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Singapore Private Property Q1 2026 Full Statistics: Prices Rise 0.9%, Developer Sales Fall 32%, Rents Recover

Singapore Private Property Q1 2026 Full Statistics: Prices Rise 0.9%, Developer Sales Fall 32%, Rents Recover

by | Apr 25, 2026 | Buying Guide, Investment Analysis, Investment Strategy, Property Investment

URA Q1 2026 Singapore private residential full statistics prices up sales down

Quick Answer — Q1 2026 Key Findings

  • Overall private residential prices rose +0.9% QoQ in Q1 2026 — a significant upward revision from the +0.3% flash estimate issued 1 April
  • Non-landed segment led with +1.3% QoQ; landed homes fell −0.4% (first decline since Q1 2025)
  • Developer sales (excl. EC): 2,013 units — down 32% QoQ from 2,940 in Q4 2025; new launches: 1,844 units
  • Total private home sales (incl. resale & sub-sale): 5,413 units — down 19% QoQ
  • Rental prices reversed: +0.3% QoQ after −0.5% in Q4 2025; leasing volume +4% to 20,861 contracts
  • OCR led price growth at +1.3%; RCR +0.9%; CCR +0.4% — a reversal of the prior quarter’s CCR outperformance
  • Source: URA Full Q1 2026 Real Estate Statistics, released 25 April 2026 (pr26-31)

The Headline: Prices Firmer Than Expected, but Activity Cools

Singapore’s private residential property market ended the first quarter of 2026 on a note that confounded earlier market caution. The Urban Redevelopment Authority’s (URA) full Q1 2026 real estate statistics — released on 25 April 2026 — confirmed a price increase of 0.9% quarter-on-quarter, a significant upward revision from the flash estimate of +0.3% published on 1 April. The upward revision reflects the inclusion of transactions that settled late in the quarter and the complete dataset across all market segments.

This marks the sixth consecutive quarter of overall price appreciation, and comes despite a sharp slowdown in transaction volumes. Developer sales of new private homes (excluding executive condominiums) fell 32% quarter-on-quarter to 2,013 units in Q1 2026, compared with 2,940 in Q4 2025 — the lowest quarterly developer sales figure since Q1 2025. The divergence between resilient prices and declining volumes reflects constrained new supply, selective buyer behaviour, and the legacy of affordability compression from 2023–2025 price appreciation.

URA Q1 2026 Singapore private residential price change by segment developer sales data infographic
Figure 1: Q1 2026 price change by market segment (left) and developer sales trend (right). Source: URA Full Q1 2026 Real Estate Statistics, 25 April 2026.

Price Performance by Segment

Segment Q1 2026 QoQ Change Q4 2025 QoQ Change Commentary
Non-Landed (Overall) +1.3% −0.1% Strongest QoQ in 5 quarters; reversal of Q4 dip
OCR (Outside Central) +1.3% +1.2% Mass market continues to outperform; HDB upgrader demand
RCR (Rest of Central) +0.9% +0.5% Strong; reflects demand for city-fringe new launches
CCR (Core Central) +0.4% +1.1% Moderated from prior quarter; luxury demand more selective
Landed (Overall) −0.4% +3.4% First decline since Q1 2025; mean-reversion after strong 2025

The OCR’s continued leadership at +1.3% QoQ reflects the powerful structural driver of HDB upgraders — households completing their 5-year MOP on government flats and redeploying equity into mass-market private condominiums in districts 18, 19, 20, 23, and 27. This demographic pipeline is well-documented and shows no signs of abating through 2027.

The CCR’s moderation from +1.1% in Q4 2025 to +0.4% is consistent with a market where luxury buyers are more selective in an environment of elevated global uncertainty — including the US-China trade tensions and the spill-over effects of US tariff regimes on Singapore’s export-oriented economy. That said, +0.4% still represents appreciation, and the CCR has not seen negative quarterly price movement since Q3 2023.

The landed segment’s −0.4% retreat follows a very strong Q4 2025 (+3.4%). Landed properties are thinly traded and highly volatile on a quarterly basis; the Q1 dip is best read as mean-reversion rather than trend reversal, particularly given the structural scarcity of landed housing stock in Singapore.

Developer Sales and New Launches

Developers sold 2,013 private residential units (excluding ECs) in Q1 2026 — a 32% drop from the 2,940 sold in Q4 2025, and the weakest quarterly figure since Q1 2025. New project launches totalled 1,844 units, concentrated in the OCR and CCR, reflecting the pipeline of projects that had received sales licences after significant delays in late 2024.

The pull-back in volumes should be contextualised: Q4 2025 was exceptionally strong, driven by the simultaneous launch of multiple large-scale projects (THE ORIE, Promenade Peak, Elta, Parktown Residence) that collectively captured pent-up demand. Q1 2026’s normalisation is partly seasonal and partly a function of the reduced number of new projects in the pipeline following the Q4 burst.

Resale and sub-sale transactions also fell, with total private home sales (all categories) coming to 5,413 units — down 19% from 6,699 in Q4 2025. Industry observers note that the absolute volume remains healthy relative to the 2019–2022 baseline and that the quarter started slowly before accelerating in March 2026 following the Lunar New Year holiday period.

Rental Market Reversal — What It Means

Private residential rents reversed their recent softening trend, rising +0.3% QoQ in Q1 2026 after declining −0.5% in Q4 2025. Leasing volume also strengthened, climbing 4% quarter-on-quarter to 20,861 rental contracts. This is the first positive quarterly rental movement since Q4 2023, and may mark the end of the post-pandemic rental correction that saw prices ease from their 2022–2023 highs.

The rental recovery is supported by two converging forces: a continued influx of foreign professionals amid Singapore’s sustained tech and financial sector hiring, and a temporary tightening of rental supply as a number of large residential projects that reached TOP in 2023–2024 move past initial tenant search periods. The question for Q2 and Q3 2026 is whether this modest recovery sustains, or whether the global economic headwinds translate into reduced expatriate inflows and renewed rental softening.

What Might Come Next

The price upward revision from +0.3% (flash) to +0.9% (full) is the quarter’s most significant data surprise. It suggests that the late-quarter transactions — many of which were sub-sales and resales settled in March — carried higher psf values than the new launch transactions recorded earlier in the quarter. If this pattern holds into Q2 2026, the annual price growth trajectory for 2026 could exceed the more cautious industry forecasts of 2–4%, potentially tracking closer to 4–6%.

The key risk factors for H2 2026 remain: (a) global trade disruption and its impact on Singapore GDP growth and business confidence; (b) SORA rate movements — 3M compounded SORA remains above 2.9% as at April 2026, keeping home loan servicing costs elevated; (c) potential further ABSD measures if price momentum accelerates unexpectedly; and (d) the supply pipeline — with 17+ new project launches anticipated across Q2–Q4 2026, increased competition between developers for buyers could moderate per-unit pricing.

Note: This analysis is editorial commentary based on publicly available URA data. It is not investment advice.

Frequently Asked Questions

Why did the Q1 2026 price figure revise upward from the flash estimate?

The URA flash estimate, published 3–4 weeks into the following quarter, uses only transactions registered up to approximately mid-March. The full statistics incorporate all transactions completed through 31 March 2026, including late-settling resale and sub-sale contracts. These late transactions often involve higher-priced units (larger formats, upper floors, prime locations) that take longer to process — hence the full release tends to show a stronger price outcome than the flash.

Is the slowdown in developer sales a warning sign for the market?

Not necessarily. Developer sales of 2,013 units in Q1 2026 represent a normalisation after a bumper Q4 2025 that saw multiple large launches coincide. Historical Q1 figures often dip due to the Chinese New Year effect — reduced transaction activity during the festive period. The more telling metric is the 12-month trailing average, which remains above 8,500 units annually — a healthy pace for Singapore’s market size. Price resilience at +0.9% QoQ alongside lower volumes actually points to supply-demand balance rather than demand erosion.

What does the rental recovery mean for property investors?

The +0.3% QoQ rental increase in Q1 2026 (after −0.5% in Q4 2025) is a positive signal for landlords who have been holding property through the 2023–2025 rental correction. If rental yields stabilise or improve through H2 2026, the investment case for Singapore residential property — which was weakened during the high-ABSD, high-SORA, lower-yield environment of 2023–2024 — may recover modestly. However, with gross yields for most CCR and RCR condominiums still in the 2.5–3.2% range versus SORA-linked mortgage rates of ~3.5–3.7%, properties remain net-cash-flow negative on a leveraged basis for most investors.

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Disclaimer: This article is editorial commentary based on data published by the Urban Redevelopment Authority of Singapore (URA). It is for general information only and does not constitute investment, financial, or property advice. All figures sourced from URA Media Release pr26-31 (25 April 2026). Verify data directly at ura.gov.sg. LovelyHomes.com.sg does not hold a real estate agency licence.


How to Sell Your Property in Singapore 2026: Costs, SSD, CPF Refund & Step-by-Step Process

How to Sell Your Property in Singapore 2026: Costs, SSD, CPF Refund & Step-by-Step Process

by | Apr 25, 2026 | Buying Guide, Condo Selling Guide, Home Loans & Mortgages, Landed Reviews

How to Sell Your Property in Singapore 2026 Complete Guide

Quick Answer — Key Takeaways

  • Seller’s Stamp Duty (SSD) of 12%, 8%, or 4% applies if you sell within 3 years of purchase (private residential properties)
  • Agent commission is typically 1–2% of sale price — negotiable; CEA-registered agents only
  • CPF funds used must be refunded to CPF OA with Accrued Interest (compounded at 2.5% p.a.) upon sale
  • The sale process from OTP to legal completion typically takes 10–12 weeks for private property; 8–12 weeks for HDB
  • Outstanding mortgage must be discharged from sale proceeds; early repayment penalty may apply (lock-in period)
  • No Capital Gains Tax in Singapore — profits from property sales are generally not taxed unless you are classified as a property trader by IRAS
  • Decoupling a property before sale may reduce ABSD on a subsequent purchase but requires careful legal structuring to avoid Section 33A anti-avoidance provisions

Selling Property in Singapore — Overview

Singapore’s property market has no Capital Gains Tax — meaning that profits from the sale of residential property are generally not subject to income tax, provided IRAS does not classify you as conducting a property trading business. However, selling a property in Singapore does involve a web of stamp duties, CPF refund obligations, agent fees, legal costs, and outstanding loan discharges. Understanding these costs upfront prevents unpleasant surprises at the point of sale.

The Seller’s Stamp Duty (SSD) — introduced in January 2011 and most recently recalibrated in April 2023 — is the most significant policy lever for sellers. At 12% for properties sold within the first year of purchase, SSD is designed to deter speculative flipping. This guide covers every major cost and step for selling a private residential property (condo, landed, or HDB) in Singapore in 2026.

Singapore property selling costs SSD rates 2026 data infographic
Figure 1: Seller’s Stamp Duty (SSD) rates and indicative selling cost components for a S$1.5M property, Singapore 2026.

Seller’s Stamp Duty (SSD) — Rates and Rules

Seller’s Stamp Duty is payable by the seller if a residential property is sold within 3 years of its purchase date (for private properties). The rates are based on the higher of the sale price or market value:

Holding Period SSD Rate (Current, from Apr 2023) SSD on S$1.5M Sale
Up to 1 year 12% S$180,000
More than 1, up to 2 years 8% S$120,000
More than 2, up to 3 years 4% S$60,000
More than 3 years 0% Nil

HDB flats are not subject to SSD, but have their own MOP (Minimum Occupation Period) of 5 years — during which the flat cannot be sold on the resale market at all.

All Costs When Selling Your Property

Cost Typical Amount Paid by / When
Agent Commission 1–2% of sale price Seller; at completion
Legal Fees (conveyancing) ~S$2,500–S$4,000 Seller; at completion
Seller’s Stamp Duty (SSD) 0–12% of sale price (if <3 years) Seller; within 14 days of OTP exercise
Mortgage Early Repayment Penalty 0.75–1.5% of outstanding loan (if in lock-in) Seller; upon full redemption at completion
CPF Refund (OA + Accrued Interest) All CPF used + 2.5% p.a. compound interest Mandatory; deducted from proceeds at completion
Property Tax (prorated to sale date) Varies by AV; prorated to completion date Seller; adjusted at completion
HDB Admin Fee (HDB resale only) S$40–S$80 Seller; to HDB

Worked Example: Selling a S$1.5M Condo Purchased 2 Years Ago

Scenario: SC seller, selling a condo purchased in April 2024 for S$1.4M, now selling in April 2026 at S$1.5M. Outstanding bank loan: S$900,000. CPF used: S$200,000 OA + S$10,000 accrued interest.

  • Gross Sale Price: S$1,500,000
  • Less SSD (8% × S$1.5M, sold in year 2): −S$120,000
  • Less Agent Commission (1.5%): −S$22,500
  • Less Legal Fees: −S$3,000
  • Less Outstanding Loan Redemption: −S$900,000
  • Less CPF Refund (S$200K + S$10K interest): −S$210,000
  • Net Cash Proceeds to Seller: S$1,500,000 − S$120,000 − S$22,500 − S$3,000 − S$900,000 − S$210,000 = S$244,500
  • Of which cash in hand (after CPF returned to CPF, not to pocket): ~S$244,500 (cash) + S$210,000 returned to CPF OA

Note: This example excludes any early repayment penalty on the bank loan. Verify with your bank and a property consultant. IRAS may treat profits as income if you are assessed as a property trader — consult a tax professional if you have sold multiple properties in recent years.

The Private Property Sale Process — Step by Step

For a private residential property (condominium or landed), the sale process broadly follows these stages over 10–12 weeks:

  1. Appoint a CEA-licensed agent (or sell directly). Agent markets the property, manages viewings, and facilitates negotiations.
  2. Accept an offer and grant an OTP. The buyer pays an Option Fee (typically 1% of agreed price). The OTP is valid for 14 days (standard) — extendable to 21 days by agreement.
  3. Buyer exercises OTP — pays the balance 4–9% deposit within the OTP period. Both buyer and seller appoint conveyancing solicitors.
  4. Solicitors conduct due diligence — title search, CPF charge check, Inland Revenue caveats, mortgagee consent if applicable.
  5. Completion — typically 8–10 weeks after OTP exercise. Sale proceeds are disbursed, mortgage is redeemed, CPF is refunded, and keys are handed over.

Frequently Asked Questions

Is there Capital Gains Tax on property sales in Singapore?

No. Singapore does not impose a Capital Gains Tax on property sales by individuals. Profits from property sales are not taxable — provided IRAS does not classify you as a property trader (i.e. someone who buys and sells properties as a business, subject to income tax on profits). If you have sold multiple properties in a short period, consult a tax professional to confirm your IRAS classification. The Inland Revenue Authority of Singapore (IRAS) administers all property tax matters.

How is the CPF refund calculated when I sell my property?

Upon selling your property, you must refund to your CPF OA: (1) all CPF funds withdrawn for the property (down payment, monthly instalments, BSD, legal fees funded by CPF), plus (2) accrued interest at 2.5% per annum, compounded annually, on those withdrawn amounts. This refund goes back into your CPF OA — it is not a tax, but it reduces the cash proceeds you receive. The CPF Board calculates the exact refund amount at completion. For long-held properties with large CPF withdrawals, accrued interest can be significant.

What if the sale price is less than the outstanding loan and CPF refund?

If the sale proceeds are insufficient to fully redeem the outstanding mortgage and refund all CPF funds with accrued interest, you would face a shortfall. In this scenario, you would need to top up the difference in cash. This is sometimes called a “negative sale.” To avoid this situation, sellers should always compute their minimum viable sale price before listing — accounting for loan balance, CPF refund, SSD, agent fees, and legal costs.

Can I avoid SSD by transferring the property to a family member?

No. SSD applies to all legal transfers of residential property within the holding period — including transfers to family members, whether by sale, gift, or trust arrangement. IRAS treats these as disposals subject to SSD. Section 33A of the Stamp Duties Act also provides anti-avoidance powers allowing IRAS to look through artificial arrangements designed to circumvent stamp duty obligations. Seek advice from a qualified stamp duty lawyer before attempting any form of property restructuring.

What happens if I have an HDB bank loan and sell before 3 years?

Unlike private property, HDB flats carry no SSD on their own — however, HDB resale flats cannot be sold during the 5-year MOP. If you have a bank loan (not an HDB concessionary loan) on a private property, an early redemption penalty (clawback) of 0.75%–1.5% of the outstanding loan may apply if you sell during the loan’s lock-in period (typically 1–3 years). Check your bank’s loan terms carefully before committing to sell. HDB concessionary loans do not carry lock-in penalties.

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Disclaimer: Information on this page is for general reference only and does not constitute professional property, legal, financial, or tax advice. Stamp duty rules, CPF policies, and property regulations may change — verify all details with IRAS (iras.gov.sg), CPF Board (cpf.gov.sg), and HDB (hdb.gov.sg) before transacting. Consult a CEA-licensed property agent and a qualified solicitor for transaction-specific advice. LovelyHomes.com.sg does not hold a real estate agency licence.


HDB Resale Flat Buying Guide Singapore 2026: Step-by-Step Process, Grants & Costs

HDB Resale Flat Buying Guide Singapore 2026: Step-by-Step Process, Grants & Costs

by | Apr 25, 2026 | Buying Guide, First-Time Buyer Guide, HDB Buying Guide, Home Loans & Mortgages, Landed Buying Guide

HDB Resale Flat Buying Guide Singapore 2026

Quick Answer — Key Takeaways

  • Singapore Citizens and Eligible PRs may purchase HDB resale flats; certain restrictions apply to singles and PRs
  • The standard resale process takes 12–16 weeks from Option to Purchase (OTP) to key collection
  • Resale buyers may tap CPF Housing Grants: Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Grant — up to S$120,000 combined
  • HDB Loan Eligibility (HLE) letter or bank Approval-in-Principle (AIP) must be obtained before OTP is exercised
  • Cash-over-Valuation (COV) must be paid entirely in cash and is no longer disclosed by HDB — buyers and sellers negotiate based on market
  • HDB resale prices fell −0.1% QoQ in Q1 2026 (first decline since Q2 2019), though 412 million-dollar transactions set an all-time record
  • Proximity Housing Grant (S$30,000) available if you live within 4 km of parents/children

What Is an HDB Resale Flat?

A resale HDB flat is a Housing & Development Board flat that has been previously owned by at least one household, has completed its Minimum Occupation Period (MOP) of at least 5 years, and is now available for purchase on the open secondary market through HDB’s resale portal. Unlike a Build-to-Order (BTO) flat — which involves purchasing directly from HDB at a subsidised price with a multi-year wait — a resale purchase is a private transaction between seller and buyer, with HDB administering the eligibility checks and transaction registration.

As of Q1 2026, the HDB Resale Price Index (RPI) stands at 168.9 — representing a rise of approximately 17% from Q1 2022 and a slight moderation of −0.1% quarter-on-quarter, the first quarterly dip since Q2 2019. The resale market remains characterised by sustained demand from upgraders, PRs, and those who cannot wait for BTO completion.

HDB Resale Price Index chart Q1 2022 to Q1 2026 Singapore data
Figure 1: HDB Resale Price Index (RPI) — Q1 2022 to Q1 2026. Source: HDB / URA flash estimates.

Who Can Buy an HDB Resale Flat?

Eligibility for HDB resale flat purchase is governed by HDB’s Ethnic Integration Policy (EIP) and Resale Eligibility Scheme. The primary conditions are as follows:

Buyer Type Conditions CPF Grants Available
SC Married Couple (both SC) May buy any HDB resale flat; MOP 5 years EHG (up to S$120K) + Family Grant (up to S$50K) + Proximity Grant
SC + PR Family Nucleus At least 1 SC; can buy any resale flat EHG (SC portion); reduced Family Grant
SC Singles (≥35 years old) May only buy 5-room or smaller HDB flat; income ≤ S$7,000 Singles Grant (up to S$25K); EHG Singles
PR Family (no SC) May buy after PR for 3 years; restricted flat types No CPF grants; must wait 3 years PR
Foreigners Not eligible to buy HDB resale flats N/A

The HDB Resale Purchase Process — Step by Step

Buying an HDB resale flat involves a structured 12–16 week process administered jointly between the buyer, seller, and HDB’s portal. Below is the typical timeline:

HDB resale purchase process timeline 12 to 16 weeks Singapore 2026 infographic
Figure 2: HDB Resale Purchase Process — Typical 12–16 Week Timeline.

Step 1 — Establish your budget and eligibility. Determine your income ceiling, grant eligibility, CPF OA savings, and maximum loan quantum. Use HDB’s e-Services portal to check eligibility. If using an HDB concessionary loan, apply for a Housing Loan Eligibility (HLE) letter. If using a bank loan, obtain an Approval-in-Principle (AIP).

Step 2 — Engage a CEA-registered property agent (optional but recommended). You may transact directly using HDB’s resale portal, or appoint a Council for Estate Agencies (CEA)-licensed agent. All agents must be CEA-registered. Agent commission of 1–2% of the purchase price is typically borne by the buyer on the buyer’s side.

Step 3 — Search and shortlist. Browse HDB Flat Portal or property portals for listings. Factor in HDB’s Ethnic Integration Policy (EIP) quotas — some blocks may have reached their Chinese, Malay, or Indian quota, restricting the sale to certain ethnic groups.

Step 4 — Grant the Option to Purchase (OTP). The seller grants the buyer an OTP in exchange for an Option Fee of S$1 to S$1,000 (negotiated). The OTP is valid for 21 calendar days. Once the OTP is issued, both parties register their intent on HDB’s resale portal.

Step 5 — Exercise the OTP. Within 21 days, the buyer must exercise the OTP by paying an Exercise Fee (up to S$5,000 minus the Option Fee). At this point, both buyer and seller must submit the resale application to HDB via the portal simultaneously. A conveyancing solicitor is appointed.

Step 6 — HDB Appointment. HDB reviews the application (approximately 4–8 weeks) and schedules a completion appointment. At this appointment, financial documents, CPF pledges, and legal transfers are completed.

Step 7 — Completion and key collection. Keys are handed over, and the transaction is registered with SLA. The buyer officially becomes the registered owner of the flat.

CPF Housing Grants for Resale HDB (2026)

Grant Maximum Amount Eligibility Condition
Enhanced CPF Housing Grant (EHG) S$120,000 (family) / S$60,000 (singles) First-timer; income ≤ S$9,000 (family) / ≤ S$4,500 (singles); must work continuously for 12 months
Family Grant S$50,000 (both SC) / S$40,000 (SC+PR) At least one applicant first-timer; buying for family nucleus
Proximity Housing Grant (PHG) S$30,000 (living with/near parents) / S$15,000 (singles) Buying within 4 km of parents’ or married child’s home (or with them)
Step-Up CPF Housing Grant S$15,000 Second-timer SC households who previously received a CPF housing subsidy; buying a 2-3 room resale flat

Worked Example: Buying a S$650,000 5-Room Resale Flat

Buyer profile: SC married couple, combined income S$7,500/month, first-timer, buying with parents living nearby (within 4 km)

  • Purchase price: S$650,000
  • HDB valuation: S$630,000 → COV of S$20,000 (paid in cash)
  • EHG (income S$7,500): −S$60,000 (from CPF/cash)
  • Family Grant (both SC, 5-room): −S$50,000
  • Proximity Housing Grant: −S$30,000
  • Total grants: S$140,000 (credited to CPF OA, used to offset purchase)
  • Net price after grants: S$650,000 − S$140,000 = S$510,000
  • HDB loan (80% of valuation S$630K): S$504,000 (±)
  • Estimated monthly instalment (25-year HDB loan at 2.6%): ~S$2,285
  • Cash upfront (COV S$20K + option fee + stamps): ~S$30,000+

Note: Figures are illustrative. BSD and legal fees (approximately S$9,600 and S$2,500–4,000 respectively) are additional. Verify your specific scenario with HDB or a licensed property consultant.

Key Costs When Buying an HDB Resale Flat

Cost Item Amount / Rate Payment Method
Option Fee S$1–S$1,000 Cash
Exercise Fee Up to S$5,000 (minus Option Fee) Cash
Cash-over-Valuation (COV) Market-determined (if price > HDB valuation) Cash only
Buyer’s Stamp Duty (BSD) 1–6% progressive on purchase price CPF OA or cash (14 days)
ABSD (if applicable) 5% (PR 1st property) / 20% (SC 2nd property) etc. Cash (14 days)
Legal Fees ~S$2,500–S$4,000 CPF OA or cash
Agent Commission (buyer side) 1–2% of purchase price (if appointed) Cash

Frequently Asked Questions

Can a foreigner buy an HDB resale flat?

No. Only Singapore Citizens and Singapore Permanent Residents (in a family nucleus with at least one SC, and after 3 years of PR status) are eligible to purchase HDB resale flats. Foreigners cannot buy HDB flats under any circumstances.

What is Cash-over-Valuation (COV) and how does it work?

COV is the difference between the agreed purchase price and HDB’s official valuation of the flat. If you agree to pay S$650,000 for a flat valued by HDB at S$620,000, the COV is S$30,000. COV must be paid entirely in cash — it cannot be financed through an HDB or bank loan, and cannot be paid using CPF funds. HDB no longer publishes COV data; buyers and sellers negotiate based on recent transacted prices (available on HDB’s resale flat prices portal).

Can I use CPF to pay for an HDB resale flat?

Yes. You may use your CPF Ordinary Account (OA) savings to pay for the down payment, remaining purchase price (after loan), BSD, and legal fees. However, COV must be paid in cash. CPF usage is subject to the Valuation Limit (you can only use CPF up to the HDB valuation of the flat, not the transacted price). CPF funds used attract Accrued Interest (currently 2.5% per annum), which must be refunded to your CPF account upon sale.

How long does the HDB resale process take?

From the issuance of the OTP to key handover, the HDB resale process typically takes 12 to 16 weeks. The OTP itself has a 21-calendar-day validity period. After both parties register on HDB’s portal, HDB typically takes 4 to 8 weeks to schedule the completion appointment. Delays can occur if eligibility issues arise, if financing takes longer, or if there are outstanding issues with the flat (e.g. renovation works, outstanding season parking).

What is the Ethnic Integration Policy (EIP) and how does it affect buyers?

The Ethnic Integration Policy (EIP) limits the percentage of flats in each HDB block and neighbourhood that can be owned by each ethnic group (Chinese, Malay, Indian/Others). This ensures racial integration. If the EIP quota for your ethnicity in a particular block has been reached, you cannot purchase a flat there — even if the seller is willing. Check EIP quotas using HDB’s online EIP checker before shortlisting a flat.

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Disclaimer: Information on this page is published for general reference only and does not constitute professional property, legal, financial, or CPF advice. HDB eligibility rules, grant quantum, and resale procedures may change — verify all details with HDB directly at hdb.gov.sg or through a CEA-registered property consultant before transacting. LovelyHomes.com.sg does not hold a real estate agency licence.


North Gaia

North Gaia

by | Apr 25, 2026 | Condo New Launches, Executive Condo Launches, New Launches




NEW LAUNCH · YISHUN CLOSE · DISTRICT 27

North Gaia

Yishun Close executive condominium beside the Khatib Bongsu nature corridor
D27
District
99 years from 15 February 2021
Tenure
30 June 2027
TOP / VP
616
Total Units
Download Factsheet (PDF)Enquire · Floor Plans
616
Residential Units
D27
District
2.8
Plot Ratio
Pending
Latest Price List

Why North Gaia

North Gaia is a 616-unit executive condominium at Yishun Close with 11 blocks of 14-storey homes, basement parking, clubhouse facilities and nature-facing planning beside the Khatib Bongsu corridor.

01 · Address

D27 Location

Lot 3974L MK 19 at Yishun Close, Singapore

02 · Scale

616 residential units

11 blocks of 14-storey executive condominium homes

03 · Tenure

99 years from 15 February 2021

Confirm current availability and stack details before shortlisting.

Project At-a-Glance

Project Name North Gaia
Developer Sing Holdings (Yishun) Pte. Ltd.
Address Lot 3974L MK 19 at Yishun Close, Singapore
District D27
Tenure 99 years from 15 February 2021
Total Units 616 residential units
Site Area 21,514.00 sqm
Plot Ratio 2.8
Blocks 11 blocks of 14-storey executive condominium homes
TOP / VP 30 June 2027 (expected vacant possession)
Legal Completion 30 June 2030

Viewing Preparation

Use the factsheet, selected floor plans and site plan below to compare layout fit, facilities and access points before a viewing.

Confirm current prices, discounts and availability before committing.

Unit Mix and Sizes

Bedroom Type Size / Range Availability Note
3 Bedroom 958-980 sqft 164 units
3 Bedroom + Yard 1,001-1,023 sqft 176 units
3 Bedroom + Yard + Study 1,055-1,076 sqft 178 units
4 Bedroom 1,313-1,335 sqft 60 units
5 Bedroom 1,593 sqft 38 units

Unit areas and availability may change. Confirm the latest stack, price and size information before shortlisting.

Indicative Pricing

Entry Units
Pending
Family Units
Pending
Premium Units
Pending

Latest official price list unavailable in the local source folder. Request the current official price list before shortlisting.

Why Buyers Are Watching

  1. 1
    Executive condominium format with 616 homes and full facilities.
  2. 2
    Site planning is oriented toward nature views and wider spacing between blocks.
  3. 3
    Next to the Khatib Bongsu nature corridor in the Yishun planning area.
  4. 4
    Unit range starts from 3-bedroom homes; no 1- or 2-bedroom plans are listed in the available source material.
  5. 5
    Expected vacant possession is listed as 30 June 2027.
  6. 6
    Source materials include site plan, stack chart and full floor-plan references.

Location and Connectivity

Nature

Khatib Bongsu corridor

The factbook describes views toward Khatib Bongsu and surrounding open fields.

MRT

Yishun / Khatib area

Use current transport routing before purchase planning.

Schools

Yishun schools

Verify latest home-school distance with OneMap before enrolment planning.

Roads

Yishun Avenue 8 / 9

The site is bounded by Yishun Avenue 8 and Yishun Avenue 9.

North Gaia location map

Schools Nearby

Level School / Education Reference
Primary Yishun Primary School
Primary Naval Base Primary School
Secondary Northland Secondary School

School distance and priority rules should be verified with OneMap and MOE before relying on them.

Lifestyle and Amenities

Nature

Khatib Bongsu nature corridor

Facilities

Lap pool, tennis court, clubhouse and communal facilities

Neighbourhood

Yishun town amenities

Site Plan

North Gaia actual site plan

Actual site plan/facilities plan from the local project source material.

Floor Plans (Selected)

Representative actual floor plans by unit type. The full floor-plan PDF is kept in the download button below this section.

North Gaia is an executive condominium with available source plans starting from 3-bedroom units, so no 1- or 2-bedroom thumbnail is shown.

North Gaia 3 Bedroom Type C1 floor plan

3 Bedroom Type C1
North Gaia 3 Bedroom + Yard + Study Type CS5b floor plan

3 Bedroom + Yard + Study Type CS5b
North Gaia 4 Bedroom Type D4 floor plan

4 Bedroom Type D4
North Gaia 5 Bedroom Type E1 floor plan

5 Bedroom Type E1
Full Floor Plans PDF

Clean downloadable PDF prepared from the source floor-plan pages.

Download Full Floor Plan PDF

Elevation and Stack Chart

North Gaia elevation and stack chart

Elevation, schematic or stack reference from the project source material.

Facilities and Lifestyle

Pool DeckClubhouseGymLandscape CourtsFunction RoomsFamily FacilitiesArrival CourtResidential Services

Gallery

North Gaia clean gallery image 1North Gaia clean gallery image 2North Gaia clean gallery image 3North Gaia clean gallery image 4North Gaia clean gallery image 5North Gaia clean gallery image 6

Developer and Consultant Team

Sing Holdings (Yishun) Pte. Ltd.

Verify the latest developer licence, project account and sale documents before purchase.

Sustainability and Specifications

Specifications, finishes, smart-home provisions and sustainability ratings vary by unit. Refer to the latest approved developer documents for final details.

Project Timeline

Launch / Sales Phase Live new-launch project page
TOP / Vacant Possession 30 June 2027 (expected vacant possession)
Legal Completion 30 June 2030

Project Factsheet

A shareable 2-page PDF snapshot of key project facts, site context and unit mix.

North Gaia factsheet page 1 previewNorth Gaia factsheet page 2 previewDownload Factsheet (PDF)

Download the Full Sales Pack

PDF · Factsheet

North Gaia Factsheet

2-page project factsheet with key facts, unit mix and buyer notes.

Download Factsheet

PDF · Floor Plans

Full Floor Plans

Representative source floor-plan pages prepared as a clean PDF.

Download Floor Plans

Image · Site Plan

Site Plan

Site plan/facilities plan showing project layout and access references.

Download Site Plan

Frequently Asked Questions

Where is North Gaia located?
Lot 3974L MK 19 at Yishun Close, Singapore
Who is the developer?
Sing Holdings (Yishun) Pte. Ltd.
How many units are there?
616 residential units
Is the latest price list available?
The latest official price list is not posted here. Request current pricing before shortlisting.

Shortlist North Gaia

Request current availability, developer pricing, showflat slots and financing checks.

Enquire Now

Related Buying Guides

ABSD Singapore 2026

Stamp-duty planning before purchase.

Condo Buying Guide

Budget, timeline and financing basics.

Property Investment

Holding cost and exit considerations.

Disclaimer: Prices, availability, areas, specifications and timelines may change without notice. Buyers should verify all details with the developer-appointed sales team and relevant authorities before committing.
CanningHill Piers

CanningHill Piers

by | Apr 25, 2026 | Condo New Launches, New Launches




NEW LAUNCH · RIVER VALLEY · DISTRICT 06

CanningHill Piers

Integrated River Valley landmark with residential, hotel and commercial components
D06
District
Leasehold
Tenure
2nd Quarter 2024
TOP / VP
696
Total Units
Download Factsheet (PDF)Enquire · Floor Plans
696
Residential Units
D06
District
8.13
Plot Ratio
Pending
Latest Price List

Why CanningHill Piers

CanningHill Piers is an integrated mixed-use development at River Valley Road with 696 residential units across 48-storey and 24-storey residential towers, supported by hotel and commercial components.

01 · Address

D06 Location

TS 09 on Lot 00147V River Valley Road, Singapore River Planning Area

02 · Scale

696 residential units

1 block of 48 storeys and 1 block of 24 storeys

03 · Tenure

Leasehold

Confirm current availability and stack details before shortlisting.

Project At-a-Glance

Project Name CanningHill Piers
Developer Legend Quay Pte Ltd
Address TS 09 on Lot 00147V River Valley Road, Singapore River Planning Area
District D06
Tenure Leasehold
Total Units 696 residential units
Site Area 12,925.4 sqm
Plot Ratio 8.13
Blocks 1 block of 48 storeys and 1 block of 24 storeys
TOP / VP 2nd Quarter 2024 (estimated completion)
Legal Completion To be confirmed

Viewing Preparation

Use the factsheet, selected floor plans and site plan below to compare layout fit, facilities and access points before a viewing.

Confirm current prices, discounts and availability before committing.

Unit Mix and Sizes

Bedroom Type Size / Range Availability Note
1 Bedroom 409-463 sqft Available in the brochure floor-plan set
1 Bedroom + Study 484-560 sqft Available in the brochure floor-plan set
2 Bedroom + Study 807-829 sqft Available in the brochure floor-plan set
3 Bedroom 947 sqft and larger Available in the brochure floor-plan set
4 Bedroom Premium 1,755 sqft and larger Available in the brochure floor-plan set
5 Bedroom Premium 2,788 sqft Available in the brochure floor-plan set

Unit areas and availability may change. Confirm the latest stack, price and size information before shortlisting.

Indicative Pricing

Entry Units
Pending
Family Units
Pending
Premium Units
Pending

Latest official price list unavailable in the local source folder. Request the current official price list before shortlisting.

Why Buyers Are Watching

  1. 1
    Integrated riverfront location at Clarke Quay and River Valley.
  2. 2
    Residential towers are supported by hotel and commercial components.
  3. 3
    Direct city-centre lifestyle access around Singapore River and Fort Canning.
  4. 4
    The brochure includes representative 1- to 5-bedroom floor plans.
  5. 5
    The fact sheet lists 696 residential units and 12,925.4 sqm site area.
  6. 6
    Architect listed in the fact sheet: DP Architects Pte Ltd.

Location and Connectivity

MRT

Fort Canning / Clarke Quay

The project is positioned in the Clarke Quay and Fort Canning corridor.

Lifestyle

Singapore River

Dining, nightlife and riverside amenities are nearby.

CBD

City Centre

River Valley and Downtown Core access support city-fringe living.

Parks

Fort Canning Park

Green space and heritage amenities sit close to the site.

CanningHill Piers location map

Schools Nearby

Level School / Education Reference
Primary River Valley Primary School
Primary Anglo-Chinese School (Junior)
Secondary Outram Secondary School

School distance and priority rules should be verified with OneMap and MOE before relying on them.

Lifestyle and Amenities

Retail

CanningHill Square and Clarke Quay area

Recreation

Fort Canning Park and Singapore River

City

CBD, City Hall and Robertson Quay access

Site Plan

CanningHill Piers actual site plan

Actual site plan/facilities plan from the local project source material.

Floor Plans (Selected)

Representative actual floor plans by unit type. The full floor-plan PDF is kept in the download button below this section.

CanningHill Piers 1 Bedroom Type A1 floor plan

1 Bedroom Type A1
CanningHill Piers 1 Bedroom + Study Type AS1 floor plan

1 Bedroom + Study Type AS1
CanningHill Piers 2 Bedroom + Study Type BS1 floor plan

2 Bedroom + Study Type BS1
CanningHill Piers 3 Bedroom Type C1 floor plan

3 Bedroom Type C1
CanningHill Piers 4 Bedroom Premium Type D1 floor plan

4 Bedroom Premium Type D1
CanningHill Piers 5 Bedroom Premium Type E1 floor plan

5 Bedroom Premium Type E1
Full Floor Plans PDF

Clean downloadable PDF prepared from the source floor-plan pages.

Download Full Floor Plan PDF

Elevation and Stack Chart

CanningHill Piers elevation and stack chart

Elevation, schematic or stack reference from the project source material.

Facilities and Lifestyle

Pool DeckClubhouseGymLandscape CourtsFunction RoomsFamily FacilitiesArrival CourtResidential Services

Gallery

CanningHill Piers clean gallery image 1CanningHill Piers clean gallery image 2CanningHill Piers clean gallery image 3CanningHill Piers clean gallery image 4

Developer and Consultant Team

Legend Quay Pte Ltd

Verify the latest developer licence, project account and sale documents before purchase.

Sustainability and Specifications

Specifications, finishes, smart-home provisions and sustainability ratings vary by unit. Refer to the latest approved developer documents for final details.

Project Timeline

Launch / Sales Phase Live new-launch project page
TOP / Vacant Possession 2nd Quarter 2024 (estimated completion)
Legal Completion To be confirmed

Project Factsheet

A shareable 2-page PDF snapshot of key project facts, site context and unit mix.

CanningHill Piers factsheet page 1 previewCanningHill Piers factsheet page 2 previewDownload Factsheet (PDF)

Download the Full Sales Pack

PDF · Factsheet

CanningHill Piers Factsheet

2-page project factsheet with key facts, unit mix and buyer notes.

Download Factsheet

PDF · Floor Plans

Full Floor Plans

Representative source floor-plan pages prepared as a clean PDF.

Download Floor Plans

Image · Site Plan

Site Plan

Site plan/facilities plan showing project layout and access references.

Download Site Plan

Frequently Asked Questions

Where is CanningHill Piers located?
TS 09 on Lot 00147V River Valley Road, Singapore River Planning Area
Who is the developer?
Legend Quay Pte Ltd
How many units are there?
696 residential units
Is the latest price list available?
The latest official price list is not posted here. Request current pricing before shortlisting.

Shortlist CanningHill Piers

Request current availability, developer pricing, showflat slots and financing checks.

Enquire Now

Related Buying Guides

ABSD Singapore 2026

Stamp-duty planning before purchase.

Condo Buying Guide

Budget, timeline and financing basics.

Property Investment

Holding cost and exit considerations.

Disclaimer: Prices, availability, areas, specifications and timelines may change without notice. Buyers should verify all details with the developer-appointed sales team and relevant authorities before committing.
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