“The only real mistake is the one from which we learn nothing.” — Henry Ford.
BuySellRent guides you through the data and what it means for you. Imagine starting with clear figures: developers launched 1,675 units in July versus 103 in June, and new sales rebounded to 940 units from 272. That sharp swing reframed expectations after a muted month.
We show which launches drove the surge and how their positioning influenced absorption and prices. You’ll see how URA indices moved in 2Q and what higher quarterly gains mean for offers and timing.
Think like a buyer. We connect on-the-ground sell-through with index shifts so you can tell if momentum is broad-based or launch-specific. WhatsApp us for a discovery session to align your goals with the market’s next moves.
Key Takeaways
- July’s rebound to 940 units marked a five-month high and followed heavy new launches.
- Developers released 1,675 units in July, changing availability and entry points.
- URA price indices rose in 2Q; central areas led gains while some belts softened.
- Compare year‑on‑year performance to spot lasting demand versus short spikes.
- Buyers should weigh launch-specific momentum when timing offers.
- Contact BuySellRent on WhatsApp for a tailored discovery session.
Market snapshot at a glance
This compact snapshot gives you the key figures to act with confidence fast.
BuySellRent curates fast, decision-ready summaries so you can benchmark opportunity without wading through raw tables. Below are the essential metrics that shaped the month.
Key takeaways shaping the private residential market
- 940 new homes sold (ex. ECs), up sharply from the prior month; developers released 1,675 units after a quiet period.
- Regional split: RCR 513 units, CCR 357 units, OCR 70 units — showing varied demand across belts.
- 2Q price index rose +1.0% q-o-q; CCR +3.0%, RCR -1.1%, OCR +1.1% — use this when setting offers and loan buffers.
- H1 new sales total ~4,634 (ex. ECs); EC segment sold 371 units, led by Otto Place (358 at $1,746 psf).
| Metric | Number | Comment |
|---|---|---|
| New units launched | 1,675 | Major pipeline after a slow prior month |
| Units sold (new) | 940 | Strong rebound in take-up |
| Price index (q-o-q) | +1.0% | CCR led gains; RCR softened |
Use this snapshot to decide whether to act now or wait for the next wave. WhatsApp us for a discovery session to tailor these insights to your portfolio and refine timing and offer strategy.
June 2025 baseline: muted new home sales set the stage
Imagine a month where activity slows and intent collects like tension before a release.
A quiet June created a pressure cooker effect that fed demand when launches resumed. That month recorded 272 new private home sales, with only 187 units launched. Two projects dominated supply: Amber House (105 units) and Arina East Residences (107 units).
Analysts pointed to school holidays and limited launches as reasons transactions dipped. URA’s flash estimate first showed 0.5% growth for the quarter, later finalised at 1.0% q-o-q — a useful signal that prices held despite lower flow.
- You’ll see how limited units and few launches created pent-up demand that spilled into the next month.
- Seasonal lulls often depress transactions; savvy buyers use such windows to negotiate.
- Compare homes sold against the prior year to tell if softness is structural or supply-driven.
Ready to time your entry? WhatsApp BuySellRent for a discovery session or explore landed transaction context at landed property transactions.
Singapore private home sales June-July 2025: the July surge
Imagine one month where a few major openings change the tempo of the entire market.
Headline numbers:
| Metric | Number | Note |
|---|---|---|
| New units launched | 1,675 | versus 103 the prior month |
| Units sold (new) | 940 | over three times the prior month |
| Year‑on‑year change | +63% | vs 576 in prior-year month |
July’s spike reflected concentrated demand from four headline projects: LyndenWoods, UpperHouse at Orchard Boulevard, The Robertson Opus and W Residences Marina View‑Singapore.
What powered the rebound
About 70% of the month’s sales came from these launches. That tells you the increase was release-driven.
- You’ll parse how a sharp month‑on‑month jump in units signals a supply-led rebound, not speculative froth.
- We break down the rate of change so you can decide whether to act now or await later phases.
- Understand how developers timed new launches to capture latent demand and first‑mover incentives.
Actionable step: WhatsApp BuySellRent for a discovery session on leveraging launch windows and ballot advantages.
Regional dynamics: CCR resurgence, RCR leadership, OCR steady
Different sub-markets moved for different reasons; the map of demand is uneven but telling. Read this short breakdown to map momentum to strategy.
Core Central Region
CCR recorded 357 units — its strongest monthly tally since April 2021.
UpperHouse sold 178 units at a median $3,259 psf and The Robertson Opus shifted 149 at $3,359 psf. These projects drove a compact burst of demand.
Why it matters: stronger liquidity and rental prospects support capital preservation for well‑located assets.
Rest of Central Region
RCR led the month with 513 units sold. LyndenWoods alone moved 331 units (~97%) at about $2,463 psf.
Grand Dunman and Bloomsbury Residences added steady sell‑downs. This mix shows how a standout launch can lift an entire belt.
Outside Central Region
OCR activity stayed muted at 70 units due to fewer launches. Parktown Residence sold 11 units at $2,321 psf.
Limited choice kept demand stable but constrained options for family buyers seeking value.
- You’ll see how comparing units and price points highlights relative value across belts.
- Project attributes — tenure, branding, proximity — shifted absorption between segments.
- Choose between momentum plays in CCR and value-led picks in RCR or OCR based on your horizon.
Want a tailored view? WhatsApp BuySellRent for a discovery session to map preferences to CCR, RCR, or OCR opportunities. For deeper context, see our price analysis.
Top-performing projects and price points
Top projects set clear price anchors this month, giving you granular ranges for confident bids.
LyndenWoods, Science Park
LyndenWoods led absorption. It moved 331 of 343 units (~97%) at a median of $2,463 psf.
Average launch pricing tracked near $2,450 psf. That band now forms a practical benchmark for nearby homes.
UpperHouse at Orchard Boulevard
UpperHouse at Orchard Boulevard sold 178 units at a median $3,259 psf.
Location and amenities supported premium pricing and brisk take-up. Use this as a comparables anchor when bidding in the belt.
The Robertson Opus and W Residences
The Robertson Opus — with its 999-year appeal — recorded 149 units at a median $3,359 psf.
W Residences Marina View‑Singapore ticked over with two units at about $3,344 psf. Branding and tenure shaped buyer decisions.
- Why this matters: exact psf bands help you position offers during option windows and resale planning.
- Compare unit counts and stacks to find remaining availability and where competition is highest.
- WhatsApp BuySellRent for a discovery session to benchmark target stacks and budgets.
| Project | Units sold | Median psf | Note |
|---|---|---|---|
| LyndenWoods (Science Park) | 331 of 343 | $2,463 psf | Top take-up; value-led benchmark |
| UpperHouse at Orchard Boulevard | 178 | $3,259 psf | Premium location; strong sell-through |
| The Robertson Opus | 149 | $3,359 psf | 999-year appeal; branding-driven demand |
| W Residences Marina View‑Singapore | 2 | $3,344 psf | Limited moves; lifestyle premium |
Prices and psf trends in Q2-July: where benchmarks are moving
Imagine you can read the market from a few clear data points. Price benchmarks shifted quietly across belts, revealing where buyers placed real bids this quarter.
Quarterly trends
URA indices show the All Residential Private Price Index rose +1.0% q-o-q, while non-landed climbed +0.7% q-o-q.
By belt, CCR led with +3.0%, OCR gained +1.1% and RCR eased -1.1%.
Median new non-landed prices
June medians point to a narrowing CCR‑RCR gap. RCR median increased to $2,732 psf, CCR to $3,270 psf and OCR to $2,274 psf.
The CCR‑RCR spread tightened to about 19.7%, suggesting move‑up buyers face a smaller premium when shifting away from fringe belts.
Rental pulse and near-term yield
The Rental Price Index rose +0.8% q-o-q, led by CCR. Recent completions in core areas supported higher asking rents and short-term growth for investors.
| Metric | Value | Note |
|---|---|---|
| All Index | +1.0% q-o-q | Measured benchmark shift |
| Non-landed | +0.7% q-o-q | Reflects launch mix and demand |
| CCR vs RCR gap | 19.7% | Narrowing implies repricing opportunity |
- You’ll see how quarter-on-quarter trends frame fair value and help avoid overbidding during launches.
- We pinpoint where prices advanced and where they moderated so you can tilt to segments with supportive catalysts.
- Connect rental growth in CCR to fresh completions for a read on near-term yield potential and transactions flow.
Data-backed clarity matters. WhatsApp BuySellRent for a discovery session to align these benchmarks with your financing and yield targets, or read our detailed price note.
Supply, launches, and unsold stock
Plan your viewings around the pipeline — timing can turn months of waiting into a quick advantage.
Q3 pipeline
About ten upcoming launches will bring roughly 4,500 units to the market in Q3. Expect CCR-led pricing momentum as prime belts anchor early price discovery. RCR may track closer to the CCR‑RCR fringe, shaping where value and premiums meet.
Unsold inventory and completions
Unsold stock edged up to 18,498 units in 2Q. CCR unsold inventory fell to nearly 7,200, tightening choice in core segments.
Deliveries slowed compared with last year. Developers handed over 2,329 units in 1H and expect another 2,620 within six months. The total number of completions for the year is likely about 4,949 units (ex. ECs), down from 8,460 the prior year.
- Map releases to target first‑mover phases where incentives and stack choices are strongest.
- Use supply shifts to decide whether to press offers or wait for softer windows.
- Prepare booking strategies ahead of new projects to secure preferred layouts and floors.
| Metric | Value | Implication |
|---|---|---|
| Q3 launches | ~10 | ~4,500 units; CCR-weighted |
| Unsold stock (2Q) | 18,498 | Market depth; CCR tighter |
| Completions (2025 est.) | 4,949 | Lower than prior year; supports rents |
Planning around the pipeline can save you months. WhatsApp BuySellRent for a discovery session to sequence viewings and align strategy with release schedules.
Executive Condominium segment: demand outpaces supply
Imagine a segment where affordability meets fierce competition and timing matters more than ever.
Otto Place EC: brisk take-up at ~$1,700–$1,746 psf and what’s next for buyers
Otto Place led the EC push. Of 600 units launched, 358 were sold at a median of $1,746 psf (average near $1,700 psf). Overall, 371 units sold across ECs in the month, leaving 253 unsold new units at end‑July.
The pipeline is thin: no new EC supply is expected until 2026, making ballot odds tighter. That scarcity lifts effective demand against new private home options and keeps price bands competitive.
- Prepare eligibility documents and finances early to move fast during launches.
- Factor in MOP and subletting rules when comparing EC trade-offs versus a new private home.
- Track second‑timer windows — these can speed up absorption and cut late‑move availability.
| Metric | Value | Implication |
|---|---|---|
| Otto Place units sold | 358 of 600 | High take-up sets affordability benchmark (~$1,700 psf) |
| Total EC units sold (month) | 371 | Segment momentum strong; ballot competition rises |
| Unsold new EC units | 253 | Limited immediate supply; next new release not until 2026 |
Actionable insight: EC pathways are competitive — act early. WhatsApp BuySellRent for a discovery session on eligibility, grants, and ballot strategies.
What it means for buyers and sellers in Singapore
Timing and selection will determine whether you secure value or pay a launch premium.
For buyers: timing, budgets, and segment strategies
You must prepare before showflat weekend arrives. Get loan approval, set a valuation buffer and shortlist target units so you move fast during ballots and early phases.
Consider segment strategy: CCR offers resilience and rental upside, RCR can be selective value near the fringe, and OCR becomes interesting when the launch drought ends.
Use staggered payments or short bridging plans if you chase more than one new home. That keeps options while you lock a deposit or test another project.
For sellers and developers: pricing discipline vs first‑mover advantages
Sellers should price to reflect nearby transactions and current prices to avoid cutting too deep. Viewing velocity and the timing of offers matter more when multiple projects enter the market.
Developers face a trade-off: lead with incentives to secure momentum or stage releases to protect pricing. With about ten upcoming launches (~4,500 units) and CCR‑led momentum, cadence will shape absorption.
- Negotiate with clear reference points from recent transactions and rent trends.
- Align offers to your target sale outcome and be ready to adjust as units from new projects hit the market.
- Get tailored strategy — WhatsApp BuySellRent for a discovery session to stress‑test timing and budgets against upcoming launches.
Explore our new launch guide to match your plan to release schedules and valuation checks.
Conclusion
Translate the numbers into steps that help you secure preferred units and manage timing.
July’s rebound—940 new homes sold on 1,675 launches—shows the market still moves on quality projects. RCR led volumes while CCR revived with UpperHouse at Orchard Boulevard and The Robertson Opus. URA data and rental growth suggest measured price resilience into the quarter.
Your edge comes from preparation: approvals ready, priorities set, and project data pre‑vetted. With about ten new projects and ~4,500 units ahead, supply will shape short-term opportunity.
Work with BuySellRent to sequence viewings, benchmark prices, and negotiate with confidence—WhatsApp us for a discovery session and act before momentum resets. See a related listing at Palm View Row.
FAQ
What drove the rebound in private residential transactions between June and July?
The bounce came from three major launches that released fresh supply and reactivated buyer interest. Strong marketing, competitive pricing and choice in the Core Central Region (CCR) drew both local and foreign purchasers, lifting monthly volumes and transaction velocity.
How did CCR projects like UpperHouse Orchard Boulevard and The Robertson Opus influence market momentum?
High-profile CCR projects pushed up value benchmarks and generated spillover demand. UpperHouse showed robust median pricing around ,259 psf while The Robertson Opus — with its 999-year leasehold appeal — traded at about ,359 psf, helping CCR post stronger quarterly gains than other regions.
Which developments led sales in the Rest of Central Region (RCR)?
LyndenWoods and nearby Science Park releases were standout performers, achieving very high take-up rates — roughly 97% in some pockets — at price points near ,450–,463 psf. Their success highlights continued appetite for well-located products priced below CCR luxury tiers.
Are prices continuing to rise across all regions?
Price movement is uneven. URA indices showed a modest q-o-q increase overall (about 1.0%), with CCR stronger (around 3.0%). RCR gains moderated and OCR remained largely stable as fewer launches entered that band during the period.
What should buyers consider when choosing between CCR, RCR and OCR projects?
Imagine prioritizing long-term capital growth: CCR projects often offer stronger rental yields and resale premiums. For value and immediate affordability, RCR projects like LyndenWoods present competitively priced alternatives. OCR appeals to buyers seeking lower entry points and steadier demand.
How large is the near-term new launch pipeline and how will it affect inventory?
The Q3 pipeline is sizable — roughly 4,500 units across about ten launches — which will ease tightness in some micro-markets but sustain pricing momentum in CCR-led pockets where demand remains strong.
What does the unsold inventory picture look like?
Unsold stock shifted with recent completions; pockets of inventory remain in secondary locations while prime CCR projects reported brisk sell-through. Overall, deliveries in 2025 are expected to absorb a portion of current unsold units, keeping price support intact where demand persists.
How are rentals performing amid these developments?
Rental demand is tilted toward CCR, which posted the strongest rental growth thanks to new supply completions and sustained tenant demand. OCR rental markets stayed steady, while RCR saw mixed movements depending on project type and proximity to employment nodes.
What’s happening in the Executive Condominium (EC) segment?
The EC segment remains demand-heavy relative to supply. Otto Place EC saw brisk take-up with transacted psf near
FAQ
What drove the rebound in private residential transactions between June and July?
The bounce came from three major launches that released fresh supply and reactivated buyer interest. Strong marketing, competitive pricing and choice in the Core Central Region (CCR) drew both local and foreign purchasers, lifting monthly volumes and transaction velocity.
How did CCR projects like UpperHouse Orchard Boulevard and The Robertson Opus influence market momentum?
High-profile CCR projects pushed up value benchmarks and generated spillover demand. UpperHouse showed robust median pricing around $3,259 psf while The Robertson Opus — with its 999-year leasehold appeal — traded at about $3,359 psf, helping CCR post stronger quarterly gains than other regions.
Which developments led sales in the Rest of Central Region (RCR)?
LyndenWoods and nearby Science Park releases were standout performers, achieving very high take-up rates — roughly 97% in some pockets — at price points near $2,450–$2,463 psf. Their success highlights continued appetite for well-located products priced below CCR luxury tiers.
Are prices continuing to rise across all regions?
Price movement is uneven. URA indices showed a modest q-o-q increase overall (about 1.0%), with CCR stronger (around 3.0%). RCR gains moderated and OCR remained largely stable as fewer launches entered that band during the period.
What should buyers consider when choosing between CCR, RCR and OCR projects?
Imagine prioritizing long-term capital growth: CCR projects often offer stronger rental yields and resale premiums. For value and immediate affordability, RCR projects like LyndenWoods present competitively priced alternatives. OCR appeals to buyers seeking lower entry points and steadier demand.
How large is the near-term new launch pipeline and how will it affect inventory?
The Q3 pipeline is sizable — roughly 4,500 units across about ten launches — which will ease tightness in some micro-markets but sustain pricing momentum in CCR-led pockets where demand remains strong.
What does the unsold inventory picture look like?
Unsold stock shifted with recent completions; pockets of inventory remain in secondary locations while prime CCR projects reported brisk sell-through. Overall, deliveries in 2025 are expected to absorb a portion of current unsold units, keeping price support intact where demand persists.
How are rentals performing amid these developments?
Rental demand is tilted toward CCR, which posted the strongest rental growth thanks to new supply completions and sustained tenant demand. OCR rental markets stayed steady, while RCR saw mixed movements depending on project type and proximity to employment nodes.
What’s happening in the Executive Condominium (EC) segment?
The EC segment remains demand-heavy relative to supply. Otto Place EC saw brisk take-up with transacted psf near $1,700–$1,746, signaling pent-up buyer interest in near-mass-market, subsidized-product alternatives.
How should sellers and developers approach pricing amid the current market?
Discipline matters. Early movers with differentiated product and strong location fundamentals can still command premiums. Sellers should balance price optimism with realistic absorption timelines; developers benefit from staged launches and calibrated incentives to sustain demand.
For investors, what short-term signals are most important?
Focus on CCR yield and capital-growth potential, track upcoming completions that affect supply, and watch demand indicators like take-up rates at new projects. Projects with high early sell-through and near-term developer completions tend to signal stronger resale prospects.
Where can I get tailored advice or a market discovery session?
For a personalised review of portfolio strategy, pricing guidance or acquisition opportunities, reach out via WhatsApp to BuySellRent for a discovery session tailored to your goals and budget.
,700–
FAQ
What drove the rebound in private residential transactions between June and July?
The bounce came from three major launches that released fresh supply and reactivated buyer interest. Strong marketing, competitive pricing and choice in the Core Central Region (CCR) drew both local and foreign purchasers, lifting monthly volumes and transaction velocity.
How did CCR projects like UpperHouse Orchard Boulevard and The Robertson Opus influence market momentum?
High-profile CCR projects pushed up value benchmarks and generated spillover demand. UpperHouse showed robust median pricing around $3,259 psf while The Robertson Opus — with its 999-year leasehold appeal — traded at about $3,359 psf, helping CCR post stronger quarterly gains than other regions.
Which developments led sales in the Rest of Central Region (RCR)?
LyndenWoods and nearby Science Park releases were standout performers, achieving very high take-up rates — roughly 97% in some pockets — at price points near $2,450–$2,463 psf. Their success highlights continued appetite for well-located products priced below CCR luxury tiers.
Are prices continuing to rise across all regions?
Price movement is uneven. URA indices showed a modest q-o-q increase overall (about 1.0%), with CCR stronger (around 3.0%). RCR gains moderated and OCR remained largely stable as fewer launches entered that band during the period.
What should buyers consider when choosing between CCR, RCR and OCR projects?
Imagine prioritizing long-term capital growth: CCR projects often offer stronger rental yields and resale premiums. For value and immediate affordability, RCR projects like LyndenWoods present competitively priced alternatives. OCR appeals to buyers seeking lower entry points and steadier demand.
How large is the near-term new launch pipeline and how will it affect inventory?
The Q3 pipeline is sizable — roughly 4,500 units across about ten launches — which will ease tightness in some micro-markets but sustain pricing momentum in CCR-led pockets where demand remains strong.
What does the unsold inventory picture look like?
Unsold stock shifted with recent completions; pockets of inventory remain in secondary locations while prime CCR projects reported brisk sell-through. Overall, deliveries in 2025 are expected to absorb a portion of current unsold units, keeping price support intact where demand persists.
How are rentals performing amid these developments?
Rental demand is tilted toward CCR, which posted the strongest rental growth thanks to new supply completions and sustained tenant demand. OCR rental markets stayed steady, while RCR saw mixed movements depending on project type and proximity to employment nodes.
What’s happening in the Executive Condominium (EC) segment?
The EC segment remains demand-heavy relative to supply. Otto Place EC saw brisk take-up with transacted psf near $1,700–$1,746, signaling pent-up buyer interest in near-mass-market, subsidized-product alternatives.
How should sellers and developers approach pricing amid the current market?
Discipline matters. Early movers with differentiated product and strong location fundamentals can still command premiums. Sellers should balance price optimism with realistic absorption timelines; developers benefit from staged launches and calibrated incentives to sustain demand.
For investors, what short-term signals are most important?
Focus on CCR yield and capital-growth potential, track upcoming completions that affect supply, and watch demand indicators like take-up rates at new projects. Projects with high early sell-through and near-term developer completions tend to signal stronger resale prospects.
Where can I get tailored advice or a market discovery session?
For a personalised review of portfolio strategy, pricing guidance or acquisition opportunities, reach out via WhatsApp to BuySellRent for a discovery session tailored to your goals and budget.
,746, signaling pent-up buyer interest in near-mass-market, subsidized-product alternatives.
How should sellers and developers approach pricing amid the current market?
Discipline matters. Early movers with differentiated product and strong location fundamentals can still command premiums. Sellers should balance price optimism with realistic absorption timelines; developers benefit from staged launches and calibrated incentives to sustain demand.
For investors, what short-term signals are most important?
Focus on CCR yield and capital-growth potential, track upcoming completions that affect supply, and watch demand indicators like take-up rates at new projects. Projects with high early sell-through and near-term developer completions tend to signal stronger resale prospects.
Where can I get tailored advice or a market discovery session?
For a personalised review of portfolio strategy, pricing guidance or acquisition opportunities, reach out via WhatsApp to BuySellRent for a discovery session tailored to your goals and budget.
