Singapore’s private residential market entered the second quarter of 2026 with steady demand but increasingly selective buyers. Sales activity improved in both the primary and secondary markets, while overall price growth continued at a slower and arguably healthier pace. The numbers do not point to a single market moving uniformly upward. Instead, they show buyers separating projects and individual homes according to affordability, location, completion timeline and practical value.
For buyers, this creates more choice but also more homework. A project with strong launch sales is not automatically suitable for every household, and a resale condominium with immediate occupancy is not automatically better value. For sellers, an active market does not mean every asking price will be accepted. Presentation, pricing and the availability of competing homes remain important.
This review explains the main 2Q 2026 private-property indicators and, more importantly, what they may mean for Singapore homebuyers, HDB upgraders, investors and owners considering a sale.
New private-home sales remained resilient
SRI Research, using URA Realis information, recorded 2,141 new private residential units sold in 2Q 2026, excluding executive condominiums. This was 6.4% higher than the 2,013 units transacted in 1Q 2026.
The regional composition deserves more attention than the headline increase. Demand was supported mainly by the Rest of Central Region and Outside Central Region, while activity in the Core Central Region moderated. This suggests that affordability and own-stay considerations continued to influence purchasing decisions. Buyers were prepared to enter the market, but many concentrated on city-fringe and suburban projects where the total quantum could be more manageable.
Tengah Garden Residences and Vela Bay contributed to activity in the quarter, while Hudson Place Residences supported Rest of Central Region sales. These examples illustrate how a project’s timing, entry quantum, transport story and surrounding housing demand can matter as much as the broader market direction.
Buyers should not interpret healthy launch sales as a reason to rush. Early take-up can provide useful evidence of market acceptance, yet the remaining unit mix may differ from what sold first. Before committing, compare the exact floor plan, stack, orientation, price per square foot and total price. A lower price per square foot may still produce a higher total commitment if the unit is significantly larger, while a compact home can carry a higher price per square foot but remain within a household’s budget.
Private resale activity strengthened across all regions
The resale market recorded a stronger quarterly improvement. Private residential resale transactions rose from 3,225 units in 1Q 2026 to 3,813 units in 2Q 2026, an increase of 18.2% quarter on quarter. Activity improved in the Core Central Region, Rest of Central Region and Outside Central Region.
The Outside Central Region remained the largest component. Transactions there increased from 1,715 to 1,967 units, accounting for more than half of private resale activity. This is consistent with the region’s large stock of family-oriented condominiums and its relevance to owner-occupiers and HDB upgraders.
Why might resale demand improve when new projects are also attracting buyers? The two markets solve different needs. Resale homes can offer immediate occupation, a visible physical environment and a clearer understanding of the actual view, noise, facilities and condition. Some developments also provide larger layouts than newly launched alternatives at a similar total price. New launches may offer newer specifications, progressive-payment timing and a longer runway before completion.
The right choice therefore depends on the buyer, not merely the market statistic. A household needing to move soon may place a premium on certainty. A buyer with time before occupation may prefer a construction-stage purchase that spreads payments. Investors must compare realistic rental demand, holding costs and competing supply rather than assuming that either category guarantees better returns.
Resale executive condominiums regained momentum
Resale executive-condominium transactions increased from 393 units in 1Q 2026 to 458 units in 2Q 2026. That represents quarterly growth of 16.5% and the first increase after two consecutive quarters of declining activity.
Resale ECs can occupy a useful middle ground for some buyers. They may provide condominium facilities and family-sized layouts at a price below comparable private condominiums, depending on location, age and condition. However, purchasers must still verify the development’s privatisation stage, remaining lease, maintenance costs, renovation requirements and financing implications.
An EC comparison should be conducted unit by unit. A recently completed resale EC may command a strong premium, while an older project may require a larger renovation budget. The headline purchase price is only one part of the decision. Buyers should also consider buyer’s stamp duty, applicable additional buyer’s stamp duty, legal fees, loan-to-value limits, cash-over-valuation risk where relevant and the monthly cost after using CPF.
Price growth continued, but at a more measured pace
Private residential prices increased by a cumulative 1.4% during the first half of 2026, compared with 1.8% in the same period of 2025, based on the research report. The quarterly increase moderated from 0.9% in 1Q 2026 to 0.5% in 2Q 2026.
Moderating growth should not automatically be described as a falling market. Prices were still higher overall; they were simply rising more slowly. Buyers may have more time to compare alternatives, while ambitious asking prices will require stronger justification.
Unsold inventory declined despite a larger supply pipeline
The report noted that unsold private residential inventory fell from 16,095 units in 1Q 2026 to 14,929 units in 2Q 2026. This indicates that sales absorbed part of the available supply during the quarter.
At the same time, Singapore continues to release land and build a future housing pipeline. These two facts are not contradictory. Existing inventory can decline while newly awarded sites prepare for future launches. For buyers, that means the decision is not simply to purchase now or face no alternatives. Future choice may expand, but the location, price, design and launch date of those choices will differ.
What the 2H 2026 launch pipeline means
The second half of 2026 is expected to feature a stronger selection of launches. The report refers to projects including Lentor Gardens Residences, Dunearn House, Thomson Reserve and Lucerne Grand, alongside future developments arising from Government Land Sales sites.
More launches can increase comparison opportunities, but they can also make decision-making confusing. Buyers should compare projects using the same framework:
- Total price and estimated monthly commitment
- Floor-plan efficiency and usable internal area
- Tenure and lease commencement
- Expected completion and payment timeline
- Transport and regular travel routes
- Surrounding supply and potential rental competition
- Maintenance costs and project scale
- Exit audience five to ten years later
Avoid comparing only launch-day promotional figures. Confirm the current available-unit schedule and the exact terms applying to the shortlisted home. Marketing incentives, availability and prices may change.
What buyers should do in the present market
First, establish an affordability range before attending multiple showflats. A bank’s maximum loan is not necessarily a comfortable personal budget. Maintain funds for duties, legal expenses, furnishing, renovation, maintenance and unexpected changes in income or interest rates.
Second, compare new launch and resale options in the same location. A new project may offer a longer completion horizon and newer facilities; a resale property may provide more space or immediate use. Place both options on a common total-cost worksheet.
Third, inspect the floor plan carefully. Bedroom labels alone do not reveal furniture clearance, storage, corridor loss, balcony allocation or privacy. Request the exact plan for the unit being considered.
What sellers should take from the data
Improving transaction volumes are constructive for sellers, but they do not remove the need for evidence-based pricing. Buyers can compare more listings and may be sensitive to condition, lease balance and renovation requirements.
Start with recent transactions from the same development, then adjust for floor, facing, size, condition and timing. Active competing listings also matter because they represent the choices buyers see now. An attractive asking price should create enquiry and viewings without unnecessarily underselling the home.
Singapore private-property outlook for the rest of 2026
SRI Research projected private residential price growth of approximately 2.5% to 3.5% for full-year 2026 and new-home sales of about 8,000 to 9,000 units, excluding ECs. Forecasts are not guarantees. Interest rates, employment conditions, new supply, geopolitical events and government policies can alter demand.
The more useful conclusion is that the market remains active while buyers are becoming more value-conscious. Well-located homes with practical layouts and defensible prices may continue attracting demand. Properties carrying a significant premium without clear advantages may require more time or negotiation.
Frequently asked questions
Are Singapore private-property prices falling in 2026?
The report shows that overall private residential prices increased 1.4% in the first half of 2026. Growth moderated compared with the same period of 2025, but moderation is not the same as an overall decline.
Is a new launch better than a resale condominium?
Neither is automatically better. New launches may offer progressive payments, new specifications and a longer completion timeline. Resale homes provide a physical property to inspect, potentially larger layouts and earlier occupation. Compare the exact options and total costs.
Should buyers wait for more launches?
Waiting may make sense if future projects better match the required location, layout or financial timeline. Buyers should still monitor current alternatives because future prices, unit choices and interest rates are uncertain.
What is the first step before viewing properties?
Calculate a comfortable purchase budget, including duties, loan repayments, CPF usage, renovation or furnishing and a financial buffer. Then shortlist projects and resale homes within that range.
Does higher transaction volume mean every property will sell quickly?
No. Transaction growth describes the overall market. The result for an individual home still depends on price, condition, layout, location, lease, marketing and competing supply.
Final perspective
The 2Q 2026 numbers describe a resilient but more selective private-property market. New-home sales, private resale activity and resale EC transactions all improved, while price growth moderated. That combination can be healthy: buyers remain present, but value and suitability matter increasingly.
Buyers should use the wider selection to compare carefully rather than chase momentum. Sellers should recognise that active demand still expects realistic pricing and clear property information. A disciplined plan based on affordability, actual unit qualities and verified market evidence is more dependable than attempting to predict every market movement.
Continue your Singapore property research
- Browse Singapore new-launch condominiums
- Explore Singapore resale properties
- Calculate your property affordability
- Compare new-launch and resale properties
Source and editorial note: Market statistics referenced in this article are attributed to SRI Research using URA Realis and information available in July 2026. This article is independently written for general education and does not reproduce the report’s wording or charts. Figures may be revised as additional transactions are recorded. Readers should verify current regulations, prices and availability before making a property decision.