The new launch pipeline in Singapore is the set of private residential and executive condominium (EC) projects that have been planned, approved or sold by developers but are not yet completed. It covers sites from the Government Land Sales (GLS) programme, en bloc redevelopments and other development approvals. Industry forecasts for 2027 point to roughly 32 projects and about 16,800 homes (including ECs), the largest non-EC launch volume since 2013. Launch dates, however, are estimates until a developer opens a sales gallery, so the pipeline is best read as a range of probabilities rather than a timetable.
TL;DR
- The pipeline is a regulatory category as well as a marketing term: URA counts units with provisional or written permission, plus other categories of supply, across the CCR, RCR and OCR.
- The 2H2026 GLS Confirmed List holds 4,745 units (including 735 EC units), taking 2026 Confirmed List supply to 9,320 units.
- About 32 projects with some 16,808 homes are expected to reach the market in 2027, with 16 in the OCR, 8 in the CCR and 8 in the RCR, according to Realion Group's outlook as reported by The Edge Singapore.
- Launch timing is indicative: a launch is not a completion, and a developer's target quarter can move.
- URA's Property Market Information e-Service, updated quarterly, is the reference for checking developer, unit count and expected TOP year.
Table of Contents
- What the new launch pipeline means
- The official supply numbers in 2026
- Projects expected in 2027
- Indicative timing for specific projects
- Launches are not completions
- Prices and unit numbers: how much to rely on them
- How to check whether a launch has changed
- Our perspective
- Using haio to plan around the pipeline
- FAQ
- Sources
What the new launch pipeline means
The phrase is used in two senses. In the market, it describes projects that buyers can expect to see launched for sale in the coming quarters. In official statistics, URA uses "pipeline supply" for private residential units that are not yet completed. According to URA's pipeline supply page, these figures include new development and redevelopment projects with provisional and written permission, as well as other categories of supply.
The two senses overlap but are not identical. A project can sit in the official pipeline for years before it is launched, and a unit can be launched, sold and still be several years from completion. For a buyer, the practical question is usually narrower: which projects are likely to open for sale within the next 6 to 18 months, in which part of the island, and at what scale.
CCR, RCR and OCR segments
URA divides the market into three segments. The CCR (Core Central Region) covers postal districts 9, 10 and 11, the Downtown Core and Sentosa. The RCR (Rest of Central Region) covers the remainder of the Central Region, and the OCR (Outside Central Region) covers planning areas beyond it, as set out on URA's pipeline supply page. The segment largely determines pricing, buyer profile and holding strategy. A detailed explanation of how the segments affect a budget is available in haio's guide to the price gap between CCR, RCR and OCR.
Sources of new supply
New launches come from several routes:
- GLS sites: state land released through the Confirmed List and Reserve List mechanisms, which developers bid for and then build on.
- En bloc redevelopments: older private estates sold collectively and redeveloped, often with a higher unit count than the original.
- Mixed-use and commercial conversions: retail or office sites redeveloped to add homes.
- Executive condominiums: a public-private hybrid with eligibility rules and a minimum occupation period.
Each route has a different lead time. A GLS site awarded in 2026 typically reaches a sales launch within a year or so, while en bloc and mixed-use projects depend on planning approvals and developer strategy.
The official supply numbers in 2026
The most reliable anchor is the GLS Confirmed List. URA's media release of 3 June 2026 stated that the 2H2026 Confirmed List comprises 4,745 private residential units (including 735 EC units) across eight private residential sites and one White site. Together with the first-half programme, this brings full-year 2026 Confirmed List supply to 9,320 units, more than 50% above the 10-year annual average.
The broader picture comes from URA's second quarter statistics. According to the release of 24 July 2026, at the end of Q2 2026 the supply pipeline held 42,472 units (including ECs) with planning approval, of which 15,810 remained unsold. A further 18,153 unsold units had not yet been granted planning approval, a figure that includes the 4,745 units on the 2H2026 Confirmed List. URA also indicated that about 60,600 private residential units are expected to be completed in the coming years.
Three points follow from these figures:
- Supply is not only a launch story. Of the 42,472 approved units, 15,810 were still unsold, which means a share of the pipeline is already on the market or will be sold progressively.
- The unapproved portion (18,153 units) is the most uncertain, since planning approval has yet to be granted and designs, unit mixes and timing may change.
- Completions will arrive in waves. Buyers who purchase from a launch should plan around the expected completion year rather than the launch date.
For more on how the 9,320-unit figure relates to bidding behaviour and en bloc appetite, see haio's analysis of GLS supply and en bloc potential, and its summary of market news and signals.
Projects expected in 2027
Forecasts for 2027 are the most cited reference for the coming pipeline. The Edge Singapore reported on 31 October 2026 that Realion Group's Singapore Property Market Outlook 2027 expects about 32 new projects to enter the private residential market in 2027, bringing about 16,808 homes including ECs. The split is 16 launches in the OCR, 8 in the CCR and 8 in the RCR.
The Straits Times reported on 30 October 2026 that more than 30 projects, including five ECs, are expected to be ready for launch in 2027. Excluding ECs, the estimated 14,800 units would be the largest annual pipeline since 2013, when 15,885 units were launched, according to Christine Sun, chief researcher and strategist at Realion Group.
| Segment | Expected launches in 2027 | Share of projects |
|---|---|---|
| OCR | 16 | 50% |
| CCR | 8 | 25% |
| RCR | 8 | 25% |
| Total | 32 | 100% |
Source for counts: The Edge Singapore, 31 October 2026. Shares are calculated from those counts.
Named projects in the OCR
The same report identifies several large OCR projects: the 99-year leasehold One Chuan Grove (1,056 units, by Sing Holdings and Sunway MCL), the 835-unit Hougang Central Residences by CapitaLand Development and UOL Group, and the freehold, 1,249-unit Loyang Valley en bloc redevelopment, won by a SingHaiyi Group-led consortium for S$880 million in April 2026.
The pipeline therefore contains both state-land projects and privately assembled en bloc sites. En bloc sites often carry freehold tenure, which affects pricing and long-term holding calculations, while GLS sites are normally 99-year leasehold. Readers following the en bloc route can consult haio's explanation of en bloc thresholds and process in 2026.
Named projects in the CCR
The CCR pipeline in the report includes the Bukit Timah Road GLS site (HH Investment), Dunearn Road Plot 2 (Wing Tai and Metro) and Peck Hay Road (CDL and Hong Leong Group). These sites are mostly in or near prime districts, where unit sizes are smaller in absolute terms but psf prices are considerably higher.
Executive condominiums
Christine Sun told The Straits Times that the potential launch of five EC projects with a combined 2,000 units could widen options for young couples in 2027. She highlighted the 1,280-unit project at the Bayshore Drive site, Lentor Signature in Lentor Central and Hougang Central Residences as developments that could draw strong interest, per the same Straits Times report. For households weighing an EC against a private condominium, the trade-offs around the minimum occupation period are covered in haio's EC versus condo comparison.
Indicative timing for specific projects
Timing is where pipeline lists most often change. Yahoo News Singapore reported on 12 August 2026 that:
- The 1,268-unit Thomson Reserve, a joint venture between UOL Group and CapitaLand Development, was to be launched for sale in the fourth quarter of 2026.
- The Dorset Gardens condominium (two 28-storey towers, about 428 units) was targeted for launch in the first half of 2027.
- The Hougang Central mixed-use development (more than 800 residential units with about 28,000 sq m of commercial space, integrated with Hougang MRT Station) was expected to launch in the second half of 2027.
These are developer targets as reported at that time. Readers should treat them as the best available indication and confirm the current status before planning financing or a viewing, using the checks described below.
Mixed-use and luxury redevelopments
The pipeline is not limited to suburban condominiums. The Straits Times reported on 4 September 2026 that Singapore Land Group announced that Marina Square would close on 31 March 2027 for a revamp. The plan includes a 304-key hotel, a 49-storey residential tower with 204 luxury homes, and offices on eight floors of a new mixed-use tower, with completion slated for 2031.
The same report noted that Newport Plaza at 80 Anson Road, a 45-storey mixed-use building expected to be completed in 2027, includes Newport Residences, 246 freehold apartments on levels 23 to 45. CDL said on 1 February 2026 that 140 of the 246 units (about 57%) had been sold by 5pm that day. Such projects illustrate how commercial land is contributing homes to the pipeline, particularly in the CCR and RCR.
Launches are not completions
A recurring misreading is to treat the pipeline completion chart as a launch schedule. The two measure different things. A unit counted in the completion pipeline may already have been sold years earlier, while a site at the planning stage may be years from a sales launch.
This matters for timing decisions. A buyer who purchases at launch typically holds an option and then a sale and purchase agreement long before the building receives its Temporary Occupation Permit (TOP). For anyone who may need to sell before or near completion, the holding period under seller's stamp duty (SSD) is counted from the purchase date rather than the TOP date, so a purchase made at a 2026 launch carries a different exit calendar than the building's completion year suggests. haio's note on seller's stamp duty after the July 2025 changes sets out the current holding periods and rates, and the cooling measures overview for 2026 covers the other rules that apply at purchase.
Buyers new to off-plan purchasing may also find a general pre-construction condo buying guide useful for understanding the staged-payment logic that applies to buying before completion, even though the rules and taxes differ by country.
Prices and unit numbers: how much to rely on them
Unit counts for named projects come from developer announcements, GLS tender results and media reports, and they can change when a developer amends a development application. URA notes that pipeline figures are adjusted if applications are amended or planning approvals lapse. Indicative prices are less firm still: they usually emerge only at the preview stage, shortly before a sales launch, and developers can adjust them based on demand during a preview period.
A practical approach is to treat early price commentary as a range, and to anchor on observable evidence: recent transactions in the same planning area, the price of nearby completed projects of similar tenure, and the land price paid by the developer. The haio Transactions tools and the Property Analysis page are designed for exactly this kind of comparison against recorded sale prices. For the wider price context, haio's pieces on Singapore property market trends and condo price trends track the quarterly movements.
How to check whether a launch has changed
Official data is the most dependable way to verify what is in the pipeline. URA's Property Market Information e-Service on uncompleted private residential and EC projects lists the developer, unit count and expected year of final TOP for major projects that are under construction or planned. It is updated on the fourth Friday of January, April, July and October, and includes only projects with at least 200 units (non-landed) or 15 units (landed).
A simple routine:
- Note the project, developer and segment (CCR, RCR or OCR) from the news report.
- Look the project up in the URA e-Service and record the unit count and expected TOP year.
- Compare the figures with the previous quarterly update to see whether units, timing or approvals changed.
- Check the GLS Confirmed List and Reserve List announcements for new state-land supply that may feed later launches.
- Review recent transactions in the surrounding area to set a price expectation before the preview.
Because small projects below the thresholds are excluded, a boutique development may not appear in the e-Service at all, and its details must come from the developer or the project's marketing materials.
Our perspective
The 2027 pipeline is large, and a large pipeline changes the buyer's position more than the headline number suggests. When roughly 32 projects compete for the same pool of demand, project selection, tenure and entry price matter more than the launch date.
We built haio around the idea that these decisions should rest on transaction data rather than marketing claims. haio combines Singapore residential data sources so that a buyer can compare a prospective launch with recorded sales in the same area, run a personalised affordability check against the budget, and follow mortgage rates and market news in one place.
In our view, the sensible sequence is to shortlist by segment and location, verify the project details against URA data, and only then evaluate price. A launch that fits the budget under a realistic financing assumption is a better outcome than one chosen for its timing.
HAIO
Using haio to plan around the pipeline
For readers tracking upcoming projects, haio offers several tools that map onto the steps above. The Affordability page provides a personalised check of what a given budget can support. Property Analysis and the transaction history pages for individual condominiums allow comparison with nearby resale and past-launch prices, and haio's List gathers curated project information. Subscribers to haio+ (S$49 per month or S$499 per year) receive premium analytics and valuation reports, while free access covers a substantial part of the transaction data and analysis.
FAQ
What is the difference between a new launch and the pipeline?
A new launch is a project opening for sale to the public, normally after a preview period. The pipeline is wider: it includes projects that have approvals, are under construction or are only planned, whether or not they have been marketed. A project can be in the pipeline for years before its launch.
How many new launches are expected in Singapore in 2027?
Realion Group's outlook, as reported by The Edge Singapore, expects about 32 projects and 16,808 homes including ECs. Of these, 16 are in the OCR, 8 in the CCR and 8 in the RCR. These are forecasts, and the actual number depends on developers' decisions and market conditions.
Where can launch details be verified officially?
URA's Property Market Information e-Service lists developer, unit count and expected TOP year for major uncompleted projects, and is updated every fourth Friday of January, April, July and October. GLS announcements on the URA website show which state-land sites are confirmed for each half-year.
Does a later TOP date change the seller's stamp duty period?
The SSD holding period runs from the date of purchase, not from TOP, so a buyer who may sell soon after completion should count from the option date. The current rates and periods are summarised in haio's guide to seller's stamp duty, and the official rules should be confirmed before any sale.
Sources
- Pipeline Supply of Private Residential Units by Market Segment, URA
- Private housing supply under the Government Land Sales Programme, URA, 3 June 2026
- Release of 2nd Quarter 2026 real estate statistics, URA, 24 July 2026
- Uncompleted Private Residential and Executive Condominium Projects, URA
- 32 new launches with 16,808 units expected in 2027, The Edge Singapore
- Private home launch pipeline to hit 14-year high in 2027, The Straits Times
- UOL readies mega Thomson Reserve condo launch in 4Q2026, Yahoo News Singapore
- Mixed-use developments transforming Singapore malls and offices, The Straits Times