“The best way to predict the future is to create it.” — Peter Drucker.
Imagine starting this month with a clear snapshot of where the market stands and what moves make sense for you.
The quarterly index rose +1.0 per cent, while non-landed units gained +0.7 per cent and the CCR led with +3.0 per cent. Rental momentum picked up too, up +0.8 per cent overall and +1.8 per cent in the core areas.
Vacancy sits at 7.1 per cent and unsold inventory is near 18,498 units. Developers launched 1,520 units and sold 1,212 in Q2, with resale making up 71.1% of deals.
Market watchers expect full-year growth of about 3–4 per cent. We’ll translate these headline numbers into practical actions so you can choose between yield hunting and capital preservation.
If you want a personal read, WhatsApp BuySellRent for a discovery session and tailored insight right now.
Key Takeaways
- Quarterly private home prices rose +1.0 per cent; CCR strength led gains.
- Rental index improved, supporting income-focused strategies.
- Vacancy of 7.1 per cent and ~18,498 unsold units create selective buying chances.
- Developer launches slowed; resale accounted for most transactions.
- Full-year outlook points to roughly 3–4 per cent growth; time your moves by micro-market signals.
Executive snapshot: Where the Singapore property market stands in early August 2025
Data through early August point to gentle upward momentum in core market measures. You get a compact view of supply, demand, and leasing dynamics so you can act with clarity.
- Private residential prices +1.0% in Q2; non-landed +0.7%; CCR +3.0%.
- Rental index +0.8% overall; CCR rents +1.8% while overall vacancy sits at 7.1%.
- Vacancy by zone: CCR 10.7%, RCR 7.2%, OCR 5.6% — pick units with care.
- Developers launched 1,520 units and sold 1,212; resale made up 3,647 transactions (71.1%).
- Unsold inventory ~18,498 units; GLS confirmed list ~9,755 units. No major new launches in late July–early August.
What this means for you: modest gains and rental uplift coexist with a notable 7.1% vacancy. Resale volume suggests negotiation opportunities and near-term absorption favors secondary stock.
Interest rates remain a sensitivity; many buyers lean toward fixed-rate strategies this quarter. If you want these metrics mapped to your budget and timeline, WhatsApp BuySellRent for a discovery session to sharpen your buy, sell, or hold decision.
Private condo prices August 2025 Singapore — what the latest Q2 data signals
Q2 data show steady, selective gains across core segments. You can see where capital favours safety and where leasing still needs time to catch up.
URA Q2: +1.0 per cent overall; non-landed +0.7 per cent; CCR +3.0 per cent
The URA release confirms that prices rose modestly: +1.0 per cent for private residential, with non-landed up +0.7 per cent and the CCR leading at +3.0 per cent.
Momentum drivers: limited distress and cautious buyers
Limited forced sales and extended holding power underpin stability. Buyers are cautious, often dual-income households and investors who stress-test cashflow under tighter lending rules.
“Selective upside, not a broad-based surge, is the most likely path for the rest of the year.”
Full-year outlook: a 3–4 per cent guide in context
Analysts, including CBRE, point to about 3–4 per cent growth for the year. That implies selective gains. You should target entry bands and stagger bookings across Q3–Q4 if you seek upside.
| Metric | Q2 | Notes |
|---|---|---|
| Private residential | +1.0 per cent | Modest, broad-based |
| Non-landed | +0.7 per cent | Steady demand |
| CCR | +3.0 per cent | Capital preservation focus |
| Unsold inventory | ≈18,498 units | Resale 71.1% of transactions |
Imagine benchmarking your target to these moves. WhatsApp BuySellRent for a data-backed pricing strategy that matches your risk profile and timeline.
Supply and demand dynamics: launches, resale dominance, and unsold pipeline
Developers’ muted rollouts and a deep secondary pipeline drove clearer choice for buyers. Imagine negotiating from a position of information rather than urgency.
Q2 rollout and sales
Developers launched 1,520 units and sold 1,212 in Q2. Sales fell by about 60 per cent versus Q1, reflecting staged release tactics and caution around absorption.
Why resale leads
Resale made up 3,647 transactions, a 71.1 per cent share. That means deeper negotiation room, faster move-in options, and clearer price comps for you.
Unsold pipeline and future supply
Unsold inventory sits near 18,498 units (OCR 38%, RCR 35%, CCR 27%). The GLS confirmed list is ~9,755 units, which helps set future price floors.
Near-term absorption
No major new launch between July 22 and August 4. Expect resale absorption to remain firm as buyers avoid timing uncertainty.
- Buy advantage: resale offers immediate yield and negotiation leverage.
- Developer edge: staged launches protect pricing but slow supply flow.
WhatsApp BuySellRent to shortlist property options and weigh primary vs secondary routes tailored to your brief.
CCR, RCR, OCR: pricing, yields, and risk-reward trade-offs
Region matters: yields, vacancy, and future supply tilt the balance between income and preservation.
Imagine choosing a band that matches your horizon and comfort with short-term vacancy.
CCR snapshot
Launch guides sit around S$2,800–3,150 psf. That band favours capital preservation and prestige.
But vacancy is high at 10.7 per cent, and rental yields hover near 2.5 per cent. You trade immediate yield for long-term value.
RCR balance
RCR offers accessibility and steadier rents with a 7.2 per cent vacancy. Price elasticity is stronger here.
Smaller units often show better rent-to-price ratios and more exit liquidity over the years.
OCR yield play
OCR can deliver roughly 3–4 per cent gross yields and lower vacancy (5.6 per cent), but future supply may cap capital gains.
“You weigh prestige against cashflow; each region answers a different investment brief.”
| Band | Vacancy (per cent) | Typical yield |
|---|---|---|
| CCR | 10.7 | ~2.5% |
| RCR | 7.2 | ~3.0% |
| OCR | 5.6 | 3–4% |
We model conservative rent scenarios and stack-specific exit liquidity so you know true value after rates and costs.
For a tailored region match, WhatsApp BuySellRent for a discovery session and view our property investment guide.
Rental market pulse: momentum, vacancy, and expat seasonality
Leasing activity is heating up as families lock in school-year moves across key districts. Imagine a wave of enquiries focused on homes near international schools and transport links.
Rents and availability now
The Q2 rental index rose +0.8 per cent, with CCR rents up +1.8 per cent. Office rents climbed +1.3 per cent while warehouse demand stayed tight.
Still, overall vacancy sits at 7.1 per cent. That gap means listing strategy and prudent pricing matter more than ever.
Expat season and micro-markets to watch
You’re entering peak expat leasing season. Areas near international schools and CBD-fringe nodes see faster decisions and stronger short-term enquiry.
One-bed units often lease quickest if well furnished and priced. Logistics and office strength spill into residential demand near transit.
What you can do
Consider two-year terms or flexible one-year deals with structured escalations to manage rates risk. If you’re buying for rent, map rent-ready units and timelines to cut vacancy days.
BuySellRent — WhatsApp us for a discovery session on rent strategies tied to school calendars and contract choices.
Policy landscape: cooling measures, ABSD, SSD, and what’s next
No dramatic rule changes arrived, but existing controls still steer affordability and sequencing for buyers.
Imagine you time a purchase with a clear view of tax timelines and loan limits. That reduces execution risk and avoids costly short-term exits.
What’s in force now
The government kept the status quo between July 22 and Aug 4. Stamp duties still bite: SSD is 12% in Year 1, 8% in Year 2, 4% in Year 3, then 0% after Year 3. ABSD remains tiered, with foreign buyers facing a 60% ABSD.
Financing constraints that matter
TDSR caps total debt obligations at 60% of gross monthly income. LTV rules are tighter for multiple loans, so your max loan falls as exposures rise. Buyers favour fixed-rate packages; interest-absorption deals are less common.
| Measure | Key point | Practical impact |
|---|---|---|
| SSD | 12% / 8% / 4% / 0% | Shapes holding-period and exit timing |
| ABSD | 60% for foreign buyers | Reduces foreign demand and alters purchase sequencing |
| TDSR & LTV | 60% cap; tighter LTV for multiple loans | Limits loan size; favors cash buffers and co-borrower planning |
You’re operating under cooling measures that influence pricing and transactions for years ahead. We’ll map ABSD effects, test decoupling scenarios, and model SSD windows against cashflow.
BuySellRent — WhatsApp us for a discovery session to navigate ABSD, SSD timelines, and loan structuring before you commit. Also see our new launch listings for context.
Foreign buyers and high-net-worth demand in a high-ABSD world
High stamp duty changed the choreography, but pockets of cross-border interest persist among regional nationals and PRs.
Muted foreign interest, but sustained pockets from PRs and selected regional nationals
The 60% ABSD for foreign buyers curbed broad demand. Yet you still see targeted moves from PRs and buyers from China, Indonesia and India.
Many target multi-generational properties and are willing to accept lower near-term yield for family continuity.
Family offices and trophy assets: capital preservation strategies in CCR
Family offices and HNWIs focus on blue-chip CCR lots. They treat select assets as wealth reserves, prioritizing scarcity and brand over yield.
CCR rents rose +1.8 per cent in Q2, though vacancy sits at 10.7 per cent. That mix favors capital preservation plays.
- Currency exposure and interest differentials shape total return for global buyers.
- Price discipline matters — benchmark psf bands and stack rarity to avoid overpaying.
- We’ll map trophy criteria: land scarcity, developer brand, and view corridors for long-run resilience.
| Buyer type | Focus | Practical note |
|---|---|---|
| PRs & regional nationals | Multi-generational homes | ABSD still applies; planning and residency status alter net cost |
| Family offices / HNWIs | Trophy CCR assets | Accept lower yield for capital preservation and legacy value |
| Global buyers | Hedge and structuring | Manage currency and interest exposure; plan liquidity across jurisdictions |
Imagine structuring a cross-border purchase that balances ABSD exposure and legacy goals. For bespoke planning, contact BuySellRent — WhatsApp us for a discovery session to structure cross-border purchases and ABSD exposure.
ECs as the value bridge for upgraders
Imagine buying a home today that blends public-housing affordability with private upside later. ECs act as that bridge: more space and amenities now, with full privatisation after a 10-year period.
Demand remains healthy in the current market. Projects like Lumina Grand and Altura reported solid take-up, showing that well-located EC units still attract steady interest from family buyers.
Why ECs hold up: ABSD dynamics, 10-year privatisation, and value retention
Lower ABSD exposure versus new private launches reduces upfront duty for eligible buyers. That helps cash flow and makes monthly payments more manageable when you compare alternatives.
The 10-year privatisation period matters. Once privatised, an EC behaves like other private property, often lifting perceived long-term value and widening exit options.
Take-up at Lumina Grand and Altura; the S$16,000 income ceiling in focus
The S$16,000 household income ceiling remains the key eligibility gate. We’ll check this with you and model affordability against current asking prices and resale options.
- Compare EC monthly payments to resale and mass-market private alternatives to see true value.
- ECs often reduce ABSD burden and smooth upgrade paths for families moving from HDB.
- Plan timelines around MOP, sale proceeds, and booking windows to avoid overlap and reduce risk.
| Feature | EC | Private new launch |
|---|---|---|
| ABSD exposure | Lower for eligible buyers | Higher upfront duty |
| Privatisation period | 10 years | n/a |
| Take-up signal | Lumina & Altura showed solid interest | Varies by location |
“ECs can be the practical route to private wealth creation while keeping monthly costs in check.”
BuySellRent — WhatsApp us for a discovery session to evaluate EC eligibility, model affordability, and time your upgrade plan with resale proceeds and MOP milestones.
Macro and infrastructure forces: commercial spillovers and long-term catalysts
Major transport and industrial upgrades are quietly redrawing demand maps across key estates.
Imagine being near a new transit line and seeing steady enquiry from office tenants and families.
Grade A office and logistics strength: spillover into CCR/RCR rentals
Office rentals rose +1.3 per cent in Q2 according to URA. That lift and tight warehouse demand feed rental resilience.
You’ll link stronger industry activity and logistics growth to steady rent support in CCR and RCR corridors.
Cross Island Line Phase 2, Tuas Port, Jurong Lake District: mapping future price support
Transit additions like CRL Phase 2 compress commute times and boost station-adjacent demand over the coming years.
Tuas Port expansion and job growth in Jurong Lake District create durable tenant demand near industrial and business hubs.
We’ll rank nearby projects and new projects by proximity to these catalysts. That helps you buy ahead of price discovery and avoid clustered supply windows.
- Link between office/logistics gains and residential demand near work nodes.
- Transit compresses commute times and lifts estate desirability.
- Supply timing matters — completions that cluster can pressure rents and resale.
- Filters include school catchments and hospital clusters to stabilise occupancy.
| Catalyst | Primary effect | Multi‑year impact |
|---|---|---|
| CRL Phase 2 | Shorter commutes; station demand | Supports higher rents near stations over years |
| Tuas Port expansion | Logistics jobs; warehouse demand | Sustains tenant pool and rental floor |
| Jurong Lake District | Office growth; employment hub | Drives long-term demand for nearby property |
BuySellRent — WhatsApp us for a discovery session to position your next purchase near infrastructure and employment nodes so you capture demand early.
What to watch in Q3 2025: launches, tenders, and buyer behavior
Q3 is shaping up as a litmus test for launch appetite and buyer discipline across key precincts. Imagine standing at a showflat and reading real-time signals: turnout, booking velocity, and which stacks clear first.
Projects to watch
The Hillshore (Pasir Panjang), One Sophia (Dhoby Ghaut) and the Zion Road mixed‑use tender are on the Q3 watchlist.
These new launches could test price sensitivity in a thinner volume environment and shape next‑quarter sentiment.
GLS tenders: benchmark risk
Closings for GLS plots in Toa Payoh and Upper Thomson may reset land benchmarks.
Watch tender outcomes — they often anchor psf expectations for upcoming launch guides and developer bids.
Showflat metrics and market signals
Turnout, booking velocity and unit mix serve as immediate demand gauges.
High turnout + fast bookings = developer confidence to tighten incentives. Slow bookings = negotiation leverage for buyers.
Buyer profiles and financing
Dual‑income upgraders and landlords chasing 1‑bedder yield dominate early enquiries.
Preference for fixed‑rate loans is clear as interest‑absorption schemes contract and LTV limits bite second‑property buyers.
“Track showflat behaviour and tender results — they tell you where real buying power lies.”
- You’ll track new launch momentum and which projects can test pricing power.
- We’ll brief you on tender outcomes and how they anchor future launch pricing.
- Showflat metrics become your real‑time barometer of demand and pricing power.
- For landlords, evaluate 1‑bedder layouts for rentability and net yield after rates and fees.
- Upgraders should compare monthly cashflow under fixed vs floating before choosing a loan and stack.
| Indicator | Why it matters | Action |
|---|---|---|
| Showflat turnout | Signals buyer interest | Visit early; prioritise preferred stacks |
| Booking velocity | Shows pricing acceptance | Negotiate when velocity is low |
| GLS tender results | Sets land cost anchors | Adjust bid bands and PSF expectations |
BuySellRent — WhatsApp us for a discovery session to prep your showflat strategy and secure the right unit, not just the last one available.
Conclusion
Market momentum is steady but uneven, rewarding targeted choices over broad bets.
You’ve seen that prices rose modestly while rentals improved and vacancy stayed elevated. CCR led gains, launches slowed and resale dominated transactions, leaving ~18,498 unsold units and a GLS list near 9,755.
Plan around cooling measures: SSD (12% / 8% / 4%), 60% ABSD for foreign buyers and a 60% TDSR cap. That framework shapes your holding period, loan mix and downside protection.
Imagine a clear playbook: prioritize rent-ready units, quantify ABSD exposure, and use resale depth for speed. BuySellRent — WhatsApp us for a discovery session and a step-by-step plan tailored to your situation.
FAQ
How did the latest Q2 data affect the market outlook?
URA’s Q2 reading showed a modest uplift in residential values, with a 1.0% overall increase and non-landed up 0.7%. That suggests steady demand, limited distress sales, and selective buying in core areas. Analysts now lean toward a low-single-digit full-year gain as long as interest rates and policy settings remain unchanged.
What explains the resale market’s large share of transactions?
Resale units accounted for about 71.1% of volume because buyers prize immediate occupancy, known inventory, and clearer pricing. Slower new-launch activity and fewer major launches in late July–early August pushed more demand into secondary stock.
Will the unsold pipeline and GLS supply cap price growth?
The unsold inventory (around 18,500 units) plus confirmed GLS supply (about 9,755 units) provide medium-term competition. That constrains upside in peripheral segments, though well-located projects in the Core Central Region retain pricing power due to scarcity and institutional buyer interest.
How are yields and vacancy shaping investment decisions across CCR, RCR and OCR?
CCR faces tighter capital preservation concerns with higher vacancy (circa 10.7%) despite strong psf guides. RCR offers balanced rent prospects for live-work buyers. OCR yields (~3-4% gross) look most attractive for income seekers, though future supply could cap capital gains.
What is driving rental trends and vacancy rates this season?
Rents rose modestly (rental index +0.8%), with CCR up ~1.8%, but overall vacancy sits near 7.1%. Expat seasonality and movements around international schools and business precincts are the main micro factors. Grade A office and logistics demand also supports rental resilience in adjacent residential pockets.
Have any new cooling measures been introduced recently?
No new measures were announced between July 22 and August 4. Existing rules — including the seller’s stamp duty (SSD) and the 60% additional buyer’s stamp duty (ABSD) rate for certain foreign purchasers — continue to govern market behavior.
How do loan rules like TDSR and LTV impact buyer activity?
TDSR and LTV caps limit leverage and shape who can bid at higher price points. Buyers increasingly select longer fixed-rate packages to lock costs. These constraints dampen speculative buying and keep demand more owner-occupier focused.
Are foreign buyers still participating given the high ABSD?
Foreign participation is muted overall, but selective interest persists from permanent residents, regional high-net-worth individuals, and family offices targeting trophy assets. In many cases, these buyers prioritize capital preservation over quick gains.
Why are executive condominiums (ECs) attractive to upgraders now?
ECs act as a value bridge because they sit between public flats and private offerings, benefit from different ABSD exposures, and typically privatize after 10 years. Strong take-up at recent EC launches reflects demand from upgraders seeking better space and future capital upside.
Which upcoming projects and tenders could reset benchmarks in Q3?
Projects to monitor include mixed-use and high-profile private launches like The Hillshore, One Sophia, and the Zion Road development. GLS tenders closing in Toa Payoh and Upper Thomson may also provide new price references, influencing nearby resale and new-launch pricing.
What buyer profiles are driving transactions this period?
The main cohorts are dual-income upgraders, individual landlords targeting one-bedroom rental demand, and conservative investors preferring fixed-rate loans. Each group displays different price sensitivity and holding horizons.
How do macro projects like Cross Island Line Phase 2 and Tuas Port influence value?
Large infrastructure projects and precinct plans support long-term demand by improving connectivity and employment density. Over time, these catalysts can underpin rent growth and price stability, especially in adjacent CCR and RCR neighborhoods.
Should buyers worry about rate volatility when considering a purchase now?
Interest-rate risk is a key factor. Buyers should run stress tests under higher-rate scenarios, choose suitable mortgage tenors, and consider total cost of ownership. Those seeking safety often favor higher-quality locations and conservative gearing.
What indicators should you watch in Q3 for signs of market cooling or acceleration?
Focus on showflat turnout and booking velocity for new launches, GLS tender results, resale transaction mix, and shifts in mortgage product pricing. Rapid booking rates or rising secondary prices in certain pockets could signal acceleration; weak demand across showflats suggests cooling.
