Not sure if upgrading makes sense for you? See the real numbers first — no agent, no pressure.
New site, no inflated numbers. Just independent, data-driven new launch research — read it before you commit.
Filter every 2025 & 2026 launch by district, price range, developer and walking distance to the MRT — and shortlist in minutes, not weekends.
See unit mix, indicative PSF and developer track record side by side — the same checks a seasoned buyer runs before committing.
We work directly with developers, so you get early preview access and first pick of units at official launch pricing.
Despite global uncertainties, well-positioned new launches continue to see rapid take-up. Q1 2026: Developer sales exceeded launches with private residential prices rising +0.9% QoQ (URA). Serious buyers are securing units early.
Direct answers for serious buyers
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Get my free 30-min checkNo pressure. No buyer fees. No outdated listings. Just direct access to Singapore's best 2025–2026 onwards new launch and resale condos — at developer price, with independent, data-backed guidance.
Before SellingSgProperty, buyers kept making the same expensive mistakes:
Rushing the booking fee on launch day
Caught up in showroom pressure, they commit — then forfeit part of the deposit when the loan falls short or doubts set in.
Buying with no exit plan
No thought given to the Seller's Stamp Duty timeline or holding period — leaving them stuck, or selling at a loss years later.
Trusting one showflat's pitch
No independent check on PSF, balance units or comparable resale, so they overpay without ever knowing it.
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Jack Leow comes from an auditing background, so he looks at property the way he'd look at numbers — carefully, and without the sales pressure. With his team, he goes through projects unit by unit to figure out which one genuinely fits what you need.
That's it. No big promises. Just honest advice and direct access to new launches, with no commission on your side.
Practical guides for HDB upgraders choosing new launch condos vs resale condos 2026, first-time private property buyers, foreign investors navigating ABSD, and anyone building long-term wealth through Singapore real estate (new launch or resale).
From the Find Your Treasure newsletter • Singapore property 2025–2026
Income ceilings, grants, MOP rules, ABSD — clear 2026 guide to choose the right home for your budget and timeline. Direct answers for upgraders.
Turf City transformation, land bid analysis ($1,410 psf ppr), ROI outlook & why being first in the precinct matters for CCR buyers.
Why families love Dunearn House Bukit Timah — 7-min walk to Sixth Avenue MRT, top schools, lush greenery & Turf City living in District 11.
Complete Dunearn House buyer's guide: indicative prices ($1.9M–$3.3M), unit types, eligibility, payment scheme & comparison to D11 condos. Updated 2026.
Complete guide to the Bukit Timah Turf City transformation: timeline, conserved buildings, future MRT, parks, and impact on Dunearn House value.
Dunearn House review 2026: honest pros & cons, expected price ($2,800–$3,100 psf), Turf City location, and who should buy. Read before you book.
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Complete the three steps below to see your monthly instalment, upfront costs, and affordability checks.
Used for the MSR (HDB & EC only) and the TDSR stress test at a 4% floor rate.
Excludes legal/conveyancing fees, valuation, and buffer funds. For private resale purchases, stamp duties are typically paid in cash first and reimbursed from CPF OA after completion.
| Month | Principal | Interest | Balance |
|---|
Select HDB Loan or Bank Loan and enter your target purchase price. We automatically apply the current 75% LTV cap for first-time buyers.
Set your preferred tenure and interest rate. Banks are generally capped at the lower of 30 years or age 65. HDB loans max out at 25 years.
Enter your age and gross monthly income to instantly check MSR (HDB/EC) and TDSR stress test results at the current 4% floor rate.
This shows your monthly repayment and the total interest you will pay over the full loan tenure. A lower interest rate or shorter tenure significantly reduces total interest paid.
We test your loan against current MAS rules. MSR ≤ 30% for HDB/EC and TDSR ≤ 55% at 4% stress test. These are the two most important affordability gates in Singapore.
Here are three realistic scenarios to help you understand how the numbers translate to real buying decisions.
This profile comfortably passes both MSR and TDSR for most households earning above $7,500 gross monthly.
Progressive payments during construction help spread cash outflow. Many upgraders use this calculator to pressure-test before booking.
Higher ABSD applies. This calculator helps you model the true holding cost before committing capital. Speak to me for a full investment cashflow review.
| Factor | HDB Loan | Bank Loan |
|---|---|---|
| Current Interest Rate | 2.60% | From ~1.80% (varies by package) |
| Maximum Tenure | 25 years | 30 years or up to age 65 |
| MSR Limit | 30% of gross income | Not applicable |
| TDSR Stress Test | 4% floor rate | 4% floor rate |
| Best For | HDB flats & some ECs | Private condos & most new launches |
Rates as of June 2026. Always compare latest bank packages before deciding.
Unlike resale properties where you pay the full amount on completion, new launch condos use a progressive payment scheme. The loan is drawn down in stages as construction milestones are reached.
This means your monthly instalment starts lower and steps up as more of the loan is disbursed. This calculator shows the standard progressive payment schedule so you can plan your cashflow accurately during the construction period (typically 3–4 years).
Pro Tip for New Launch Buyers:
Many buyers underestimate the increasing instalments during construction. Use this calculator and speak to me to model your actual cashflow before you book a unit.
Get a free 30-minute personalised review. I’ll cross-check your numbers against the latest bank packages and new launch progressive payment schedules.
Need some clarification?No obligation. Developer-paid consultation.
HDB loans are provided by the Housing & Development Board with a current rate of 2.60% and a maximum tenure of 25 years. Bank loans generally offer lower rates (from ~1.80% as of mid-2026) but have stricter TDSR stress testing and are capped at the lower of 30 years or age 65.
The Total Debt Servicing Ratio (TDSR) stress test requires that all your debts, including the new home loan calculated at a 4% floor interest rate, do not exceed 55% of your gross monthly income. This is one of the key affordability checks used by banks.
The Mortgage Servicing Ratio (MSR) caps your monthly mortgage payment at 30% of your gross monthly income for HDB flats and Executive Condominiums. It is stricter than TDSR and is one of the main reasons many buyers use this calculator before viewing new launches.
For new launch properties, you pay in stages during construction instead of one lump sum. Your bank loan is drawn down progressively, and your monthly instalment is recalculated each time more of the loan is disbursed. This calculator shows the standard progressive payment schedule.
CEA Reg. No. R074023I | PropNex Realty Pte Ltd
I help serious buyers make confident decisions on new launch condos. With an auditing background and hands-on experience in property transactions, I focus on clear numbers, realistic cashflow, and pressure-testing affordability before you commit. This calculator is one of the tools I use with clients.
Disclaimer: All calculations are estimates based on the standard amortising loan formula and prevailing MAS rules (MSR 30%, TDSR 55%, 4% stress-test floor, 75% LTV for first-time buyers). Interest rates are indicative as of June 2026 and subject to change. This tool is for educational purposes only and does not constitute financial advice. Always verify figures with HDB, your bank, or a licensed adviser before making any property purchase decision.
Maintained by Jack Leow (CEA Reg. No. R074023I). Data-driven tools to help buyers make informed decisions on Singapore new launch condos.
A rare freehold boutique of just 107 units in Tanjong Rhu (D15), three minutes from Katong Park MRT on the Thomson–East Coast Line. Here's the independent, data-backed view.
Arina East Residences is one of the few freehold new launches of this cycle — and at 107 units, among the most exclusive. The trade-offs are real: a $2,800+ PSF entry for an RCR address, a developer consortium (ZACD Group, Welltech Construction, FRX Capital) without a blue-chip track record, and a unit count small enough that resale liquidity deserves thought. Buy it for permanence, scarcity and the TEL doorstep — not for a quick flip.
| Project | Region | Tenure | Avg PSF | Units | TOP | Differentiator |
|---|---|---|---|---|---|---|
| Arina East Residences | RCR | Freehold | $2,811 | 107 | 2027 | Freehold + boutique scale |
| Union Square Residences | RCR | 99 LH | $2,966 | 366 | 2029 | Singapore River + Clarke Quay |
| Aurea | CCR | 99 LH | $2,840 | 188 | 2029 | Low-density CCR |
An own-stay buyer or legacy-minded investor who values freehold permanence, wants TEL connectivity without CCR pricing, prefers a quiet low-density address near the Sports Hub, and intends to hold well past any speculative window.
Chasing a short-hold flip (thin liquidity works against fast exits), need a deep pool of comparable transactions for confidence, or want the reassurance of a top-tier developer brand at this price point.
Yes — it is one of the few freehold new launch condos available in this cycle, a structural advantage over the 99-year leasehold comparables in its price range.
Q4 2027 expected TOP, with vacant possession in 2028 — earlier keys than most 2029–2030 completions among comparable launches.
Only 107 units across 1- to 4-bedroom layouts — boutique and exclusive, with the liquidity trade-off that implies on resale.
Katong Park MRT (TE24) on the Thomson–East Coast Line, roughly a 3-minute walk — with direct access toward Marina Bay, the CBD and Changi.
ZACD LV Development Pte Ltd — a joint venture of ZACD Group, Welltech Construction and FRX Capital.
Data-backed advice on whether this — or any new launch — fits your goals.
Free 30-min consultationThe information is for general guidance only — please seek professional advice before committing.
1,240 units on the former Thomson View site. Reservoir-adjacent. 1km to Ai Tong. Backed by UOL, SingLand & CapitaLand. The real question isn't whether it's a good project — it's whether the launch price will be worth paying.
Thomson Reserve has genuine strengths: reservoir-adjacent micro-location, a blue-chip developer consortium, scale-driven facilities, and a real upgrader wave timed to its 2030 TOP. But it's launching above Jadescape's resale and well above Springleaf Residence. The price you pay determines everything.
Fair entry for average stacks. Justifiable premium over Jadescape resale for new product and fresh lease.
Cheaper alternatives in the same corridor (Jadescape, Springleaf) become more attractive on a risk-adjusted basis.
Reservoir-adjacent living with TEL connectivity and a top-tier school catchment is the kind of combination you can't easily replicate at any price point in the OCR.
Elevated terrain delivers direct sightlines across the Central Catchment Nature Reserve — a scarce feature among Singapore new launches.
Walking distance to the Thomson-East Coast Line. The future Bright Hill interchange on the Cross Island Line will materially improve east-west connectivity.
One of Singapore's most sought-after Chinese-medium primary schools. Priority access during Phase 2C, though balloting remains likely.
Surrounded by low-density landed housing and Thomson Plaza for daily amenities. A quieter micro-environment than denser new launches.
A 5-hectare site allows for genuinely generous landscaping and a deeper bench of facilities than smaller neighbouring parcels can offer.
Estimated launch psf benchmarked against directly comparable resale and new launch projects in the Upper Thomson / Springleaf corridor.
We won't tell you it's a no-brainer. Here's what works in Thomson Reserve's favour — and what gives us pause.
BTOs launched in Bishan, AMK and Toa Payoh between 2020 and 2025 hit their 5-year MOP right as Thomson Reserve TOPs. A conservative 30% upgrader conversion translates into 1,500–2,000+ local family buyers in the catchment.
Reservoir adjacency, Ai Tong catchment, mega-development scale, and a blue-chip JV — a combination that's structurally difficult to replicate.
TEL is operational, Cross Island Line interchange is coming at Bright Hill, and Jadescape's strong recent performance proves the market rewards quality projects in this corridor.
Four TEL stops separate Upper Thomson from Springleaf MRT. Apply ~$100 psf per stop and a $2,500–$2,650 psf entry is internally consistent.
Roughly 80 applications for 43 places in a recent Phase 2C round. Balloting remains likely — the school supports the case, but isn't a guaranteed conversion driver.
Large developments win when launched at sensible pricing. They face slower post-TOP absorption because many units list simultaneously. Average stacks feel this pressure most.
Jadescape launched at ~$1,371 psf. Thomson Reserve launches at $2,500+ psf — a thinner pricing buffer if market sentiment softens.
Thomson Reserve, Springleaf Residence, Upper Thomson Parcel A and existing stock all compete for the same buyer pool across an overlapping window.
Jadescape is the most relevant benchmark — same catchment, same TEL access, comparable family-oriented buyer profile. Here's the honest like-for-like.
| Factor | Thomson Reserve | Jadescape |
|---|---|---|
| TOP Year | ~2030 (new launch) | 2019–2020 (resale) |
| Average PSF | $2,500 – $2,600+ (launch est.) | ~$2,293 (recent resale) |
| Units | ~1,240 | ~1,206 |
| MRT | Upper Thomson (walking) | Upper Thomson (walking) |
| Track Record | None yet | Near-zero unprofitable resales |
| Reservoir Access | Direct adjacency | Less direct |
| Ai Tong (1km) | Yes | Less direct |
| Lease Remaining | Fresh 99 years | ~94 years |
| Facilities | Resort-style at mega scale | Established but older |
Fair-value estimate. Adding ~$350 psf for newness to Jadescape's $2,293 psf benchmark puts reasonable value for Thomson Reserve around $2,650 psf — right at the lower end of the expected launch range. The premium is defensible. The question is whether the developer prices to that ceiling or pushes past it.
Use this framework when the official price list is released. Stacks matter — but average launch psf tells you whether the project is rationally priced overall.
3-bedroom quantum is likely to fall in the $2.4M – $2.85M range depending on stack, floor and view.
I'll walk you through the unit mix, compare Thomson Reserve against Jadescape and Springleaf Residence, and run your HDB upgrade numbers so you know exactly which stacks fit your budget — and which to avoid.
Book a free 30-min consultation