July 2026 Developer Sales: New Home Sales Momentum Picks Up to Open 2H 2026

URA’s July 2026 developer sales report saw 731 new private homes sold (excluding ECs), reflecting a 368.6% month-on-month (m-o-m) increase in transactions. The spirited opening to 2H 2026’s primary market sales can be attributed mainly to two new project launches at Dunearn House in the Core Central Region (CCR) and Lentor Gardens Residences in the Outside Central Region (OCR). 

Both projects saw positive take-up rates on launch, with Dunearn House selling 56% of its 380 units, while Lentor Gardens Residences sold 54% of its 499 units over their respective launch weekends. This lies in contrast to June, which saw no new major project launches amid the seasonal market slowdown. 

Developers had likely waited out for the end of June school holidays to launch Dunearn House and Lentor Gardens Residences, which collectively contributed to 63.6% (or 482 units) of new private homes sold in July.

In the EC segment, 27 new units were sold, broadly in line with the 28 units sold in June. Since May, EC sales have remained tepid following the gradual sell-out of recent launches, including Rivelle Tampines, which debuted in March this year. However, EC buying momentum could pick up towards the end of the year, with Wynwood Grand (located at Woodlands Dr 17) anticipated to launch around 4Q 2026.

Table 1: Top performing new non-landed projects in July 2026 (excluding ECs)

Positive Reception for Debut Launch in Turf City Precinct

Dunearn House was the first project launched in the upcoming Bukit Timah Turf City precinct, in District 11 of the CCR. Overall, the launch was successful and sold 212 of its 380 units in the month, at a positive take-up rate of 56%. Transacting at a median price of $3,111 psf in the month, the project was snapped up by buyers looking for first-entry into the new precinct.

This continues the trend of strong take-up across recent CCR launches, underscoring genuine homebuyer demand for well-positioned, centrally located 99-year leasehold new homes offering thoughtfully designed floor plates at palatable price quanta.

Table 2: Recent 99-year leasehold CCR Projects Have Seen Positive Take-Up Rates

At a median price of $3,111 psf, Dunearn House was positioned at only around a 5% premium to RCR projects that crossed the $3,000 psf threshold this year, presenting buyers with a compelling entry proposition for a CCR development.

Dunearn House provided a much-needed boost to momentum in the CCR, marking the segment’s first major private residential launch in 2H 2026. The launch helped catalyse a rebound in buyer activity following a subdued 2Q 2026, when just 70 units were transacted across the segment.

Sales momentum at Dunearn House was predominantly driven by owner-occupiers prioritising functional and versatile living spaces. The three-bedroom and three-bedroom-plus-flexi configurations, comprising 20 units each, were fully sold, while 19 of the 20 three-bedroom-plus-study units were taken up. 

Standard four-bedroom units similarly recorded a strong 89% take-up rate, with 32 out of 36 units sold. Among the 59 two-bedroom-plus-study units, 51 were sold, translating to a 86% take-up rate. Collectively, these sales patterns point to a clear buyer preference for larger, highly functional layouts, particularly configurations incorporating supplementary study or flexi spaces that can adapt to evolving household needs.

Buyer demand was primarily supported by owner-occupiers already residing in Bukit Timah, Holland and the western-central region, alongside private homeowners from nearby landed and condominium estates seeking to upgrade to a new development while remaining within a familiar neighbourhood. 

Demand may also have extended to HDB upgraders from nearby mature estates such as Queenstown, where rising flat values have strengthened some households’ capacity to transition into private housing. In 1H 2026, 120 flats in Queenstown transacted for at least $1 million, compared with 173 such transactions for the whole of 2025, pointing to an expanding pool of potential upgraders within the project’s broader catchment.

Positive reception for the project was also supported by the planned transformation of the Turf City precinct under URA’s Master Plan. Envisioned as a green, pedestrian-friendly neighbourhood integrated with surrounding established residential enclaves, the precinct should appeal to buyers with existing roots in Bukit Timah—from families drawn to its established education ecosystem to younger generations and right-sizers seeking to remain within a familiar neighbourhood. Longer term, the upcoming Turf City MRT station on the Cross Island Line will further strengthen connectivity and the precinct’s residential appeal.

Overall, the exciting growth potential of the precinct, coupled with its location in one of Singapore’s most prestigious residential addresses drew considerable attention to buyers who sought  to capitalise on first-mover advantage to the precinct.

Lentor Gardens Residences Sees Milder Take-Up

Lentor Gardens Residences, located in District 26 in the OCR was the other project launched in July. Moving 270 (or 54%) of its 499 units at a median price of $2,357 psf, the project was the top seller for the month of July. 

As the penultimate launch within the Lentor residential precinct, the project’s sales performance will likely serve as a key barometer for demand at the final GLS parcel, which was awarded following its March 2026 tender and is slated for launch next year.

Compared with the 96% take-up achieved during the launch month of Lentor Central Residences, the precinct’s previous launch in March 2025, the 56% take-up, while still positive, points to some moderation in demand. This likely reflects the substantial pipeline of new homes introduced across the Lentor precinct, which has seen seven successive launches since 2022. 

Buyer attention may also have been diverted by a wider range of OCR launches across emerging locations in recent months. April saw the launch of Tengah Garden Residences, the first project in Tengah, which achieved a 99% take-up at $2,111 psf, alongside Vela Bay, the first launch in the new Bayshore precinct, which recorded a 72% take-up despite a comparatively higher median price of $2,865 psf. This suggests some moderation in Lentor’s relative appeal as buyers gravitate towards newer growth precincts offering greater first-mover potential.

Overall, Lentor Gardens Residences delivered a solid sales performance, particularly as the seventh project to launch within the Lentor estate. Selling more than half of its inventory at launch represents a healthy outcome, signalling resilient buyer interest and reinforcing Lentor’s position as a key upgrading destination for HDB households in Ang Mo Kio and Yishun. Achieving a 54% take-up at this advanced stage of the precinct’s development cycle further underscores the depth of underlying demand.

We should continue to see steady sales and buyer interest in the coming months, supported by the near-full take-up of the precinct’s six earlier launches and a limited near-term supply pipeline, with the next Lentor launch likely only in 2H 2027.

Absence of New Launches Keeps EC Sales Muted 

In July, a total of 27 new EC sales were recorded, remaining consistent with the 28 units transacted in the previous month. Coastal Cabana continued to lead EC sales for the third month straight, recording 18 transactions at a median price of $1,829 psf. Meanwhile, Rivelle Tampines sold eight units at a median price of $1,921 psf, while Altura recorded just one transaction at $1,665 psf.

July sees the continued trend of tepid EC sales witnessed in recent months due to a lack of new EC launches. However, a turnaround could be on the cards by the end of the year with the anticipated launch of Wynwood Grand in Woodlands in 4Q 2026. 

The project could attract strong interest from second-time buyers, being the first EC launch in the Woodlands planning area in nearly a decade, following Northwave’s debut in 2016. It is also among the final five EC projects governed by the previous policy framework, allowing buyers to benefit from the shorter MOP requirements and continued availability of the Deferred Payment Scheme (DPS), as well as the participation of second-timers after a month of launch.

Buyer Profile 

Chart 1: Buyer profile for all new non-landed private homes (excluding ECs)

Sales of new non-landed private homes (excluding ECs) continued to be dominated by Singaporean buyers in July. Based on URA caveats data as at 17 August 2026, Singaporeans accounted for 87.5% of relevant transactions, or 635 units. Permanent Residents (PRs) were responsible for a further 10.9% or 79 transactions in the month. 

Foreigner demand remained subdued amid the continued presence of punitive measures, including the 60% Additional Buyer’s Stamp Duty (ABSD) rate applicable to purchases made by non-locals. While the number of transactions involving foreigners rose to 12 transactions in July from just two in June, their 1.7% share of monthly sales falls slightly below the 2.0% average recorded over the first six months of 2026.

Luxury Homes      

Chart 2: Buyer profile for non-landed private homes (excluding ECs) transacted at $5mil and more 

Luxury new private home transactions, involving deals priced at $5 million or more, edged up from 10 cases in June to 14 in July. Of these, eight fell within the $5 million to $6 million range, involving purchases at Grand Dunman, Meyer Blue and The Continuum in District 15, as well as One Marina Gardens in District 1 and Promenade Peak in District 3. 

Local and PR buyers remained the mainstay of this segment, accounting for 11 transactions, with six purchases by Singaporeans and five by PRs. Foreign buyers accounted for the remaining three transactions; this includes July’s priciest new non-landed private home, a 2,949 sq ft unit on the 54th floor of Skywaters Residences that sold for $17.3 million.

In the landed segment, the priciest new home sold in July was a semi-detached house at Hillcrest Road, which fetched $14.1 million from a Singaporean buyer. A new detached house at Jalan Tua Kong followed closely at $13.8 million, with the buyer also being a Singaporean.

Closing Thoughts and Forecast 

Earlier this month, the Ministry of Trade and Industry (MTI) adjusted their GDP growth projection upwards to 4.5% to 5.5%, up from the previous projection of 2% to 4%. MTI said the upward revision is due to an improved outlook for the second half of the year, driven by AI-related capital expenditure. Additionally, the economic impact of the ongoing conflict in the Middle East has also been less severe than expected. For 1H 2026, Singapore’s GDP grew by 6.1% y-o-y. 

The brighter outlook for 2H 2026 is expected to lift business sentiments. Likewise, the outlook for the real estate sector is expected to remain positive on the back of a robust pipeline of new condominium launches and continued resilient buyer demand.

However, transaction volume may be tempered by a leaner launch pipeline, with an estimated 3,200 private residential units across nine private launches, and 420 EC units from one EC project expected to enter the market in the second half, potentially constraining sales despite healthy underlying demand.

We are also likely to see a dip in developer sales for August as no new condominium launches are expected for that month as developers tend to avoid launching new projects during the seventh lunar month. However, activity is expected to pick up in September with the expected launches of The Serra Residences and Lucerne Grand.

Against this backdrop, ERA Singapore expects new private home sales (excluding ECs) to reach around 9,000 units by year-end, barring any unforeseen circumstances.