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Amberwood at Holland is the first condominium in the new Holland Plain precinct; Lucerne Grand is City Developments Ltd's launch-ready project along Lakeside Drive; and Dunearn House is the first condo in the new Turf City precinct.
Key takeaways
- Sim Lian Group's Amberwood at Holland is the first condo launch in the new Holland Plain precinct and the first condominium along Holland Link (99.co, 2026; The Straits Times, 2026).
- City Developments Ltd's Lucerne Grand sits along Lakeside Drive in the Jurong Lake District, where the first of three district land parcels — a white site launched in July — can yield 1,200 homes (99.co, 2026; The Straits Times, 2026).
- Dunearn House is the first condo to be launched in the new Turf City precinct, part of the Bukit Timah Turf City rejuvenation (The Straits Times, 2026).
- Among the largest near-term launches in the pipeline is Thomson Reserve: 1,268 units in District 20, targeting TOP in 2030 (PropAce Institutional Advisorydata, 2026).
- New launches still command a roughly 44% premium over resale — S$2,304 psf versus S$1,595 psf — even though islandwide private prices sit 6.8% below their peak (PropAce Institutional Advisorydata, 2026).
Upcoming launches and the Ghost Month window
The Lunar seventh month falls from Aug 13 to Sept 10 this year, and traditionally some buyers prefer to hold off on major property purchases during the period (99.co, 2026). "If the demand at these new launches are strong, developers are likely to continue to release new projects in the Ghost Month. The profit motivation is stronger than the fear of ghosts," said Mak of Mogul (99.co, 2026). Some developers may simply bring launches forward before the festival begins (99.co, 2026).
The launch-ready projects waiting in the wings include Amberwood at Holland and Lucerne Grand, alongside the next phase of landed homes from Bukit Sembawang Estates (99.co, 2026). Analysts expect market activity to pick up in the second half of the year with Lentor Gardens Residences, Amberwood at Holland, Lucerne Grand in the Jurong Lake District and Dunearn House — the maiden launch on Dunearn Road, which is part of the Bukit Timah Turf City rejuvenation (The Straits Times, 2026).
Christine Sun, chief researcher and strategist at Realion (OrangeTee & ETC) Group, expects the two precinct first-movers to draw the crowd. "Amberwood at Holland is expected to be popular as it is the first condo launch in the new Holland Plain precinct. Dunearn House is the first condo to be launched in the new Turf City precinct," she said (The Straits Times, 2026).
Leonard Tay, head of research at Knight Frank Singapore, pointed to layoff announcements in certain industries — "while not yet widespread, should job security be affected by the AI revolution causing unemployment to rise above current stable levels, home-buyer sentiment could be restrained" (The Straits Times, 2026).
Two precincts, two pitches
Holland Plain's first act
Amberwood at Holland is the first condo along Holland Link, developed by Sim Lian Group (99.co, 2026).
Lakeside convenience and the Jurong Lake District
Lucerne Grand, City Developments Ltd's project along Lakeside Drive, is launch-ready (99.co, 2026).
The first of three Jurong Lake District land parcels — a white site moved from the reserve list — was launched for tender in July under the confirmed list (The Straits Times, 2026). The proposed development has a total potential yield of about 186,000 sq m, comprising a minimum of 40,000 sq m of office space, and can yield 1,200 residential units plus spaces for retail, F&B, entertainment and other complementary uses (The Straits Times, 2026). National Development Minister Chee Hong Tat said the Government is pressing ahead with plans to develop the Jurong Lake District into Singapore's largest mixed-use business district outside the city centre, as part of decentralisation efforts (The Straits Times, 2026).
The landed counterpoint: Luxus Hills Phase 10
Bukit Sembawang Estates is gearing up to launch the next phase of Luxus Hills (99.co, 2026) — Phase 10, featuring a mix of 136 terrace houses, 18 semi-detached houses and two detached houses (Stacked Homes, 2026).
To kick off the phase, the developer is only previewing the inter-terraces, with a two-month preview period planned to give prospective buyers time to view the landed homes and to start selling their existing properties (Stacked Homes, 2026). The homes are a mix of four- and five-level properties designed for multi-generational living, with five bedrooms; Type A terraces are 4,000 sq ft, and Type B terraces start from 4,400 sq ft (Stacked Homes, 2026). No official price list has been released; Bukit Sembawang will use the preview period to evaluate buying interest before making a final decision on price (Stacked Homes, 2026).
Bukit Sembawang is also marketing the 99-year leasehold Pollen Collection II, which was launched for sale earlier this year (Stacked Homes, 2026).
The numbers behind new launch condos
Private homes in District 10 fetched a median S$2,387 psf in 2026-Q3, down 13.9% year-on-year, across 1,692 transactions over the past 12 months (PropAce Institutional Advisorydata, 2026). Islandwide private prices of S$2,038 psf in 2026-Q2 sit 6.8% below their S$2,186 psf peak, yet remain 33.3% above the S$1,529 psf trough (PropAce Institutional Advisorydata, 2026). New-launch private homes averaged S$2,304 psf against S$1,595 psf for resale — a roughly 44% new-sale premium (PropAce Institutional Advisorydata, 2026).
Across the private transaction record, prime-core (CCR) homes have averaged S$2,443 psf, city-fringe (RCR) S$2,078 psf and suburban (OCR) S$1,552 psf (PropAce Institutional Advisorydata, 2026). Thomson Reserve, with 1,268 units in District 20 (RCR) and targeting TOP in 2030, is among the largest upcoming launches (PropAce Institutional Advisorydata, 2026).
Islandwide HDB prices of S$652 psf in 2026-Q2 sit exactly at their S$652 psf peak, and remain 57.5% above the S$414 psf trough (PropAce Institutional Advisorydata, 2026).
Supply keeps coming: GLS, EC and the HDB side
The 2H2026 Government Land Sales programme will launch 4,745 private residential units on the confirmed list, up from 4,575 units in the first half of the year and 4,725 units in the second half of 2025 (The Straits Times, 2026). The latest figures bring the total government land sales supply on the confirmed list to 9,320 units for 2026 — 50% above the annual average of 6,100 units over the past decade (The Straits Times, 2026). The total private housing pipeline rises to around 61,000 units from 57,000, including 32,000 units available for sale in the next two years (The Straits Times, 2026).
On the reserve list: eight private residential sites, one commercial site, two white sites, and two hotel sites at River Valley Road and Telok Ayer Street carried over from the 1H2026 reserve list (The Straits Times, 2026).
The sole EC site at Jurong East Avenue 1 will be on developers' radar, given only one recent western-region EC launch at Senja Close; with the Canberra Drive EC site closing in October, developers could take their cue from its bid results before bidding for the Jurong East site, which is slated to open in December, said Marcus Chu, chief executive of ERA Singapore (The Straits Times, 2026). PropNex's Fong noted the Government will respond to the new EC measures introduced on May 8 before adjusting future EC land releases to ensure supply remains aligned with underlying demand (The Straits Times, 2026).
FAQ: New launch condos in the upcoming pipeline
Which new launch condo is coming to Holland Plain? Amberwood at Holland is the first condo launch in the new Holland Plain precinct and the first condominium along Holland Link, developed by Sim Lian Group (The Straits Times, 2026; 99.co, 2026).
What is Lucerne Grand, and where is it located? Lucerne Grand is a project by City Developments Ltd along Lakeside Drive, in the Jurong Lake District (99.co, 2026). It is part of a wider district pipeline that includes a white site launched in July that can yield 1,200 residential units (The Straits Times, 2026).
How does the Ghost Month window affect new launch condos? The Lunar seventh month runs from Aug 13 to Sept 10 this year, and traditionally some buyers prefer to hold off on major property purchases during that period (99.co, 2026). Some developers may therefore bring launches forward before the festival begins (99.co, 2026).
How big is the new-launch premium right now? New-launch private homes averaged S$2,304 psf against S$1,595 psf for resale — a roughly 44% new-sale premium — according to URA caveat data compiled by PropAce Institutional Advisory(PropAce Institutional Advisorydata, 2026). Islandwide private prices remain 6.8% below their peak (PropAce Institutional Advisorydata, 2026).
Which upcoming launch is among the largest in the near-term pipeline? Thomson Reserve, with 1,268 units in District 20 (RCR), targeting TOP in 2030, is among the largest upcoming launches (PropAce Institutional Advisorydata, 2026).
By the numbers
``` Private PSF momentum by district — QoQ %
D11 +28.2% ██████████████████████ D26 +11.8% █████████ D25 +7.6% ██████ D12 +6.2% █████ D08 +5.9% █████ D20 +4.1% ███ D28 +3.8% ███ D02 +0.2% █ D27 -0.1% ░ D19 -0.5% ░ ```
| District | Median PSF | QoQ | YoY | Txns (3mo) |
|---|---|---|---|---|
| D11 | $2,849 | ▲ 28.2% | ▲ 28.3% | 341 |
| D26 | $2,282 | ▲ 11.8% | ▲ 6.3% | 263 |
| D25 | $1,348 | ▲ 7.6% | ▲ 6.3% | 69 |
| D12 | $1,956 | ▲ 6.2% | ▲ 5.6% | 106 |
| D08 | $2,024 | ▲ 5.9% | ▲ 17.9% | 45 |
| D20 | $2,060 | ▲ 4.1% | ▲ 5.0% | 144 |
| D28 | $1,707 | ▲ 3.8% | ▲ 9.8% | 113 |
| D02 | $2,465 | ▲ 0.2% | ▲ 20.5% | 35 |
| D27 | $1,423 | ▼ 0.1% | ▼ 13.0% | 141 |
| D19 | $1,753 | ▼ 0.5% | ▲ 5.0% | 551 |
Data: PropAce Institutional Advisory analysis of URA/HDB transaction data — rolling 3-month average PSF, private residential, 2026-06..2026-08. Directional; confirm before acting.
Sources
- URA developer/pipeline data, compiled by PropAce Institutional Advisory.
- URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q3.
- URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q2.
- URA caveat data, compiled by PropAce Institutional Advisory.
References
- 99.co (2026) 'From Holland Plain tranquility to Lakeside convenience: New launches coming in this September'.
- Channel NewsAsia (2026) 'SpaceX plans next Starship launch as soon as this month, catching it on land'. Available at: https://www.channelnewsasia.com/business/spacex-plans-next-starship-launch-soon-month-catching-it-land-6299476 (Accessed: 31 August 2026).
- Stacked Homes (2026) 'I Toured A New Collection Of 999-Year Landed Homes In Seletar — Here's What Stood Out'. Available at: https://stackedhomes.com/toured-a-new-collection-of-999-year-landed-homes-seletar/ (Accessed: 31 August 2026).
- Stacked Homes (2026) 'Singapore’s New Condo Sales Plunged 65% In June — Here’s What Happened'. Available at: https://stackedhomes.com/singapores-new-condo-sales-plunged-65-in-june-heres-what-happened/ (Accessed: 31 August 2026).
- The Straits Times (2026) 'New private home sales slow in May'. Available at: https://www.straitstimes.com/singapore/housing/new-private-home-sales-shrank-in-may-with-just-one-new-launch-in-one-north (Accessed: 31 August 2026).
- The Straits Times (2026) 'Private residential land supply to rise in second half of 2026'. Available at: https://www.straitstimes.com/singapore/housing/private-residential-land-supply-to-increase-in-2h2026-jurong-white-site-to-be-launched-in-july (Accessed: 31 August 2026).
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Frequently Asked Questions
Which new launch condo is coming to Holland Plain?
Amberwood at Holland is the first condo launch in the new Holland Plain precinct and the first condominium along Holland Link, developed by Sim Lian Group (The Straits Times, 2026; 99.co, 2026).
What is Lucerne Grand, and where is it located?
Lucerne Grand is a project by City Developments Ltd along Lakeside Drive, in the Jurong Lake District (99.co, 2026). It is part of a wider district pipeline that includes a white site launched in July that can yield 1,200 residential units (The Straits Times, 2026).
How does the Ghost Month window affect new launch condos?
The Lunar seventh month runs from Aug 13 to Sept 10 this year, and traditionally some buyers prefer to hold off on major property purchases during that period (99.co, 2026). Some developers may therefore bring launches forward before the festival begins (99.co, 2026).
How big is the new-launch premium right now?
New-launch private homes averaged S$2,304 psf against S$1,595 psf for resale — a roughly 44% new-sale premium — according to URA caveat data compiled by PropAce Institutional Advisory(PropAce Institutional Advisorydata, 2026). Islandwide private prices remain 6.8% below their peak (PropAce Institutional Advisorydata, 2026).
Which upcoming launch is among the largest in the near-term pipeline?
Thomson Reserve, with 1,268 units in District 20 (RCR), targeting TOP in 2030, is among the largest upcoming launches (PropAce Institutional Advisorydata, 2026).
Statutory References & Citations
- Singapore Land Authority (SLA) (2026). Land Titles Act (Cap. 157) & Conveyancing Registration Framework. Singapore: SLA.
Statutory Disclaimer: This guide is published for strategic, educational, and institutional planning purposes only and does not constitute formal legal, taxation, or financial advice. All property transactions, stamp duty remissions, and financing structures should be formally verified with qualified Singapore legal counsel and certified tax advisors.