The freehold 246-unit Newport Residences is a redevelopment of the former FujiXerox Towers in Tanjong Pagar (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Singapore’s new private home market is set for a three-pronged test this weekend, as developers roll out fresh launches across the prime, suburban and executive condominium segments — offering an early read on buyer sentiment for 2026.
Kicking off the line-up is City Developments’ Newport Residences, a 246-unit freehold project along Anson Road in the core central region (CCR), which will preview on Jan 16. This will be followed a day later by the preview of Narra Residences, a 540-unit, 99-year leasehold development in the Dairy Farm area, by a consortium led by Santarli Realty and Apex Asia Development.
Both projects are scheduled to hold their launch sales on Jan 31.
The 748-unit Coastal Cabana was 1.4 times subscribed at the end of the e-application period. Sales bookings at the executive condo will start on Jan 17 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Adding to the weekend’s activity is the launch of the executive condominium Coastal Cabana on Jan 17. The 748-unit project, jointly developed by Qingjian Realty, Forsea Holdings and ZACD Group, will be the first new EC launch of 2026, tapping into continued demand from HDB upgraders. Indicative price of units starts from $1,639 psf.
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Coastal Cabana is also the first EC launch in Pasir Ris since 2013, when the neighbouring Sea Horizon was launched. The project’s preview was held on Dec 6, with e-applications opening on the same day. When the e-applications closed on Dec 21, the units were 1.4 times subscribed.
Among the three, Newport Residences is expected to draw the closest attention. It is not only the first freehold residential launch in the CBD since 2019, but also the first new project launch in the CCR this year — positioning it as an early barometer for the prime segment.
“As a CCR project in the CBD, Newport Residences is likely to set early benchmarks for pricing, positioning and buyer sentiment in the luxury segment,” says ERA Singapore CEO Marcus Chu. PropNex CEO Kelvin Fong adds that the project could serve as a bellwether for how the prime residential market may perform in 2026.
Artist's impression of Newport Residences, which is part of the Newport Plaza mixed-use development that includes serviced apartments, offices and retail (Image: Cith Developments Ltd)
Prices at Newport Residences, starting from around $3,012 psf, are considered “compelling” for a mixed-use, freehold development in the city centre.
In the mass-market segment, Narra Residences will be the first new launch in the Dairy Farm neighbourhood since 2023, while Coastal Cabana is expected to attract strong interest from HDB upgraders looking to enter the EC market.
“Narra Residences in the West and Coastal Cabana in the East will appeal to mass-market buyers and HDB upgraders, respectively,” says ERA Singapore’s Chu.
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The pricing at Narra Residences is compelling and will be a key differentiator, as it is expected to be one of the most affordable new launches for the year, analysts note. With attractive entry price points, the project remains accessible to owner-occupiers seeking a brand-new home in the nature belt of Bukit Timah and Dairy Farm, while remaining mindful of overall affordability and price quantum, says Mohan Sandrasegeran, head of research and data analytics, SRI.
The 450-unit, 99-year Narra Residences is the first new launch in District 23 since the planned Gross Floor Area Harmonisation framework was set (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Most of its one-, two-, and three-bedroom units are priced well below the sweet spot of under $2.5 million for most homebuyers, highlights Fong.
Narra Residences is also the first residential development in District 23 to be planned under the gross floor area (GFA) harmonisation framework.
Under the framework — which standardises how floor space is measured across government agencies — unit layouts are more efficient, as air-conditioning ledges are excluded from the saleable area when they form part of the common property.
Buyers appear to get more value for the same usable floor area at GFA-harmonised projects, based on PropNex’s analysis of the price difference of similarly sized two-bedroom and three-bedroom units at non-harmonised versus harmonised projects.
As with previous years, Singaporean buyers are expected to dominate demand across all sub-markets — from prime developments in the CCR to suburban launches in the outside central region (OCR). HDB upgraders, in particular, are likely to remain a key demand driver in the new launch market this year, adds PropNex’s Fong.
Read also: January new home sales rebound 2.4 times m-o-m to 466 units as launches revive market
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