Developer asking prices as of 29 Sep 2026 put an available 2-bedroom below $2.5 million in 36 private condo projects, from $1,339,000 at Narra Residences (D23) to $2,499,000 at Sophia Regency (D09). For each one we show the floor plan of the cheapest available unit, what the developer paid for its land and when its ABSD clock runs out, with charts of resale returns in its district.
The cheapest 2-bedroom on the list is a 560 sq ft unit at Narra Residences for $1,339,000, and the dearest that still makes the cut is 753 sq ft at Sophia Regency for $2,499,000; of the 36, 10 are freehold or 999-year and 3 are already completed. Under IRAS rules, a developer pays Additional Buyer's Stamp Duty (ABSD) on residential land and has most of it remitted upfront, on condition that it completes the project and sells every unit within 5 years of buying the land. W Residences Marina View's 5-year date is 29 Sep 2026, and The Collective at One Sophia's is 3 Dec 2026. Four smaller projects on the list are already past theirs; Jervois Privé's developer says it paid its ABSD in Apr 2023, and for the rest we found no published extension.
Select a column heading to sort.
W Residences Marina View (D01)
29 Sep 2026
15 of 683, Aug 2026
The Collective at One Sophia (D09)
3 Dec 2026
99 of 367, Aug 2026
Duet @ Emily (D09)
26 Feb 2026, passed
3 of 20, Aug 2026
Sophia Regency (D09)
26 Dec 2024, passed
0 of 38, Aug 2026
Gems Ville (D14)
3 Aug 2025, passed
7 of 24, Feb 2025 (URA's last report)
Jervois Privé (D10)
6 Dec 2022, passed; ABSD paid Apr 2023
16 of 43, Apr 2024 (URA's last report)
Published by haio Research on haio.sg — Singapore property analysis built on official URA, HDB and data.gov.sg records.
Read this article with its live charts at https://haio.sg/news/2-bedroom-new-launches-under-2-5m-2026-09/
The 36 projects, cheapest 2-bedroom first
Developer asking prices as of 29 Sep 2026. Executive condos are not included.
Select a column heading to sort.
1
Narra Residences
$1,339,000
D23
99-yr (from 2025)
2029 (expected)
560
$2,391
Dairy Farm Walk JV Development Pte Ltd
Santarli and Apex Asia
21 Jan 2030
2
Duet @ Emily
$1,345,000
D09
Freehold
2028 (expected)
549
$2,450
ZACD PROPERTY PTE. LTD.
ZACD Group
26 Feb 2026 (passed)
3
Dunearn House
$1,505,000
D11
99-yr (from 2025)
2030 (expected)
527
$2,856
Phoenix Dunearn Pte Ltd
CSC Land Group, Sekisui House, Frasers Property
3 Jul 2030
4
The Sen
$1,546,000
D21
99-yr (from 2025)
2030 (expected)
678-732
$2,280
SL Capital (8) Pte Ltd
Sustained Land
7 Aug 2029
5
The Shorefront
$1,555,000
D17
999-yr (from 1937)
2026 (expected)
775-818
$2,006
165@Loyang Pte Ltd
Jinmac and KY Group
13 Dec 2027
6
Lentor Gardens Residences
$1,571,300
D26
99-yr (from 2025)
2029 (expected)
646-678
$2,432
Kingsford Lentor Pte Ltd
Kingsford Group
9 Apr 2030
7
Gems Ville
$1,578,000
D14
Freehold
2025 (completed)
797
$1,980
East Asia Geylang Development Pte Ltd
n/a
3 Aug 2025 (passed)
8
Kassia
$1,581,000
D17
Freehold
2027 (expected)
753-775
$2,100
Tripartite Developers Pte. Limited
Hong Leong Holdings, City Developments, TID
None (land held since the early 1970s)
9
SORA
$1,685,000
D22
99-yr (from 2023)
2027 (expected)
667-807
$2,526
Lakeside Residential Pte Ltd
Chip Eng Seng, SingHaiyi, KSH Holdings
28 Jul 2027
10
Vela Bay
$1,695,000
D16
99-yr (from 2025)
2031 (expected)
592
$2,863
SingHaiyi Group Pte Ltd
SingHaiyi Group
28 Mar 2030
11
Hudson Place Residences
$1,723,000
D05
99-yr (from 2025)
2029 (expected)
646
$2,667
Media Circle Alpha Development PteLtd
Qingjian Realty, Forsea, Hoovasun
13 Mar 2030
12
The Collective at One Sophia
$1,728,000
D09
99-yr (from 2023)
2029 (expected)
646-667
$2,675
Sophia Residential Pte. Ltd.
Chip Eng Seng, SingHaiyi, Ultra Infinity
3 Dec 2026
13
Sophia Meadow
$1,746,000
D09
103 years commencing on 15 Mar 2024
2029 (expected)
614-635
$2,844
Sin Thai Hin Development Pte Ltd
Sin Thai Hin Holdings
29 Nov 2028 to 15 Mar 2029
14
Bloomsbury Residences
$1,762,000
D05
99-yr (from 2024)
2028 (expected)
678
$2,599
Media Circle Development Pte Ltd
Qingjian Realty, Forsea Holdings
8 Feb 2029
15
Aurea
$1,787,900
D07
99-yr (from 2024)
2029 (expected)
635-710
$2,816
GMC Property Pte. Ltd.
Perennial, Sino Land, Far East Organization
Not determinable (May 2027, Nov 2027 or Nov 2029)
16
Penrith
$1,788,000
D03
99-yr (from 2024)
2031 (expected)
614
$2,912
GuocoLand / Hong Leong Holdings / Hong Realty
Hong Leong Holdings, Hong Realty, GuocoLand
7 Aug 2029
17
Lentoria
$1,800,000
D26
99-yr (from 2022)
2027 (expected)
700-732
$2,571
Lentor View Pte Ltd
TID (Hong Leong Holdings, Mitsui Fudosan)
19 Sep 2027
18
Artisan 8
$1,860,000
D20
Freehold
2027 (expected)
732-786
$2,541
Apex Asia (2) Pte Ltd
Apex Asia Development
3 Apr 2029
19
River Modern
$1,863,000
D09
99-yr (from 2025)
2030 (expected)
538-646
$3,463
River Modern Pte. Ltd. (GuocoLand)
GuocoLand
13 Feb 2030
20
The Hillshore
$1,868,000
D05
Freehold
2027 (expected)
818-850
$2,284
Hillside View Development Pte Ltd
FRX Capital
About 20 Jan 2027
21
One Marina Gardens
$1,876,500
D01
99-yr (from 2023)
2029 (expected)
646-732
$2,905
KINGSFORD MARINA DEVELOPMENTLED PTE LTD
Kingsford Group (lead)
11 Jul 2028
22
Union Square Residences
$1,890,000
D01
99-yr (from 2024)
2031 (expected)
700-732
$2,700
CDL Libra Pte. Ltd.
City Developments
n/a
23
8@BT
$1,904,000
D21
99-yr (from 2023)
2027 (expected)
624-829
$3,051
Bukit One Pte Ltd
Bukit Sembawang Estates
15 Nov 2027
24
The Arcady at Boon Keng
$1,945,000
D12
Freehold
2028 (expected)
678
$2,869
KSH Holdings Ultra Unity(JV)
KSH Holdings, Ho Lee Group, Lian Beng
26 Jul 2027
25
Chuan Park
$2,021,600
D19
99-yr (from 2024)
2027 (expected)
743
$2,721
Kingsford Property Development Pte Ltd
Kingsford Group and MCC Land
Jul 2027 (or 26 May 2028)
26
Promenade Peak
$2,058,100
D03
99-yr (from 2024)
2031 (expected)
678-689
$3,036
Valerian Residential Pte. Ltd
Allgreen Properties (Kuok Group)
7 Aug 2029
27
Jervois Privé
$2,115,000
D10
Freehold
2022 (completed)
689-732
$3,070
Jervois Midas Pte Ltd
Midas Land
Paid Apr 2023
28
River Green
$2,163,000
D09
99-yr (from 2024)
2029 (expected)
603
$3,587
WINCHAMP INVESTMENT PTE LTD
Wing Tai Holdings
27 Jun 2029
29
W Residences Marina View
$2,166,000
D01
99-yr (from 2021)
2028 (expected)
710
$3,051
Boulevard Development Pte Ltd (IOI Properties Singapore)
IOI Properties Group
29 Sep 2026
30
The Robertson Opus
$2,175,000
D09
999-yr (from 1841)
2030 (expected)
689-721
$3,157
RIVERSIDE PROPERTY PTE. LTD
Frasers Property, Sekisui House
n/a
31
Nava Grove
$2,194,900
D21
99-yr (from 2024)
2028 (expected)
786
$2,792
Golden Ray Edge 3 Pte. Ltd.
MCL Land, Sinarmas Land
15 Nov 2028
32
TMW Maxwell
$2,227,000
D02
99-yr (from 2023)
2027 (expected)
786
$2,833
Maxwell Residential Pte Ltd and Maxwell Commercial Pte Ltd
Chip Eng Seng, SingHaiyi, Chuan Investments
n/a
33
Zyon Grand
$2,383,000
D03
99-yr (from 2024)
2032 (expected)
721
$3,305
CDL-MFA Altair Property Pte Ltd
City Developments and Mitsui Fudosan
16 Apr 2029
34
Canninghill Piers
$2,435,000
D06
99-yr (from 2021)
2026 (expected)
732
$3,327
Legend Quay Pte Ltd (CDL & Capitaland)
City Developments, CapitaLand Development
n/a
35
Midtown Bay
$2,468,000
D07
99-yr (from 2018)
2024 (completed)
743-753
$3,322
GuocoLand
GuocoLand
n/a
36
Sophia Regency
$2,499,000
D09
Freehold
n/a
753
$3,319
East Asia Sophia Development
n/a
26 Dec 2024 (passed)
Column
How to read it
Asking price, Size, psf
Asking price is the developer's lowest asking price for a 2-bedroom unit type with at least one unit available. Size is that unit type's range, and psf is the asking price divided by the smallest size in the range. Project by project below, we name the exact unit, its own size and psf.
Vela Bay (10)
Its completion year reads 2031 in the developer listing, while the developer's expected TOP text says 1H 2029.
Jervois Privé (27)
The developer listing gives 2022; the project obtained TOP in Apr 2023.
ABSD deadline
The base 5-year date: the land purchase date plus 5 years. For government land sale sites we count from URA's award date, and for collective and private sales from the sale contract or caveat date, because the legal execution date is not public. IRAS allows 6 to 12-month extensions in some cases. We could not confirm one for any project here, so a real deadline may be later. Land bought before 8 Dec 2011 carries no deadline.
Where the 36 sit
Map of Singapore with 36 numbered pins, one per project, and a city-centre inset
19 projects are pinned on the island map. The 17 in and around the city centre (ranks 2, 12, 13, 15, 19, 21, 22, 26, 27, 28, 29, 30, 32, 33, 34, 35 and 36) are in the "CITY CENTRE" inset, where pins for neighbouring sites are nudged apart with a thin line back to each site. Basemap: URA Master Plan 2019 planning areas, data.gov.sg, Singapore Open Data Licence.
Project by project: floor plan, unit, deadline and district
Each project below opens with the floor plan of the cheapest available 2-bedroom unit, then a short summary and a table of the unit, its land price, the ABSD deadline, the developer and sales. Where a figure could not be found in a source we could check, it says n/a; nothing is estimated. Land prices are as paid, per sq ft of the gross floor area the site allows (psf ppr), so a freehold site against a 99-year site, or a price paid in 2017 against one paid in 2025, is not like-for-like. Under each project are haio's interactive Insights charts for its district, freehold against leasehold and returns by bedroom count; they measure annualised returns on condo units bought and later resold.
1. Narra Residences (D23): the lowest 2-bedroom asking price on the list
Floor plan, Narra Residences. Type B1, 560 sq ft. Unit #14-42 at $1,339,000.
At $1,339,000, unit #14-42 is the lowest 2-bedroom asking price among the 36, a 560 sq ft compact type with 5 of its 30 units available. Narra Residences launched in Jan 2026, and URA counted 208 of its 540 units sold in Aug 2026.
Item
Detail
Unit
#14-42, type B1 "2 BEDROOM COMPACT"
Size
560 sq ft
Asking price
$1,339,000
psf
$2,391
Units available
5 of 30 units of this type
Tenure
99-year lease from 2025
Completion
Expected 2029; launched Jan 2026
Developer
Dairy Farm Walk JV Development Pte Ltd (Santarli and Apex Asia)
Land price psf ppr
$1,020.02 (21 Jan 2025)
ABSD deadline
21 Jan 2030
Sales
208 of 540 units sold (URA, Aug 2026)
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 23, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 23 against Singapore, from haio's Insights engine.
2. Duet @ Emily (D09): freehold, ABSD date passed with 3 of 20 sold
Floor plan, Duet @ Emily. Type B2, 549 sq ft. Unit #04-03 at $1,345,000.
Duet @ Emily is a 20-unit freehold block on land bought in a collective sale for $18 million in Feb 2021, the first collective sale that year. Its 5-year ABSD date passed on 26 Feb 2026, and URA counted 3 of its 20 units sold in Aug 2026, a month after the first units went on sale. All 4 units of its cheapest 2-bedroom type are available, from $1,345,000.
Item
Detail
Unit
#04-03, type B2 "2 BEDROOM EXECUTIVE"
Size
549 sq ft
Asking price
$1,345,000
psf
$2,450
Units available
4 of 4 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
3. Dunearn House (D11): a 527 sq ft 2-bedroom, the smallest on the list
Floor plan, Dunearn House. Type B1a, 527 sq ft. Unit #02-24 at $1,505,000.
Unit #02-24 is 527 sq ft, the smallest 2-bedroom on the list, and 18 of the 40 units of its type are available. The land cost $1,410 psf ppr in Jul 2025, and 153 of the 380 units were unsold in Aug 2026.
Item
Detail
Unit
#02-24, type B1a "2 Bedroom"
Size
527 sq ft
Asking price
$1,505,000
psf
$2,856
Units available
18 of 40 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 11, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 11 against Singapore, from haio's Insights engine.
4. The Sen (D21): 40 of 110 units of this type available
Floor plan, The Sen. Type B2-P, 678 sq ft. Unit #01-01 at $1,546,000.
The Sen has 40 of its 110 plain 2-bedroom units available, the cheapest at $1,546,000 for #01-01, which comes with a private enclosed space. URA counted 155 of its 347 units sold in Aug 2026.
Item
Detail
Unit
#01-01, type B2-P "2 Bedroom"
Size
678 sq ft
Asking price
$1,546,000
psf
$2,280
Units available
40 of 110 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 21, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 21 against Singapore, from haio's Insights engine.
5. The Shorefront (D17): 999-year land, 16 of 23 units sold
Floor plan, The Shorefront. Type A1, 775 sq ft. Unit #02-03 at $1,555,000.
Unit #02-03 at $1,555,000 is 1 of 2 units left of its 8-unit type, in a block of 23 units on a 999-year lease from 1937. URA counted 16 of the 23 units sold in Aug 2026, with expected completion in Q3 2026.
Item
Detail
Unit
#02-03, type A1 "2 Bedroom + Utility"
Size
775 sq ft
Asking price
$1,555,000
psf
$2,006
Units available
2 of 8 units of this type
Tenure
999-year lease from 1937
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 17, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 17 against Singapore, from haio's Insights engine.
6. Lentor Gardens Residences (D26): launched in Jul 2026, 282 of 499 sold
Floor plan, Lentor Gardens Residences. Type 2BR P1, 646 sq ft. Unit #04-24 at $1,571,300.
Lentor Gardens Residences launched in Jul 2026 on land bought at $920.03 psf ppr, and URA counted 282 of its 499 units sold by Aug 2026. 34 of its 75 premium 2-bedroom units are available, from $1,571,300.
Item
Detail
Unit
#04-24, type 2BR P1 "2 BEDROOM PREMIUM"
Size
646 sq ft
Asking price
$1,571,300
psf
$2,432
Units available
34 of 75 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 26, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 26 against Singapore, from haio's Insights engine.
7. Gems Ville (D14): completed freehold, ABSD date already passed
Floor plan, Gems Ville. Type B, 797 sq ft. Unit #04-03 at $1,578,000.
Gems Ville completed in Jun 2025, and its 5-year ABSD date passed on 3 Aug 2025. 4 of its 6 2-bedroom units are available, and at $1,980 psf unit #04-03 is the lowest psf on the list.
Item
Detail
Unit
#04-03, type B "2 Bedroom"
Size
797 sq ft
Asking price
$1,578,000
psf
$1,980
Units available
4 of 6 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 14, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 14 against Singapore, from haio's Insights engine.
8. Kassia (D17): land held since the early 1970s, so no ABSD deadline
Floor plan, Kassia. Type (2+1)a, 753 sq ft. Unit #04-29 at $1,581,000.
Kassia is on land Hong Leong Group has held since the early 1970s, so IRAS's developer regime for sites bought on or after 8 Dec 2011 does not reach it. Its cheapest 2-bedroom includes a study, and URA counted 231 of its 276 units sold in Aug 2026.
Item
Detail
Unit
#04-29, type (2+1)a "2 Bedroom (with study)"
Size
753 sq ft
Asking price
$1,581,000
psf
$2,100
Units available
5 of 36 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 17, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 17 against Singapore, from haio's Insights engine.
9. SORA (D22): ABSD date 28 Jul 2027, 211 of 440 units unsold
Floor plan, SORA. Type B2, 667 sq ft. Unit #18-21 at $1,685,000.
SORA had 211 of its 440 units unsold in URA's Aug 2026 figures, with its ABSD date on 28 Jul 2027 and no extension found. 5 of the 60 units of its 2-bedroom deluxe type are available.
Item
Detail
Unit
#18-21, type B2 "2 Bedroom Deluxe"
Size
667 sq ft
Asking price
$1,685,000
psf
$2,526
Units available
5 of 60 units of this type
Tenure
99-year lease from 2023
Completion
Bedroom Performance by District
Annualised returns by bedroom count, District 22 against Singapore, from haio's Insights engine.
10. Vela Bay (D16): 4 of 84 units of this type left
Floor plan, Vela Bay. Type 2BR (B), 592 sq ft. Unit #26-17 at $1,695,000.
Vela Bay has 4 of its 84 plain 2-bedroom units left, all in one stack, the cheapest at $1,695,000 on level 26. URA counted 384 of its 515 units sold in Aug 2026.
Item
Detail
Unit
#26-17, type 2BR (B) "2 BEDROOM"
Size
592 sq ft
Asking price
$1,695,000
psf
$2,863
Units available
4 of 84 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 16, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 16 against Singapore, from haio's Insights engine.
11. Hudson Place Residences (D05): land at $1,037 psf ppr, two units tie on price
Floor plan, Hudson Place Residences. Type B1a, 646 sq ft. Unit #16-09 at $1,723,000.
Hudson Place Residences' land cost $1,037 psf ppr in Mar 2025. Two 646 sq ft units, #16-09 and #16-18, tie at $1,723,000; the floor plan above is for #16-09. URA counted 221 of its 327 units sold in Aug 2026.
Item
Detail
Unit
#16-09, type B1a "2 BEDROOM PREMIUM"
Size
646 sq ft
Asking price
$1,723,000
psf
$2,667
Units available
17 of 105 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 5, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.
12. The Collective at One Sophia (D09): ABSD date 3 Dec 2026, 268 of 367 homes unsold
Floor plan, The Collective at One Sophia. Type 2C3, 667 sq ft. Unit #05-35 at $1,728,000.
The Collective at One Sophia had 268 of its 367 homes unsold in Aug 2026, with its ABSD date on 3 Dec 2026 and expected completion in Dec 2029. 21 of the 33 units of its 2-bedroom deluxe type are available.
Item
Detail
Unit
#05-35, type 2C3 "2 Bed Deluxe"
Size
667 sq ft
Asking price
$1,728,000
psf
$2,591
Units available
21 of 33 units of this type
Tenure
99-year lease from 2023
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
13. Sophia Meadow (D09): a 103-year lease, all 41 units still listed
Floor plan, Sophia Meadow. Type B1, 614 sq ft. Unit #01-03 at $1,746,000.
Sophia Meadow sits on a 103-year lease from 15 Mar 2024, and URA's Aug 2026 figures show none of its 41 units sold. All 17 of its 2-bedroom units are available, from $1,746,000.
Item
Detail
Unit
#01-03, type B1 "2 Bedroom"
Size
614 sq ft
Asking price
$1,746,000
psf
$2,844
Units available
17 of 17 units of this type
Tenure
103-year lease from 15 Mar 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
14. Bloomsbury Residences (D05): the last unit of its 2-bedroom type
Floor plan, Bloomsbury Residences. Type B3, 678 sq ft. Unit #19-04 at $1,762,000.
Unit #19-04 is the only one of Bloomsbury Residences' 76 premium 2-bedroom units still available. The project was the first private development to break ground in Mediapolis, part of one-north, and sold 90 of its 358 units at launch in Apr 2025. URA counted 319 of the 358 sold in Aug 2026.
Item
Detail
Unit
#19-04, type B3 "2 Bedroom Premium"
Size
678 sq ft
Asking price
$1,762,000
psf
$2,599
Units available
1 of 76 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 5, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.
15. Aurea (D07): Golden Mile Complex site, ABSD date not determinable
Floor plan, Aurea. Type B1, 635 sq ft. Unit #04-35 at $1,787,900.
Aurea sits on the former Golden Mile Complex, bought en bloc for $700 million. Its ABSD date cannot be fixed from public sources: May 2027, Nov 2027 or Nov 2029, depending on which date is counted from. URA counted 71 of its 188 units sold in Aug 2026.
Item
Detail
Unit
#04-35, type B1 "2 Bedroom"
Size
635 sq ft
Asking price
$1,787,900
psf
$2,816
Units available
16 of 84 units of this type
Tenure
99-year lease from 18 Nov 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 7, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 7 against Singapore, from haio's Insights engine.
16. Penrith (D03): 447 of 462 units sold on launch day
Floor plan, Penrith. Type (2)a, 614 sq ft. Unit #32-04 at $1,788,000.
Penrith sold 447 of its 462 units at its launch on 18 Oct 2025, the first private residential launch in Queenstown since 2018, and URA counted 455 sold in Aug 2026. 5 of its 76 2-bedroom units are left, the cheapest on level 32 at $1,788,000.
Item
Detail
Unit
#32-04, type (2)a "2 Bedroom"
Size
614 sq ft
Asking price
$1,788,000
psf
$2,912
Units available
5 of 76 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 3, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 3 against Singapore, from haio's Insights engine.
17. Lentoria (D26): 250 of 267 sold, the last 5 units of this type
Floor plan, Lentoria. Type B2, 732 sq ft. Unit #17-09 at $1,800,000.
Lentoria had 250 of its 267 units sold in Aug 2026, and 5 of its 92 2-bedroom units are left. Its Sep 2022 land price was $1,130.05 psf ppr.
Item
Detail
Unit
#17-09, type B2 "2 Bedroom"
Size
732 sq ft
Asking price
$1,800,000
psf
$2,459
Units available
5 of 92 units of this type
Tenure
99-year lease from 2022
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 26, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 26 against Singapore, from haio's Insights engine.
18. Artisan 8 (D20): 2 of 13 units of this type left in a 34-unit freehold block
Floor plan, Artisan 8. Type B5, 732 sq ft. Unit #02-10 at $1,860,000.
Artisan 8 is a 34-unit freehold mixed-use block, and URA counted 22 of its units sold in Aug 2026. Unit #02-10 is 1 of 2 2-bedroom units left, of 13.
Item
Detail
Unit
#02-10, type B5 "2 Bedroom"
Size
732 sq ft
Asking price
$1,860,000
psf
$2,541
Units available
2 of 13 units of this type
Tenure
Freehold, mixed use
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 20, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 20 against Singapore, from haio's Insights engine.
19. River Modern (D09): the highest psf on the list below $2 million
Floor plan, River Modern. Type B1, 538 sq ft. Unit #29-05 at $1,863,000.
At $3,463 psf, River Modern's 538 sq ft unit #29-05 has the highest psf of any unit on the list under $2 million. 15 of the 175 units of its type are available, and URA counted 430 of its 455 units sold in Aug 2026.
Item
Detail
Unit
#29-05, type B1 "2 Bedroom"
Size
538 sq ft
Asking price
$1,863,000
psf
$3,463
Units available
15 of 175 units of this type
Tenure
99-year lease from 2025
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
20. The Hillshore (D05): freehold, ABSD date about 20 Jan 2027
Floor plan, The Hillshore. Type A6, 818 sq ft. Unit #03-13 at $1,868,000.
The Hillshore is FRX Capital's first condominium, and its ABSD date is about 20 Jan 2027, before its expected TOP of Q3 2027. Its cheapest 2-bedroom is an 818 sq ft premium type, 7 of 10 of which are available.
Item
Detail
Unit
#03-13, type A6 "2 Bedroom Premium"
Size
818 sq ft
Asking price
$1,868,000
psf
$2,284
Units available
7 of 10 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 5, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 5 against Singapore, from haio's Insights engine.
21. One Marina Gardens (D01): 143 of 418 units of this type available
Floor plan, One Marina Gardens. Type 2BR5, 657 sq ft. Unit #02-26 at $1,876,500.
One Marina Gardens has 143 of its 418 2-bedroom units available, the most of any project here. Its ABSD date is 11 Jul 2028 and its expected TOP is Apr 2029.
Item
Detail
Unit
#02-26, type 2BR5 "2 Bedroom"
Size
657 sq ft
Asking price
$1,876,500
psf
$2,856
Units available
143 of 418 units of this type
Tenure
99-year lease from 2023
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 1, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 1 against Singapore, from haio's Insights engine.
22. Union Square Residences (D01): the first Singapore River project under URA's SDI scheme
Floor plan, Union Square Residences. Type B1, 710 sq ft. Unit #04-11 at $1,890,000.
Union Square Residences is the first project in the Singapore River planning area under URA's Strategic Development Incentive scheme, on three combined sites including Central Square, which CDL agreed to buy for $315 million in Dec 2021. URA counted 221 of its 366 units sold in Aug 2026, and 40 of its 134 plain 2-bedroom units are available.
Item
Detail
Unit
#04-11, type B1 "2 Bedroom"
Size
710 sq ft
Asking price
$1,890,000
psf
$2,662
Units available
40 of 134 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 1, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 1 against Singapore, from haio's Insights engine.
23. 8@BT (D21): ABSD date 15 Nov 2027, 40 units unsold
Floor plan, 8@BT. Type B1, 624 sq ft. Unit #18-06 at $1,904,000.
8@BT's land cost $1,343.13 psf ppr in Nov 2022, and its ABSD date is 15 Nov 2027. URA counted 118 of its 158 units sold in Aug 2026, leaving 40. 10 of its 48 2-bedroom units are available.
Item
Detail
Unit
#18-06, type B1 "2 Bedroom"
Size
624 sq ft
Asking price
$1,904,000
psf
$3,051
Units available
10 of 48 units of this type
Tenure
99-year lease from 2023
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 21, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 21 against Singapore, from haio's Insights engine.
24. The Arcady at Boon Keng (D12): freehold, 2 of 38 units of this type left
Floor plan, The Arcady at Boon Keng. Type B2, 678 sq ft. Unit #21-09 at $1,945,000.
The Arcady at Boon Keng had 64 of its 172 units unsold in Aug 2026, and 2 of the 38 units of its plain 2-bedroom type are left. Its expected completion of Dec 2028 is later than its ABSD date of 26 Jul 2027.
Item
Detail
Unit
#21-09, type B2 "2 Bedroom"
Size
678 sq ft
Asking price
$1,945,000
psf
$2,869
Units available
2 of 38 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 12, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 12 against Singapore, from haio's Insights engine.
25. Chuan Park (D19): 26 of 916 units unsold, the cheapest type is a 2-bedroom + study
Floor plan, Chuan Park. Type B2a-m, 743 sq ft. Unit #02-24 at $2,021,600.
Chuan Park had 26 of its 916 units unsold in Aug 2026. Its only 2-bedroom type still on sale includes a study, with 3 of 299 units available. Its ABSD date is Jul 2027 counted from the sale contract, or 26 May 2028 if IRAS allowed the court approval date.
Item
Detail
Unit
#02-24, type B2a-m "2 Bedroom + Study"
Size
743 sq ft
Asking price
$2,021,600
psf
$2,721
Units available
3 of 299 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 19, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 19 against Singapore, from haio's Insights engine.
26. Promenade Peak (D03): land at $1,304 psf ppr, next to Zyon Grand
Floor plan, Promenade Peak. Type B4, 689 sq ft. Unit #23-01 at $2,058,100.
Promenade Peak's land cost $1,304 psf ppr in Aug 2024, 8.5% above Zion Road Parcel A next door, now Zyon Grand. 18 of its 200 plain 2-bedroom units are available, and URA counted 430 of its 596 units sold in Aug 2026.
Item
Detail
Unit
#23-01, type B4 "2 BEDROOM"
Size
689 sq ft
Asking price
$2,058,100
psf
$2,987
Units available
18 of 200 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 3, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 3 against Singapore, from haio's Insights engine.
27. Jervois Privé (D10): completed freehold, ABSD paid rather than prices cut
Floor plan, Jervois Privé. Type B3, 689 sq ft. Unit #02-06 at $2,115,000.
Jervois Privé obtained TOP in Apr 2023 on the site of the former Jervois Green, bought en bloc for $52.9 million in Dec 2017. The developer said it paid its ABSD to IRAS in Apr 2023 rather than cut prices before the deadline. URA's last report, for Apr 2024, counted 16 of its 43 units sold, and 11 of its 18 plain 2-bedroom units are listed available.
Item
Detail
Unit
#02-06, type B3 "2BR"
Size
689 sq ft
Asking price
$2,115,000
psf
$3,070
Units available
11 of 18 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 10, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 10 against Singapore, from haio's Insights engine.
28. River Green (D09): the highest psf on the list
Floor plan, River Green. Type BP1, 603 sq ft. Unit #32-07 at $2,163,000.
At $3,587 psf, River Green's 603 sq ft premium 2-bedroom has the highest psf on the list. 8 of the 140 units of its type are available, and URA counted 497 of its 524 units sold in Aug 2026.
Item
Detail
Unit
#32-07, type BP1 "2 Bedroom (Premium)"
Size
603 sq ft
Asking price
$2,163,000
psf
$3,587
Units available
8 of 140 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
29. W Residences Marina View (D01): ABSD date 29 Sep 2026, 15 of 683 homes sold
Floor plan, W Residences Marina View. Type B1, 710 sq ft. Unit #18-12 at $2,166,000.
W Residences Marina View reaches its ABSD date on 29 Sep 2026 with 668 of its 683 homes unsold in Aug 2026, and we found no extension. 96 of its 102 plain 2-bedroom units are available; three on level 18 tie at $2,166,000, and the floor plan above is for #18-12.
Item
Detail
Unit
#18-12, type B1 "2 Bedroom"
Size
710 sq ft
Asking price
$2,166,000
psf
$3,051
Units available
96 of 102 units of this type
Tenure
99-year lease from 2021
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 1, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 1 against Singapore, from haio's Insights engine.
30. The Robertson Opus (D09): a 999-year site the developer already owned
Floor plan, The Robertson Opus. Type B5(P), 721 sq ft. Unit #02-20 at $2,175,000.
The Robertson Opus redevelops Robertson Walk and Fraser Place Robertson Walk, a site Frasers Property already owned, so there was no land purchase to price. URA counted 210 of its 348 units sold in Aug 2026, and 54 of its 118 2-bedroom units are available.
Item
Detail
Unit
#02-20, type B5(P) "2 Bedroom"
Size
721 sq ft
Asking price
$2,175,000
psf
$3,017
Units available
54 of 118 units of this type
Tenure
999-year lease from 1841
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
31. Nava Grove (D21): 551 of 552 sold, and this is the last unit of its type
Floor plan, Nava Grove. Type BS, 786 sq ft. Unit #23-05 at $2,194,900.
Unit #23-05 is the last of Nava Grove's 46 2-bedroom + study units, and URA counted 551 of its 552 units sold in Aug 2026. The project sold 359 units on its launch weekend in Nov 2024.
Item
Detail
Unit
#23-05, type BS "2 Bedroom + Study"
Size
786 sq ft
Asking price
$2,194,900
psf
$2,792
Units available
1 of 46 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 21, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 21 against Singapore, from haio's Insights engine.
32. TMW Maxwell (D02): 7 of 324 units sold
Floor plan, TMW Maxwell. Type 2C1, 786 sq ft. Unit #04-20 at $2,227,000.
TMW Maxwell redevelops Maxwell House, a commercial building bought en bloc for $276.8 million in May 2021, and now fronts Tras Street in District 2. About 62% of its units are studios. URA counted 7 of its 324 units sold in Aug 2026, with 80 launched, and 15 of the 16 units of its premium 2-bedroom type are available.
Item
Detail
Unit
#04-20, type 2C1 "2 Bedroom Premium"
Size
786 sq ft
Asking price
$2,227,000
psf
$2,833
Units available
15 of 16 units of this type
Tenure
99-year lease from Apr 2023
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 2, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 2 against Singapore, from haio's Insights engine.
33. Zyon Grand (D03): a 2-bedroom + study on level 54
Floor plan, Zyon Grand. Type BP2s, 721 sq ft. Unit #54-04 at $2,383,000.
Zyon Grand's land cost $1,202 psf ppr in Apr 2024. Its cheapest 2-bedroom is #54-04, a 721 sq ft premium type with a study, and URA counted 637 of its 706 units sold in Aug 2026.
Item
Detail
Unit
#54-04, type BP2s "2 Bedroom Premium + Study"
Size
721 sq ft
Asking price
$2,383,000
psf
$3,305
Units available
9 of 118 units of this type
Tenure
99-year lease from 2024
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 3, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 3 against Singapore, from haio's Insights engine.
34. Canninghill Piers (D06): 691 of 696 sold, and this is the last unit of its type
Floor plan, Canninghill Piers. Type BS1, 732 sq ft. Unit #42-02 at $2,435,000.
Unit #42-02 is the last of Canninghill Piers' 163 2-bedroom + study units, and URA counted 691 of its 696 units sold in Aug 2026. The project sold 538 units on its launch weekend in Nov 2021, on the former Liang Court site.
Item
Detail
Unit
#42-02, type BS1 "2-BEDROOM + STUDY"
Size
732 sq ft
Asking price
$2,435,000
psf
$3,327
Units available
1 of 163 units of this type
Tenure
99-year lease from 2021
Completion
Bedroom Performance by District
Annualised returns by bedroom count, District 6 against Singapore, from haio's Insights engine.
35. Midtown Bay (D07): completed, 2 of 72 units of this type left
Floor plan, Midtown Bay. Type B2, 743 sq ft. Unit #22-01 at $2,468,000.
Midtown Bay is the residential tower of GuocoLand's Guoco Midtown, on a government land sale site recorded by URA as commercial. It was expected to complete in 2Q 2024, and URA's last report, for Nov 2025, counted 146 of its 219 units sold. 2 of its 72 plain 2-bedroom units are listed available.
Item
Detail
Unit
#22-01, type B2 "2 Bedroom"
Size
743 sq ft
Asking price
$2,468,000
psf
$3,322
Units available
2 of 72 units of this type
Tenure
99-year lease from 2018
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 7, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 7 against Singapore, from haio's Insights engine.
36. Sophia Regency (D09): freehold, ABSD date passed with none of 38 sold
Floor plan, Sophia Regency. Type C1, 753 sq ft. Unit #01-01 at $2,499,000.
Sophia Regency is a 38-unit freehold block on the site of Casa Sophia, bought in a collective sale for $29 million in Dec 2019. Its 5-year ABSD date passed on 26 Dec 2024, and URA's Aug 2026 figures show all 38 units launched and none sold. 3 of its 5 2-bedroom + study units are available.
Item
Detail
Unit
#01-01, type C1 "2 Bedroom+Study"
Size
753 sq ft
Asking price
$2,499,000
psf
$3,319
Units available
3 of 5 units of this type
Tenure
Freehold
Completion
Freehold vs Leasehold Returns
Freehold against leasehold returns in District 9, from haio's Insights engine.
Bedroom Performance by District
Annualised returns by bedroom count, District 9 against Singapore, from haio's Insights engine.
Methods and sources
Part
Source and method
Prices and units
SingMap developer asking prices and unit types, re-read for every private residential project on sale, executive condos excluded, on 29 Sep 2026 between 15:14 and 15:17 SGT. The unit named under each project is the cheapest available unit of that type in SingMap's unit list, read the same afternoon; every unit price matched. Where two or more units tie on price (ranks 11 and 29), the plan shown is for the first unit named.
Land and ABSD
URA tender results (haio's ura_land_tenders table, checked against URA's tender annexes), URA caveats for collective and private sales, and company releases and news reports named in the research notes. IRAS, "Sites for Development of Five or More Residential Units" (page last updated 14 Aug 2026). All deadlines are base 5-year dates.
Units sold
URA developer sales, latest month reported (Aug 2026 unless stated).
Insights charts
Live charts from haio's Insights engine, placed under every project for its district: freehold against leasehold, and returns by bedroom count. Districts 6 and 22 have no freehold resale record, so they get the bedroom chart only. They show annualised returns on condo units bought and later resold, with 4 to 9 year holds unless changed on the chart.
Map
Pins from haio's project coordinates, each checked against OneMap (all 36 within 250 m). Basemap: URA Master Plan 2019 planning areas and regions, data.gov.sg, Singapore Open Data Licence. No third-party map tiles.
Floor plans
Developer plans from SingMap's floor plan list: the plan of each project's cheapest available 2-bedroom unit.
Not found
Land price psf ppr for 12 projects (ranks 2, 5, 7, 8, 13, 15, 18, 20, 22, 30, 32, 34); an ABSD date for 6 (ranks 15, 22, 30, 32, 34, 35), where the site was a commercial or owned site, or the counting date is not public; the parent developer for ranks 7 and 36; and any project-level ABSD extension. These are gaps in the public record as we could check it, not findings about the projects.
For each project we took the cheapest 2-bedroom unit type with at least one unit available; any type named as 2 bedrooms counts, including + Study, Premium, Deluxe and Compact. 36 projects had one under $2.5 million. Projects whose 2-bedroom units carry no published price yet are left out. To see how prices in any of these districts compare with homes already sold there, explore haio's district pages.
Estimate only, not financial advice. A model-generated guide from public data, not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.
Developer (as listed), Parent developer
Developer (as listed) is the name on the developer's listing, usually the project company. Parent developer is the group behind it, from URA tender results, company releases and news reports. "n/a" means we could not find it in a source we could check.
Expected TOP Dec 2028
Developer
ZACD Property Pte. Ltd. (ZACD Group)
Land price psf ppr
n/a (the only published rate, $1,115 psf, is on the old buildings' floor area)
ABSD deadline
26 Feb 2026, passed. Land bought in Feb 2021 falls under the 30% rate with 25% remitted. No extension found.
3 Jul 2030. The land was bought after 6 Mar 2025, so a 6 to 12-month complex-project extension is possible if IRAS confirmed a category; none is published.
Sales
227 of 380 units sold (URA, Aug 2026)
Expected 2030; launched 15 Nov 2025
Developer
SL Capital (8) Pte Ltd (Sustained Land)
Land price psf ppr
$841.45 (7 Aug 2024)
ABSD deadline
7 Aug 2029
Sales
155 of 347 units sold (URA, Aug 2026)
Expected Q3 2026; 23 units in all
Developer
165@Loyang Pte Ltd, a joint venture of Jinmac and KY Group
Land price psf ppr
n/a (no published figure, and no source gives the plot ratio)
ABSD deadline
13 Dec 2027
Sales
16 of 23 units sold (URA, Aug 2026)
Expected 2029; launched Jul 2026
Developer
Kingsford Lentor Pte Ltd (Kingsford Group)
Land price psf ppr
$920.03 (9 Apr 2025)
ABSD deadline
9 Apr 2030. The land was bought after 6 Mar 2025, so a 6-month extension for complex projects is possible if the project qualifies; not confirmed.
Sales
282 of 499 units sold (URA, Aug 2026)
Completed Jun 2025; 24 units in all
Developer
East Asia Geylang Development Pte Ltd (parent n/a)
Land price psf ppr
n/a
ABSD deadline
3 Aug 2025, passed. Land bought in 2020 fell under the 30% ABSD rate, with 25% remitted upfront. Whether IRAS clawed back any remission is not public.
Sales
7 of 24 units sold (URA, Feb 2025)
Expected 2H 2027
Developer
Tripartite Developers Pte. Limited (Hong Leong Holdings, City Developments, TID)
Land price psf ppr
n/a
ABSD deadline
None. IRAS's developer regime covers sites bought on or after 8 Dec 2011.
Sales
231 of 276 units sold (URA, Aug 2026)
Expected 2027
Developer
Lakeside Residential Pte Ltd (Chip Eng Seng, SingHaiyi, KSH Holdings)
Land price psf ppr
$1,023 (28 Jul 2022), including the premium to top up the lease to a fresh 99 years
ABSD deadline
28 Jul 2027. Under IRAS's 2024 table, a project under 90% sold at its deadline faces the full 35-point clawback. No extension found.
Sales
229 of 440 units sold (URA, Aug 2026)
The developer's expected TOP is 1H 2029
Developer
SingHaiyi Group Pte Ltd (SingHaiyi Group)
Land price psf ppr
$1,388 (28 Mar 2025)
ABSD deadline
28 Mar 2030. The expected TOP of 1H 2029 falls inside it.
Sales
384 of 515 units sold (URA, Aug 2026)
Expected TOP Sep 2029
Developer
Media Circle Alpha Development Pte Ltd (Qingjian Realty, Forsea, Hoovasun)
Land price psf ppr
$1,037 (13 Mar 2025)
ABSD deadline
13 Mar 2030. The land was bought after 6 Mar 2025, so a complex-project extension is possible if a category applies; none found.
Sales
221 of 327 units sold (URA, Aug 2026)
The developer's expected completion is Dec 2029
Developer
Sophia Residential Pte. Ltd. (Chip Eng Seng, SingHaiyi, Ultra Infinity)
Land price psf ppr
$1,426 (offer accepted 3 Dec 2021, reported), including the lease top-up premium
ABSD deadline
3 Dec 2026, counted from the contract date. Land bought before 16 Dec 2021 falls under the 30% rate with 25% remitted. The expected completion of Dec 2029 is after the date. The date moves only if IRAS accepted a later Collective Sale Order date or granted an extension; neither is public.
Sales
99 of 367 units sold (URA, Aug 2026)
Expected TOP Nov 2029
Developer
Sin Thai Hin Development Pte Ltd (Sin Thai Hin Holdings)
Land price psf ppr
n/a (no primary source)
ABSD deadline
Between 29 Nov 2028 and 15 Mar 2029; the exact instrument date is n/a. The expected TOP of Nov 2029 falls after that window. No extension found, and the site was bought before 6 Mar 2025, so the complex-project extension does not apply.
Sales
0 of 41 units sold (URA, Aug 2026)
Expected TOP Nov 2028
Developer
Media Circle Development Pte Ltd (Qingjian Realty and Forsea Holdings, with ZACD Group and Jianan Capital)
Land price psf ppr
$1,191.01 (8 Feb 2024)
ABSD deadline
8 Feb 2029
Sales
319 of 358 units sold (URA, Aug 2026)
Expected TOP Q2 2029; launched 8 Mar 2025 from $2,750 psf
Developer
GMC Property Pte. Ltd. (Perennial, Sino Land, Far East Organization)
Land price psf ppr
n/a. Reported figures conflict, and the price bought the whole site, conserved block included.
ABSD deadline
Not determinable from public sources. Counted from the May 2022 option it would be May 2027; from the Nov 2022 completion, Nov 2027; from the new lease, Nov 2029.
Sales
71 of 188 units sold (URA, Aug 2026)
Expected TOP Apr 2031
Developer
Margaret Rise Development Pte. Ltd. (Hong Leong Holdings, Hong Realty and GuocoLand)
Land price psf ppr
$1,154.49 (7 Aug 2024)
ABSD deadline
7 Aug 2029
Sales
455 of 462 units sold (URA, Aug 2026)
Expected Q2 2027
Developer
Lentor View Pte Ltd (TID, a joint venture of Hong Leong Holdings and Mitsui Fudosan)
Land price psf ppr
$1,130.05 (19 Sep 2022)
ABSD deadline
19 Sep 2027
Sales
250 of 267 units sold (URA, Aug 2026)
Expected Q1 2027; launched 21 Aug 2025
Developer
Apex Asia (2) Pte Ltd (Apex Asia Development)
Land price psf ppr
n/a
ABSD deadline
3 Apr 2029. The rule counts only the housing units in a mixed-use project.
Sales
22 of 34 units sold (URA, Aug 2026)
Expected 2H 2030
Developer
River Modern Pte. Ltd. (GuocoLand)
Land price psf ppr
$1,420 (13 Feb 2025)
ABSD deadline
13 Feb 2030. The site was bought before 6 Mar 2025, so IRAS's complex-project extensions do not cover it.
Sales
430 of 455 units sold (URA, Aug 2026)
Expected TOP Q3 2027
Developer
Hillside View Development Pte Ltd (FRX Capital)
Land price psf ppr
n/a (no published figure)
ABSD deadline
About 20 Jan 2027; the exact instrument date is n/a. The expected TOP of Q3 2027 falls after it. No extension found.
Sales
10 of 59 units sold (URA, Aug 2026)
Expected TOP Apr 2029
Developer
Kingsford Marina Development Pte Ltd (Kingsford Group, lead)
Land price psf ppr
$1,402 (11 Jul 2023)
ABSD deadline
11 Jul 2028. No extension found; a 6-month CORENET X extension, if it applied, would move the date to about Jan 2029, still before the expected TOP.
Sales
664 of 937 units sold (URA, Aug 2026)
15 Mar 2031 on the developer listing; CDL targets completion of the whole development in 2029
Developer
CDL Libra Pte. Ltd. (City Developments)
Land price psf ppr
n/a (not published)
ABSD deadline
n/a. The purchase date is not public, part of the site was already CDL's, and no source says whether developer ABSD applied to the commercial building bought.
Sales
221 of 366 units sold (URA, Aug 2026)
Expected TOP Q4 2027
Developer
Bukit One Pte Ltd (Bukit Sembawang Estates)
Land price psf ppr
$1,343.13 (15 Nov 2022)
ABSD deadline
15 Nov 2027
Sales
118 of 158 units sold (URA, Aug 2026)
The developer's expected completion is Dec 2028
Developer
KSH Ultra Unity Pte Ltd (KSH Holdings, Ho Lee Group, Lian Beng)
Land price psf ppr
$1,313 (26 Jul 2022), including the bonus balcony area
ABSD deadline
26 Jul 2027. The date moves only if IRAS accepted a later Collective Sale Order date, or granted an extension; neither is public.
Sales
108 of 172 units sold (URA, Aug 2026)
Expected Q4 2027
Developer
Kingsford Property Development Pte Ltd (Kingsford Group and MCC Land)
Land price psf ppr
$1,256 (sale agreement Jul 2022), including a $192.62 million premium to top up the lease to a fresh 99 years
ABSD deadline
Jul 2027 counted from the contract, or 26 May 2028 if IRAS allowed the court approval date; which one applies is n/a.
TOP obtained Apr 2023 (the developer listing says Sep 2022)
Developer
Jervois Midas Pte Ltd (Midas Land)
Land price psf ppr
$1,601 (Dec 2017)
ABSD deadline
Base date 6 Dec 2022. EdgeProp reported it due on 5 Jun 2023, and that the developer paid its ABSD in Apr 2023.
Sales
16 of 43 units sold (URA, Apr 2024)
Expected Q1 2029 on the developer listing, while Wing Tai's own page says 2030
Developer
WINCHAMP INVESTMENT PTE LTD (Wing Tai Holdings)
Land price psf ppr
$1,325 (27 Jun 2024)
ABSD deadline
27 Jun 2029
Sales
497 of 524 units sold (URA, Aug 2026)
Expected 2H 2028
Developer
Boulevard Development Pte Ltd (IOI Properties Group)
Land price psf ppr
$1,379 (29 Sep 2021)
ABSD deadline
29 Sep 2026. A Hong Leong Investment Bank note of 23 Jun 2025 said IOI Properties faced a Sep 2026 ABSD deadline and expected to seek an extension; we found no extension. Land bought in 2021 falls under the 30% rate with 25% remitted. How ABSD was split between the hotel and the homes is n/a, so no amount is stated.
Sales
15 of 683 units sold (URA, Aug 2026)
Expected 2Q 2030
Developer
RIVERSIDE PROPERTY PTE. LTD (Frasers Property 51%, Sekisui House 49%)
Land price psf ppr
n/a, as is the acquisition date
ABSD deadline
n/a. No public source gives a remission date; the site ran as Frasers' own retail and serviced-apartment asset until 31 May 2025.
Sales
210 of 348 units sold (URA, Aug 2026)
Expected TOP 14 Nov 2028
Developer
Golden Ray Edge 3 Pte. Ltd. (MCL Land and Sinarmas Land)
Land price psf ppr
$1,223.30 (15 Nov 2023)
ABSD deadline
15 Nov 2028
Sales
551 of 552 units sold (URA, Aug 2026)
Expected TOP 1Q 2027
Developer
Maxwell Residential Pte Ltd (Chip Eng Seng, SingHaiyi and Chuan Investments, 40:30:30)
Land price psf ppr
n/a (not published)
ABSD deadline
n/a. The site was zoned commercial when bought, and no source says whether developer ABSD applied.
Sales
7 of 324 units sold (URA, Aug 2026)
The developer's expected completion is Sep 2032, while Mitsui Fudosan gives an estimated opening of 2030
Developer
CDL-MFA Altair Property Pte Ltd (City Developments and Mitsui Fudosan)
Land price psf ppr
$1,202 (16 Apr 2024)
ABSD deadline
16 Apr 2029
Sales
637 of 706 units sold (URA, Aug 2026)
Expected TOP Q4 2026
Developer
Legend Quay Pte Ltd (City Developments and CapitaLand Development, 50:50)
Land price psf ppr
n/a (the site was assembled in parts; no rate published)
ABSD deadline
n/a. The site was bought in parts on different dates, and no source says whether developer ABSD applied.
Sales
691 of 696 units sold (URA, Aug 2026)
Expected 2Q 2024 (actual TOP date not found)
Developer
GuocoLand
Land price psf ppr
$1,706.30 (3 Oct 2017), the rate for the whole mixed-use Guoco Midtown site, not a residential rate
ABSD deadline
n/a. URA records the site as a commercial award, and no source says whether developer ABSD applied.
Sales
146 of 219 units sold (URA, Nov 2025)
n/a (the developer listing says TBC)
Developer
East Asia Sophia Development Pte Ltd (parent not confirmed)
Land price psf ppr
$1,119 (26 Dec 2019, reported)
ABSD deadline
26 Dec 2024, passed. Land bought in Dec 2019 falls under the 30% rate with 25% remitted. No extension found.
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