Singapore’s luxury residential market became more active in the first half of 2026 as new supply returned to the Core Central Region. Prices continued to rise, although more slowly than a year earlier, while new-home sales increased sharply from the subdued level recorded in 1H 2025.
The recovery was not simply a story of wealthy buyers paying any price. Much of the activity clustered around specific newly launched projects and price bands. Domestic purchasers remained the dominant group, and buyers continued to compare new homes with completed prime properties offering immediate occupation and established surroundings.
For anyone considering a luxury condominium, the data reinforces the need to distinguish prestige from value. Address, design and branding matter, but so do the floor plan, tenure, maintenance, holding costs, surrounding supply and realistic future buyer pool.
Prime non-landed price growth moderated
SRI Research’s review of URA flash estimates placed 1H 2026 price growth for non-landed homes in the Core Central Region at about 2.6%. The comparable rise in 1H 2025 was higher, at 3.8%.
Prices were still advancing, but the slower pace suggests a market moving towards a better balance between demand and supply. This is important because a moderating growth rate does not amount to a collapse. Buyers remained willing to transact, particularly when a project offered a convincing combination of location, design, unit efficiency and total quantum.
For sellers, the data supports careful optimism rather than aggressive extrapolation. A prime address can sustain interest, but buyers may compare several new and resale options. The strongest previous transaction in a development is not automatically the correct asking price for a different floor, facing or condition.
The CCR launch pipeline revived
The report estimated that 701 new homes were launched in the CCR during 1H 2026. This was the strongest half-year launch volume since 1H 2022, when 847 units were introduced, and a major increase from only 96 units in 1H 2025.
An expanded launch pipeline provides several benefits to the market. Buyers receive more contemporary options and a wider selection of layouts. Developers can test current demand more accurately, while transaction activity no longer depends on a very limited number of units.
The report identifies River Modern and Newport Residences as important contributors to the renewed supply. Together, these projects gave buyers more opportunities to enter the CCR market and helped replenish new-home inventory.
New-home sales reached the strongest first half since 2023
About 761 new CCR homes changed hands in 1H 2026. That was the strongest half-year performance since the 986 transactions in 1H 2023, and more than three times the 236 sales achieved in 1H 2025.
River Modern and Newport Residences accounted for an estimated 622 sales, or approximately 81.7% of the CCR new-home total. This concentration shows why broad market statistics require context. The sales recovery was substantial, but two projects played an outsized role.
Buyers should not assume that every prime project will achieve the same response. Launch timing, available unit mix, entry price and positioning can create very different outcomes. A well-received project offers evidence of demand, yet later purchasers must still assess the remaining stacks and current pricing.
When a large share of market activity is concentrated in a small number of projects, comparisons become particularly important. Review the price difference between the preferred stack and a completed prime property. Consider whether waiting for construction fits the household’s plans and whether the progressive-payment schedule provides a meaningful benefit.
The CCR resale market remained relevant
SRI Research estimated that 1,219 CCR private resale transactions were recorded during 1H 2026 based on available caveats. The figure was preliminary because the complete set of second-quarter transactions had not yet been released at the time of the report. It was below the 1,315 transactions recorded in 1H 2025 but above the 1,084 units transacted in 1H 2023.
The resale segment serves buyers whose priorities differ from those choosing a new launch. Completed homes allow inspection of the actual unit, view, common areas and neighbourhood. They may offer larger floor plans, mature landscaping and immediate occupation. Some buyers also value the ability to renovate according to their own schedule.
The disadvantages can include older specifications, higher immediate cash requirements, renovation expenses and a shorter remaining lease. Maintenance history and upcoming major works should also be reviewed. In a luxury property, replacement and renovation costs can be substantial, so a seemingly attractive purchase price may not represent the final commitment.
New and resale prime properties should therefore be placed on the same total-cost comparison. Include duties, financing, maintenance, renovation or furnishing, vacancy risk and the time value of progressive payments.
Activity expanded across price segments
The report found increased CCR transaction volume across all price bands in 1H 2026. The S$1 million to below S$2 million segment recorded the strongest growth, rising from 394 transactions in 1H 2025 to an estimated 627 transactions in 1H 2026, an increase of 59.1%.
At the upper end, transactions of S$10 million or more rose from 31 to an estimated 40. This demonstrates continued demand for trophy homes, although the number of transactions remains small relative to the wider market.
Within the primary market, homes priced from S$2 million to below S$3 million represented 45.0% of new sales, up from 30.0% in 1H 2025. The S$3 million to below S$5 million segment increased its share from 12.6% to 19.2%.
These changes suggest that the term “luxury market” covers several buyer groups. Some buyers are entering the CCR through smaller or more efficient units at a manageable total quantum. Others seek family-sized residences, rare views, private-lift arrangements or trophy assets. SEO headlines and market commentary often combine these audiences, but their motivations and financial considerations are different.
Domestic buyers remained the foundation
Singapore citizens accounted for 77.6% of CCR non-landed private residential new-sale and resale purchases in 1H 2026, according to the report. Permanent residents represented approximately 18.3% to 18.4%, while foreign non-permanent-resident purchasers made up 4.0%.
The foreign-buyer share increased from 3.3% in 1H 2025 but remained well below the domestic contribution.
Policy and stamp-duty rules can materially affect different purchaser profiles. Buyers must verify the additional buyer’s stamp duty applicable to their citizenship, residency and property count. Ownership structures and tax consequences should be reviewed with qualified professionals rather than inferred from another transaction.
What luxury buyers should examine
Start with the intended purpose. An own-stay purchaser may prioritise privacy, usable space, school or family access and long-term comfort. An investor may focus on rental audience, vacancy risk, tenant competition and exit liquidity. A trophy-home buyer may place greater value on scarcity, architecture and view protection.
Next, inspect the precise floor plan. Premium developments can still contain inefficient circulation, oversized balconies or rooms that do not accommodate expected furniture. Check entrance privacy, kitchen and service areas, storage, bathroom access, bedroom clearance and the relationship between indoor and outdoor space.
Evaluate the location at street level. A central postal code does not guarantee a convenient daily route. Test station access, shelter, road crossings, traffic, noise and the immediate arrival experience. Consider nearby redevelopment and future construction.
Finally, model the full financial exposure. Luxury properties can involve significant buyer’s stamp duty, additional buyer’s stamp duty, maintenance fees, furnishing, property tax and interest costs. A buyer should maintain liquidity rather than directing every available dollar towards the purchase.
What prime-property sellers should consider
Luxury sellers face a narrower buyer pool, so positioning matters. The marketing should explain the property’s distinctive advantages with evidence rather than generic claims. Professional photographs, accurate plans and a well-managed viewing experience help serious buyers assess the home.
Pricing requires a wider lens when transactions are infrequent. Consider recent sales within the development, competing listings, nearby projects and replacement choices available at the same total quantum. Adjust for floor, view, condition, size, tenure and renovation quality.
Luxury-market outlook for 2H 2026
The report anticipated that additional launches could sustain CCR momentum in the second half of 2026. Projects and future sites may continue expanding the range of prime homes available, supporting transaction activity while increasing competition.
Demand is likely to remain sensitive to interest rates, global economic conditions, policy changes and geopolitical uncertainty. However, Singapore’s stability, limited prime land and domestic wealth continue to support the sector’s longer-term appeal.
The practical expectation is not that every luxury home will appreciate at the same rate. Buyers are likely to remain selective, and performance may increasingly depend on project quality, scarcity, unit attributes and entry price.
Frequently asked questions
Did Singapore luxury-property prices rise in 1H 2026?
The report estimated that CCR non-landed home prices rose 2.6% in 1H 2026, compared with a 3.8% increase one year earlier.
What drove the increase in CCR new-home sales?
The return of meaningful launch supply was important. River Modern and Newport Residences together accounted for an estimated 81.7% of CCR new-home sales in the period.
Are foreign buyers driving the luxury market?
Foreign participation increased slightly, but Singapore citizens still accounted for 77.6% of CCR non-landed new-sale and resale purchases in the report.
Should buyers choose a new launch or completed luxury home?
The answer depends on timing, budget and intended use. Compare the exact floor plans, total costs, construction wait, physical condition, available views and rental or own-stay requirements.
What is the biggest risk when buying a prime property?
Overpaying for prestige without verifying practical value is a major risk. Entry price, layout, holding costs, future supply and the eventual buyer or tenant pool should all be considered.
Final perspective
Singapore’s luxury market regained momentum during 1H 2026 as CCR launch supply and new-home sales increased. Price growth continued at a more measured pace, resale activity remained meaningful and domestic purchasers provided the majority of demand.
The data supports confidence in a functioning prime market, but it does not remove the need for disciplined selection. Buyers should focus on the exact home, complete cost and long-term audience. Sellers should position and price their properties against the alternatives buyers can purchase today.
Explore prime Singapore property options
- River Modern prices, floor plans and review
- Union Square Residences prices, floor plans and review
- One Marina Gardens prices, floor plans and review
- Calculate your property affordability
Source and editorial note: Statistics are attributed to SRI Research using URA Realis and information available in July 2026. This independently written article provides general education and does not reproduce the report’s wording or charts. Preliminary figures may change as additional caveats are recorded. Readers should verify current pricing, regulations and availability before making a decision.