Integrated Developments in Singapore (2026): The 8 Marquee Projects
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Integrated developments in Singapore combine residences + retail mall + MRT access (often with a bus interchange, hawker centre, or library) in one envelope. There are ~8 marquee examples — Bedok Residences, Watertown, North Park Residences, Sengkang Grand, The Woodleigh Residences, Pasir Ris 8, Lentor Modern, and The Reserve Residences. They command a 15–25% price premium and 8–12% rental premium over nearby non-integrated new launches.
Integrated developments are the closest private-property proxy for “convenience as a lifestyle” in land-scarce Singapore. Mall downstairs, MRT in the basement, hawker centre across the lift lobby — these projects have rewritten what “central” means in Singapore’s outer regions.
This guide covers what defines an integrated development, the eight marquee projects, and whether the price premium is justified. For broader context on new launches in different regions, see our CCR vs RCR vs OCR guide.
What qualifies as an integrated development?
The URA definition is a white-site development with mixed uses designed and operated as a single project. In practice, the market label “integrated” requires:
- Residences — condominium or executive condo.
- Retail mall — usually 100,000+ sqft under the same envelope.
- Direct MRT connection — same basement or linked underpass.
- Often one or more of: bus interchange, hawker centre, community hub, library, polyclinic.
The 8 marquee integrated developments
| Project | TOP | MRT | Homes |
|---|---|---|---|
| Bedok Residences + Bedok Mall | 2015 | Bedok (EWL) | 583 |
| Watertown + Waterway Point | 2017 | Punggol (NEL) | 992 |
| North Park Residences + Northpoint City | 2018 | Yishun (NSL) | 920 |
| Sengkang Grand Residences + Hub | 2022 | Buangkok (NEL) | 680 |
| The Woodleigh Residences + Mall | 2022 | Woodleigh (NEL) | 667 |
| Pasir Ris 8 + Pasir Ris Mall | 2023 | Pasir Ris (EWL/CRL) | 487 |
| Lentor Modern + Lentor Mall | 2025 | Lentor (TEL) | 605 |
| The Reserve Residences + hub | 2027 | Beauty World (DTL) | 732 |
Why they command a premium
- Convenience capitalised. Groceries, clinics, dining, MRT, childcare, hawker — all within 150 m of your lift lobby.
- Rental resilience. Expatriate and local tenants both gravitate to MRT-integrated projects.
- Weather-shielded commute. Sheltered walkways to MRT platform matter in Singapore’s tropical climate.
- Limited supply. URA zoning for white-site mixed-use is rare — new sites come infrequently and they’re oversubscribed.
- Brand identity. Mall anchors (Frasers Property, CapitaLand, Far East) give projects lasting recognition.
The price premium in numbers
| Metric | Integrated development | Nearby non-integrated new launch | Premium |
|---|---|---|---|
| Launch PSF | S$2,200–2,800 | S$1,900–2,300 | +15–25% |
| Rental PSF | S$5.0–6.2 | S$4.5–5.5 | +8–12% |
| Occupancy (tenanted) | ~94% | ~89% | +5 pp |
Who should buy an integrated development
Good fit: dual-income couples with long hours, families with school-age children, investors seeking rental resilience, downsizers wanting walkability and amenity density.
Less ideal: buyers seeking maximum PSF efficiency (you’re paying for convenience), introverts who dislike the tenant churn from rental stock, and buyers requiring higher floor-to-ceiling height or landed-adjacent living.
Upcoming integrated projects to watch
- The Reserve Residences (Beauty World) — 2027 TOP, 732 homes, bus interchange + mall.
- Holland Village integrated (rumoured) — planning stage, circa 2030.
- Jurong East integrated — Jurong Lake District masterplan includes potential mixed-use integrated sites from 2030 onwards.
Frequently asked questions
Are all mixed-use condos integrated developments?
No. Many condos have a convenience shop or small retail podium but lack a full mall and MRT link. The integrated label is reserved for projects with substantial mall + direct MRT.
Do integrated developments have worse privacy?
Mall foot traffic is in the podium; residential lobbies are typically on separate floors with independent lifts. Noise is well controlled in modern buildings. Privacy is comparable to a large mass-market condo.
Which integrated development has the best investment case in 2026?
Hard to generalise — each depends on purchase price vs forward rental. Lentor Modern and The Reserve Residences have infrastructure tailwinds (TEL and DTL + CRL future respectively). Watertown and North Park Residences are proven holdover performers with consistent rental. Always evaluate each case on its specific numbers.
Is the premium worth it?
Historical rental and capital performance say yes for long-term owners. For short-term flippers, the premium eats into returns — the advantage compounds over 10+ years of tenant demand resilience.
Disclaimer
This guide is for general information only. Estate pricing, upcoming launches, MRT opening dates, and masterplan details change over time. Always verify the latest HDB, URA, LTA and MND announcements before making property decisions. LovelyHomes is not a licensed property agent. For personalised advice, please engage a registered CEA agent.