New Launches to Watch (June-Aug 2025): Which Condo Is Worth Buying?
- Choosing among new launches means comparing location, price psf, layout and developer track record.
- Not every launch suits every buyer — match to budget and purpose.
- Compare each launch's psf to nearby resale before committing.
Singapore's property market is set for several significant launches. First, the backdrop: April 2025 new-home sales dipped 9% month-on-month to 663 units (excluding ECs), but that's a 120.3% jump year-on-year — a robust market, helped by lower mortgage rates (~2.5–2.6%, down from ~4%) and increased GLS supply. New-launch benchmarks: OCR $2,200–$2,700 psf, RCR $2,600–$2,800 psf, CCR from $3,000 psf.
My Picks (June–August 2025)
LyndenWoods (Science Park, D5) — CapitaLand, 343 units, 99-year, completion 2029, a 4-minute walk to Kent Ridge MRT. The first residential project in Science Park — a first-mover, work-live-play play with near-zero vacancy from the tech and research corridor. A slow burn with solid fundamentals. (See my deep dive.)
W Residences @ Marina View (D1) — IOI, 683 units plus a W hotel, 99-year, completion Q1 2029, a 3-minute walk to Shenton Way MRT. Pure luxury and prestige — a trophy address for family offices, UHNWIs and expats who value legacy over yield. Only consider with strong holding power.
The Robertson Opus (River Valley, D9) — Frasers & Sekisui House, ~348 units, 999-year leasehold, completion 2028. Rare 999-year tenure in River Valley — if pricing stays below $3,200 psf, expect it to move fast. Excellent for anyone who missed Irwell Hill or RV Altitude; investors or own-stay both work.
UpperHouse (Orchard Boulevard, D10) — UOL & Singland, 301 units, 99-year, completion Q1 2029, linked to Orchard Boulevard MRT. An ultra-exclusive legacy home for buyers who aren't price-sensitive — a safe-haven investment in a blue-chip location. (See my full review.)
River Green (River Valley, D9) — Wingtai, ~380 units, 99-year, completion 2029, integrated with Great World MRT. A potentially lower entry price than Robertson Opus; if the price gap is $400 psf or more, it could offer better short-term gains. Watch pricing closely.
Otto Place EC (Tengah, D24) — Hoi Hup & Sunway, ~560 units, 99-year, completion 2030. For eligible HDB upgraders: undervalued at launch, full private after 10 years, near two upcoming Jurong Region Line stations. Tengah is still raw (no MRT operational yet), but the long-term outlook is strong.
GLS Sites to Watch
Chuan Grove (Lorong Chuan, D19) — ~555 units near Lorong Chuan MRT and top schools; a rare low-density family project, likely a surprise hit. Hougang Central Mixed-Use (D19) — ~835 units integrated with a mall and direct MRT (NEL/CRL); integrated projects command a 15–20% premium but appreciate well. Bayshore (East Coast) — a record OCR land bid of S$1,388 psf ppr; 10,000+ new homes, two new TEL stations, waterfront living. If you missed Marine Parade/Amber 30 years ago, this is your second chance. (More in my Bayshore Transformation piece.)
New Launch vs Resale
New launches offer modern layouts, fresh leases, better facilities, higher rentability and progressive payment; resale offers immediate occupancy, larger space and established communities. Pre-COVID new launches averaged $2,600 psf; now $2,800–$3,200 psf is common — but gems below that still exist if you know where to look.