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Best Buy Condo

Property Market Update · August 2026

What changed — and what actually matters to buyers?

A monthly look at the Singapore private residential market. The numbers first, then Benny's take on what they could mean for buyers and homeowners.

Updated 31 August 2026 · Official data releases are dated individually.

August at a glance

These are quarterly figures, not August transaction data. URA's 2Q2026 statistics, released on 24 July 2026, were the latest official market statistics available through August.

Overall private residential prices

+0.5%

q/q in 2Q2026, versus +0.9% in 1Q2026

Non-landed prices

-0.1%

q/q in 2Q2026

CCR non-landed

+1.8%

q/q in 2Q2026

RCR non-landed

-1.2%

q/q in 2Q2026

OCR non-landed

-0.1%

q/q in 2Q2026

New private homes sold by developers

2,141

2Q2026, excluding ECs

Resale transactions

3,813

2Q2026 — 62.0% of all sale transactions

Source: URA, 24 July 2026 · 2Q2026 private residential statistics

This month's stories

01 · URA · 24 July 2026 · 2Q2026 statistics

One market, different directions

What happened

  • Overall private residential prices rose 0.5% quarter-on-quarter in 2Q2026, after a 0.9% rise in 1Q2026.
  • Non-landed prices fell 0.1% over the quarter.
  • By region, non-landed prices rose 1.8% in the Core Central Region, fell 1.2% in the Rest of Central Region and fell 0.1% in the Outside Central Region.
  • There were 3,813 resale transactions, making up 62.0% of all sale transactions in the quarter.

Benny's take — interpretation, not fact

  • When somebody says Singapore property is going up, my next question is: which Singapore property? CCR, RCR and OCR moved in three different directions in the same quarter.
  • A slower rate of increase is not a fall, and one quarter is not a trend. I wouldn't read too much into this yet.
  • Resale was 62.0% of all sale transactions. The resale market is not a sideshow to new launches — it is where most transactions happened.
Benny sharing a practical observation

“When somebody says Singapore property is going up, my next question is: which Singapore property?”

Benny, Best Buy Condo

Why this matters

  • Compare the segment, location and unit type you are actually considering, rather than reading the national index as if it described your purchase.
  • If you are weighing a new launch, look at what comparable resale units in the same area did over the same period.

Source

02 · MTI · 11 August 2026

A stronger economy — but that is not a buying signal

What happened

  • On 11 August 2026, MTI upgraded its 2026 GDP growth forecast to 4.5%–5.5%, from a previous range of 2.0%–4.0%.
  • The Singapore economy grew 5.9% year-on-year in the second quarter of 2026.
  • Growth in the first half of 2026 was 6.1% year-on-year.
  • MTI said the improved performance and outlook reflected, among other things, an acceleration in global AI-related capital expenditure.

Benny's take — interpretation, not fact

  • A strong economy can support jobs, incomes, confidence and housing demand. That is real. It is also not the same thing as a strong household balance sheet.
  • The leap from 'GDP is strong' to 'therefore I should buy property' skips every question that actually decides whether a purchase works for you.
  • National growth is an average. Your industry, your employer and your own cash position may not be moving in the same direction at the same speed.
Benny sharing a practical observation

“A strong country is not a substitute for a strong household balance sheet.”

Benny, Best Buy Condo

Why this matters

  • Ask the household version of the question: has your income, job security and liquidity improved as much as the headline economy has?
  • If the answer is 'not really', a stronger national outlook does not change your own affordability arithmetic.

Source

03 · URA · 3 June 2026, reinforced 24 July 2026

Future supply: watch the pipeline, not only today's launches

What happened

  • The 2H2026 Government Land Sales programme placed 4,745 private residential units on the Confirmed List.
  • That takes full-year 2026 Confirmed List supply to 9,320 units, which URA noted is over 50% above the average annual Confirmed List supply of the previous 10 years.
  • URA stated that there are around 61,000 private homes, including ECs, in the overall supply pipeline, and that around 32,000 unsold units could be released for sale over the next two years or so.
  • URA reiterated its sustained-supply position alongside the 2Q2026 statistics released on 24 July 2026.

Benny's take — interpretation, not fact

  • More supply does not automatically mean prices fall. Supply is one input among many, and it arrives on a long lag.
  • What it does mean is that buyers may continue to have choices — which is worth remembering during a launch weekend.
  • There is a difference between genuine scarcity of a desirable asset and scarcity messaging created by how a launch is released.

Why this matters

  • Before committing, look at what future supply is planned near the project you are considering.
  • Then ask how much of that supply is likely to exist by the time you would realistically want to sell.

Source

04 · URA · 13 August 2026

August land-sale signals: Marina Gardens Lane and Orchard Boulevard

What happened

  • On 13 August 2026, URA released residential sites at Marina Gardens Lane and Orchard Boulevard for sale under the 2H2026 Government Land Sales programme.
  • The Marina Gardens Lane site has a potential yield of about 390 residential units; the Orchard Boulevard site about 110 residential units.
  • The tenders close on 15 October 2026 and 29 October 2026 respectively.

Benny's take — interpretation, not fact

  • Land-sale activity is the earliest public glimpse of where future launches will be. It is a map, not a price list.
  • A site of roughly 110 units produces a very different project, and a very different buyer pool, from one of several hundred.

Why this matters

  • If you are buying in or near these areas, register these sites as part of your future competitive landscape.
  • A land release tells you where and roughly how many — not what anything will eventually sell for.

Source

05 · URA · 7 August 2026

Berlayar Drive: today's land award is tomorrow's project

What happened

  • On 7 August 2026, URA announced the award of the residential site at Berlayar Drive.
  • The site was awarded to Intrepid Investments Pte Ltd and GuocoLand (Singapore) Pte Ltd.
  • The awarded tender price was $576,778,554, on a 99-year lease.

Benny's take — interpretation, not fact

  • There is a strong temptation to divide a land price by an estimated floor area and announce a future launch price. That leaves out construction cost, financing, timing, marketing and the market at launch.
  • We are not going to do that calculation, and I would be sceptical of anyone who does.
Benny sharing a practical observation

“A land price is an input, not an answer.”

Benny, Best Buy Condo

Why this matters

  • Treat the award as a future-supply marker for this part of Singapore, not a price prediction.
  • If you are researching nearby, this is a project you will eventually be comparing against — it simply does not have a name yet.

Source

What Benny is watching next

  • Whether the divergence between CCR, RCR and OCR persists into the next quarterly release, or reverses.
  • The October tender outcomes for Marina Gardens Lane and Orchard Boulevard, and how many developers take part.
  • How incoming supply affects the amount of choice buyers have — rather than trying to guess where prices go next.
Observation, not adviceNo forecastsOfficial sources only

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