“The secret of change is to focus all of your energy not on fighting the old, but on building the new.” — Socrates.
Imagine you arrive with clarity: a steady index, tighter volumes, and selective transactions guiding your next decision. Q2 showed private home prices rising 1.0% quarter-on-quarter and 3.4% year-on-year, beating initial estimates.
Overall sales eased to 5,128 units, down 29.4% as fewer launches and seasonal timing altered volume. New sales fell sharply while resale made up 71.1% of deals, shifting where liquidity sits.
Unsold stock remains at 18,653 units — just over two years of landbank — a buffer that supports pricing power even with softer headline sales. You can turn these signals into action; read launch highlights or see detailed transaction trends at BuySellRent research.
WhatsApp us for a discovery session and we will translate this analysis into a shortlist tailored to your goals.
Key Takeaways
- Prices rose 1.0% qoq and 3.4% yoy, signaling resilience rather than retreat.
- Transactions fell to 5,128 units; fewer launches compressed volume.
- Resale dominated at 71.1% — liquidity is concentrated in secondary market stock.
- Unsold inventory ~18,653 units (~two years landbank) supports pricing power.
- Focus on launch cadence, pipeline, and central segments when shortlisting.
- Use BuySellRent research to turn market signals into targeted action.
July 2025 market snapshot: prices up, volumes down, resilience intact
The latest quarter brought clearer signals — rising values amid softer sales.
Q2 recorded a 1.0% quarter-on-quarter uptick versus 0.8% in the previous quarter, even as overall transactions fell 29.4% to 5,128 units. New sales stood at 1,212 units while developers launched 1,520 units.
Resale activity remained the backbone of liquidity. Resale accounted for 3,647 units or 71.1% of sales; subsales dipped to 269 units.
What Singapore buyers need to know now and how BuySellRent can help
You see a market where prices firm even as volume softens. That favors informed selection over rushed bidding.
- Compare momentum to the previous quarter to confirm cadence, not reversal.
- Prioritize projects with active comps in resale channels to protect exit options.
- Work with BuySellRent to model entry, rental yield and 3–5 year outcomes.
WhatsApp us for a discovery session and turn this snapshot into targeted viewings that match your criteria.
URA private residential price movement July 2025: index, sales and supply dynamics
You can see controlled index growth paired with a noticeable slowdown in transactions. The all-residential price index rose 1.0% quarter-on-quarter and 3.4% year-on-year in Q2. That anchors a narrative of measured price growth even with a quieter release schedule.
Overall sales fell to 5,128 units, driven by fewer developer launches (1,520 units) and new sales slipping to 1,212. Demand migrated to secondary channels: resale accounted for 3,647 transactions or 71.1% of deals, while subsales moderated to 269 units.
Supply remains a stabilizer. Unsold inventory stood at 18,653 units, about just over two years of landbank. That buffer helps support values while keeping choice for buyers.
Affordability tilted toward mid-tier budgets. Two-thirds of new non-landed units transacted under S$2.5m, improving match rates for many buyers. Track segment signals — CCR strength, OCR gains and RCR mix — and use these inputs to shortlist targeted options.
BuySellRent distills the moving parts—index, transactions, and supply—into clear next steps for you. WhatsApp us for a discovery session.
Segment performance deep dive: CCR, RCR, OCR and landed homes
Segment gaps tightened this quarter as central momentum pushed values ahead of suburban peers. You should read each segment on its own merits and then map that to your hold strategy.
CCR momentum
CCR non-landed prices rose 3.0% qoq, driven by projects like 21 Anderson and steady uptake in core precincts. This growth narrowed spreads with other zones and signals renewed confidence from both buyers and investors.
RCR pause
RCR recorded a -1.1% qoq move. That drop is largely mix-driven.
Accessible launches such as One Marina Gardens (479 units at S$2,950 psf median) and Bloomsbury Residences (158 units at S$2,473 psf) anchored lower comps this quarter without derailing longer-term demand.
OCR stability
Outside central region estates held firm. Prices rose 1.1% qoq even with few new launches, showing depth among end-users and steady local demand.
Landed resurgence
Landed values climbed 2.2% qoq. Renewed interest in Good Class Bungalow neighbourhoods—about 11 high-value transactions north of S$300m—supports scarcity-based upside.
“We translate segment stats into buy boxes for you.”
How you act: frame differentials to choose CCR upside or RCR/OCR value. Weigh per-psf corridors, unit types and hold period. Let BuySellRent turn these signals into a segment-specific shortlist—start with our landed transactions research at landed property transactions and WhatsApp us for a discovery session.
Rentals and vacancy: stability with CCR-led growth
A steady rental index and selective central completions point to measured income growth for landlords and investors. The market is clearing leases at realistic levels this period.
Key indicators: the rental index rose 0.8% qoq, marking the fifth straight quarter within ±1%. Vacancy sits at 7.1%, a contained rate that still allows healthy absorption.
What the data means for you
CCR non-landed rents outpaced peers, up 1.8% qoq. RCR was flat and OCR rose 0.1%. Expect overall rental growth of roughly 1–5% for the year as completions moderate.
- About 4,949 units (ex-EC) are due in 2025; 3,236 units arrive in H2 of the period.
- A larger pipeline returns from 2026 onwards, so calibrate yield targets accordingly.
- A slightly higher vacancy rate still fits a functioning housing market; pair rental comps with stack attributes to protect yield.
Use BuySellRent’s rental modeling to calibrate your target yield and risk. WhatsApp us for a discovery session.
New launches 2025 and pricing power: where sales will come from
A busy launch calendar will shape where near-term sales and buyer attention land.
Expect about ten launches in 3Q delivering roughly 4,500 units. That pipeline will set the tone for near-term market momentum and supply absorption.
Projects to watch include LyndenWoods, UPPERHOUSE at Orchard Boulevard, and The Robertson Opus. July showed strong interest: LyndenWoods sold ~94% on launch weekend, UPPERHOUSE about 54% and The Robertson Opus roughly 41% units sold.
Pricing dynamics favour disciplined openings. Developers offer competitive starting prices but are unlikely to cut deeply. Low unsold stock and rising costs create firm floors for prices.
What you should do
- Track launch sequencing: early releases will drive near-term sales and volume.
- Stack-rank projects by entry price, quantum mix and transport links before previews.
- Use research-led comparables to test a project’s premium against nearby resale, including one marina gardens for context.
Want first-dibs on the best stacks at launch? WhatsApp BuySellRent for an allocation strategy and early comparables.
Transactions and completions: parsing quarter, period and pace
Transaction flow slowed this quarter as a lighter launch slate and calendar effects reshaped buying rhythms.
New home sales fell to 1,212 units in Q2, down from 3,375 in the previous quarter. Developers launched 1,520 units versus 3,139 earlier, reflecting election timing and school holidays rather than weakening demand.
Resale activity and steady comparables
Resale transactions held firm at 3,647 units, broadly in line with the five-quarter average of 3,715. That steady stream gives you richer comps and faster time-to-offer when you scout a private residential project or a private home.
Completions and near-term supply
Completions cooled: Q2 added 341 units and 1H totalled 2,329. Another 2,620 are due in H2, leaving units 2025 expected at about 4,949 versus 8,460 in 2024.
| Metric | Q1 | Q2 |
|---|---|---|
| New home sales (units) | 3,375 | 1,212 |
| Launches (units) | 3,139 | 1,520 |
| Resale transactions | — | 3,647 |
| Q2 completions (units) | — | 341 |
“Separate seasonal lull from demand trends — that view helps you act with timing and confidence.”
What you should do now: lean on resale volume for comparable-rich viewings, preview upcoming launches to keep optionality, and align your financing to project timelines and completion windows.
Get a timeline-first plan with BuySellRent—what to view now, what to monitor next quarter. WhatsApp us for a discovery session.
Buyer strategies in a selective market: value, segments and timing
Selectivity defines today’s market — target projects that give prime access without prime premiums.
Imagine you focus on adjacency and utility rather than chasing every headline. That keeps your downside small and optionality large.
Owner-occupiers: practical edges
You should prioritise well-priced projects near the CCR–RCR boundary and OCR value pockets.
Look for efficient layouts, favourable stack orientation and balanced maintenance fees. These factors protect long-term home outcomes and make living easier.
Investors: where returns and rental tailwinds meet
CCR non-landed strength matters: prices rose about 3.0% qoq while CCR rents lifted roughly 1.8% qoq. Narrowing segment gaps create selective upside.
Verify yield using current CCR-led rental growth and align your assumptions to neighbourhood demand.
Timing the market: launches, rates and Master Plan catalysts
Time entries around launch cadence and rate moves. Strong take-up at recent launches (LyndenWoods ~94%, UPPERHOUSE ~54%, The Robertson Opus ~41%) signals where sales and comps form fast.
Track Draft Master Plan catalysts in Dover, Defu, Newton and Paterson — these can lift home prices over time and reshape catchment appeal.
“Work one-on-one with BuySellRent to refine your buy box and timing. WhatsApp us for a discovery session.”
| Buyer type | Priority | Key signal |
|---|---|---|
| Owner-occupier | CCR–RCR boundary or OCR value pockets | Efficient layout, low fees |
| Investor | CCR non-landed recovery | Rental growth and selective launches |
| Timing | Launch windows & Master Plan catalysts | Interest rate moves; launch take-up |
How you act: filter units by utility, use research-led comparables (see plot ratio guidance at plot ratio meaning) and negotiate with conviction in a selective market.
Conclusion
Data shows modest index gains while transactions cooled, sharpening where opportunities sit.
The all-residential index rose 1.0% quarter-on-quarter and 3.4% year-on-year as transactions slowed to 5,128 units. Unsold inventory held at 18,653 units, keeping supply tight and supporting steady prices.
Analysts expect price growth of roughly 2–5% for the year. July launches, including The Robertson Opus, and launches 2025 will create selective windows to act. Volume has eased versus the previous quarter; that favors disciplined entries over speed.
Imagine moving from insight to action with a trusted partner. WhatsApp BuySellRent for a discovery session and turn this analysis into your next address or asset.
FAQ
What drove the headline market trend in July 2025?
A small rise in the price index coincided with a noticeable drop in transaction volumes as fewer new launches entered the market. Strong demand in central locations and constrained new supply kept values supported, while buyer caution and calendar effects lowered sales activity.
How did prices and sales perform in Q2 2025 compared with the previous quarter?
The index showed roughly 1.0% quarter‑on‑quarter growth and about 3.4% year‑on‑year in Q2, while transactions fell nearly 29.4% qoq to about 5,128 units, reflecting a pullback in launch cadence and more selective buyer behaviour.
Is the resale market still dominant and what was its share?
Yes. Resale transactions accounted for the majority of activity, making up about 71.1% of sales. Subsale volumes moderated, registering around 269 recorded instances in the quarter.
What does current unsold inventory and landbank look like?
Unsold stock across projects stood near 18,653 units. Based on typical absorption rates, the effective landbank equates to just over two years of supply for non‑landed homes, which supports price resilience.
Where are most new buyers pricing themselves?
Roughly two‑thirds of new non‑landed transactions were priced below S.5 million, indicating an affordability sweet spot where demand remains concentrated.
How did different segments fare — CCR, RCR, OCR and landed homes?
Central non‑landed areas led with about 3.0% qoq gains, narrowing the gap with RCR and OCR. The RCR saw a small dip owing to project mix effects, while the OCR posted modest gains. Landed properties showed renewed strength, rising roughly 2.2% qoq.
Which projects influenced segment trends in the quarter?
Signature developments and resale activity in projects such as One Marina Gardens and other central launches helped set the tone in CCR and RCR. New launches with strong take‑up also supported pricing in targeted pockets.
What’s the rental market outlook and vacancy trend?
Rents edged up modestly — the rental index rose about 0.8% qoq, marking the fifth straight quarter within a narrow band. Vacancy hovered near 7.1%, and with completions expected to moderate, rents are forecast to climb roughly 1%–5% for the year.
How many new units are expected from upcoming launches and what projects should buyers watch?
The near‑term pipeline points to about 4,500 units across around ten launches in the coming quarter. Projects to watch include LyndenWoods, UPPERHOUSE at Orchard Boulevard, and The Robertson Opus, which could shape demand momentum.
What factors are shaping developers’ pricing power?
Developers face elevated construction and input costs, limited unsold stock in some segments, and selective appetite for Government Land Sales. Competitive starting prices combined with low inventory in core locations are bolstering pricing power.
How did new sales and completions compare year‑on‑year?
New sales slowed to about 1,212 units in Q2 versus roughly 3,375 in Q1, influenced by electoral and holiday calendars. Completions are cooling too — about 4,949 units (excluding executive condominiums) are anticipated this year versus higher totals in 2024.
What strategies should owner‑occupiers consider in this market?
Prioritize well‑priced projects that offer proximity to CCR‑RCR boundaries or value pockets in the OCR. Focus on long‑term suitability, cashflow implications, and resale potential rather than short‑term price swings.
What approach should investors take given current dynamics?
Investors may focus on CCR non‑landed recovery and rental tailwinds, seeking assets where rental yields and capital prospects align. Monitor launch cadence, tightening supply in preferred segments, and projects with strong leasing appeal.
How should buyers time their decisions amid policy and macro uncertainty?
Watch the cadence of launches, interest‑rate signals, and planning catalysts such as the Draft Master Plan. Use discovery sessions with advisors — for instance, via BuySellRent channels — to align timing with your financial plan and risk tolerance.
Where can I get a tailored assessment of my buying or selling options?
Contact a licensed consultant at BuySellRent for a personalised review of market positioning, pricing benchmarks and timing strategies. They can run a comparative analysis and map options suited to your objectives.
