Singapore’s 2026 residential launch pipeline is set to open on two powerful fronts, with rare freehold offerings in and around the Central Business District (CBD) anchoring the premium segment even as a strong wave of Executive Condominium (EC) supply targets sustained upgrader demand in the mass market.
Singapore’s 2026 launch pipeline pairs rare CBD freehold gems with robust EC supply for upgrader demand
In the core downtown area, the Marina South precinct is emerging as a rare freehold home opportunity within the CBD, complementing the wider Downtown Core that spans Raffles Place, Shenton Way, Robinson Road, and Cecil Street through the Tanjong Pagar and Anson subzones. As part of the ongoing CBD Incentive Scheme, Marina South is poised to evolve into a vibrant mixed-use precinct that blends office, retail, and residential uses. These upcoming freehold offerings are expected to appeal strongly to high‑net‑worth buyers seeking long‑term capital preservation in prime city locations.
Meanwhile, District 1, comprising Boat Quay, Raffles Place, and Marina Bay, continues to function as the financial district hub and anchor for high-value residential demand.
The ongoing Central Business District Incentive Scheme 2.0 is driving a structural rejuvenation of the modern CBD landscape, encouraging a calibrated shift toward mixed-use and residential components that support round‑the‑clock vibrancy.
With this policy-driven transformation, Marina South is positioned to benefit and thrive.
Parallel to the downtown core, the Greater Southern Waterfront (GSW) is consolidating as a new transformational belt, offering exclusive waterfront living with integrated amenities.
Sites such as the Keppel Club plot, with approximately 146,000 square feet and 740 units near Tanjong Pagar MRT and VivoCity, signal the extension of CBD-adjacent prestige living along Singapore’s southern coastline.
Within the luxury segment, many high-end properties remain concentrated in the Core Central Region, encompassing Districts 9, 10, and 11, where premium land supply is structurally limited.
This situation sustains strong price points and supports projects that often exceed S$2.5 million per unit.
Good Class Bungalows and freehold condominiums represent the majority of CCR luxury inventory, continuing to attract notable high-net-worth individuals who value centrality and proximity to key commercial hubs.
Even as new freehold opportunities in Marina South and the GSW introduce additional scarcity-driven appeal, the existing luxury market remains robust.
In tandem with CBD and CCR activity, the EC segment is set for a visible expansion in 2026, with five Executive Condominium projects launching alongside around 20 private residential developments.
This creates a coordinated supply response to persistent upgrader demand.
EC supply is concentrated in the Outside Central Region, providing a healthy availability of mass-market developments.
These are positioned as an affordable alternative to private condominiums for families moving up from public housing.
Stricter loan policies and ownership criteria moderate speculative activity and help maintain a more sustainable marketplace.
Strategic location advantages and MRT connectivity are central to both premium and mass-market launches, with a series of key sites demonstrating how transport integration shapes residential positioning across regions.
In District 26, Thomson View, spanning approximately 540,000 square feet near Marymount MRT Station (CC16), offers direct access to top-tier schools, reinforcing the area’s emergence as a residential node targeted at both local and overseas buyers.
Nearby, Upper Thomson Parcel A is an MRT-fronting site next to Springleaf MRT with a footprint of about 260,000 square feet.
Lentor Central Plot 4, close to Lentor MRT Station (TE5), represents the final piece in Lentor’s phased transformation into a fully developed residential district with roughly 580 units.
This underscores how larger nature-facing sites and rail connectivity are reshaping expectations in emerging growth areas.
The north region is undergoing active redevelopment through projects such as Bukit Canberra and Canberra Plaza, where newer condominiums within the OCR have been gaining popularity due to MRT connectivity.
This enables efficient access to the CBD and reinforces the appeal of decentralised living models that remain functionally integrated with the downtown employment core.
For prospective tenants considering these new developments, understanding tenant rights and protections under Singapore law, including minimum lease periods and security deposit regulations, remains essential for informed decision-making.
