividend of S$0.036 per share was proposed.
Singapore-based investors become top non-local buyers of Hong Kong office assets
Drawn by price corrections of up to 50% in Hong Kong's distressed office segment, Singapore investors have emerged as the largest foreign buyer group, per Colliers data, with demand expected to remain steady.
Pine Grove En Bloc Bid Stalls at S$1.78 Billion Reserve Price
Pine Grove's collective sale committee is maintaining its S$1.78 billion reserve price but has yet to secure the required mandate ahead of its September 20 deadline. The stalemate illustrates the pricing disconnect that continues to stifle large-scale en bloc deals.
Little India Conservation Cluster Draws 7 Bids; Top Offer S$35.3 Million at S$962 psf
A cluster of 18 pre-war conservation terrace houses at Chitty Road and Veerasamy Road attracted seven bids, with YK Land submitting the top offer of S$35.3 million (S$962 psf). Strong bidder interest in conservation adaptive-reuse sites reflects niche but active demand in this segment.