Not sure if upgrading makes sense for you? See the real numbers first — no pressure, no hard sell.
New site, no inflated numbers. Just independent, data-driven new launch research — read it before you commit.
Filter every launch from 2024 to 2027 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 track every launch from land sale to booking day, so you can register for previews early and shortlist the right units before launch, at the developer's official prices.
Private home prices rose 1.4% quarter-on-quarter in Q3 2026, the eighth straight quarterly rise, and are up 2.8% in the first nine months of 2026 (URA). Fewer launches meant fewer new-home sales: developers sold 1,183 units against 1,140 launched, and total private transactions fell 16.3% to 5,146.
Direct answers for serious buyers
Get Jack's free 30-min situation check. Zero obligation. Same developer price — you skip the commission.
Get my free 30-min checkNo pressure. No buyer fees. No outdated listings. Just independent, data-backed guidance on Singapore's new launch and resale condos. On a new launch you pay the developer's own price list, nothing more.
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.
We're new. Be one of the first to get independent new launch advice, with no commission on your side.
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 on new launches, at the developer's price, 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
Thomson Reserve's $810M en bloc price feels like proof it's worth buying. Here's why that number may be quietly working against you, and what to check.
Why do Singaporeans pay more for a "good district"? An honest, contrarian look at Thomson Reserve and the status instinct that quietly costs buyers real money.
MAS stress-test math: the $1.7M condo requires $1,733 LESS in qualifying income than the $970k HDB. Verified 2026 breakdown of MSR vs TDSR, stamp duties, and CPF outlay.
Booking without an IPA can cost you 1.25% of the purchase price — sometimes far more. Real math, six real scenarios, and the exact Singapore rules.
An honest look at the 8 real risks — construction delays, supply wave, SSD trap, quantum overstretch — and how serious buyers handle each one.
Worried Thomson Reserve is overpriced at $2,500–$3,100 psf? A fair, data-driven look at what the price really buys — and who quietly benefits.
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.