Singapore’s private residential market kicked off the second half of 2025 with a bang, as July saw a sharp rebound in new home sales driven by a wave of high-profile project launches. According to Urban Redevelopment Authority (URA) data, developers sold 940 units excluding executive condominiums (ECs) last month – a staggering 245.6% jump from June’s 272 units and 63.2% higher year-on-year.
The surge came after a quieter June, with developers releasing just 187 units that month. In contrast, July saw 1,675 units launched – over 16 times more than in June – sparking strong buying activity across both the Rest of Central Region (RCR) and the Core Central Region (CCR).
Table of contents
- RCR maintains lead, CCR regains momentum
- Pricing strategies drive take-up
- Recovery in the luxury segment
- August starts on a strong note
- Outlook for the rest of 2025
RCR maintains lead, CCR regains momentum
The RCR dominated sales, accounting for 513 transactions or 54.6% of total new homes sold. This was bolstered by the standout performance of LyndenWoods, CapitaLand Development’s first residential project at the Singapore Science Park, which sold 331 of its 343 units at a median price of S$2,463 per square foot (psf) last month.
Read more: Highest take-up rate in 2025: Will LyndenWoods sell out within the first month of launch?
The CCR, which had seen muted activity since the tightening of Additional Buyer’s Stamp Duty (ABSD) in 2023, made a striking recovery with 357 units sold – the highest monthly volume in more than four years. The momentum was led by The Robertson Opus and UpperHouse at Orchard Boulevard, which moved 149 and 178 units, respectively. Both projects posted median prices above S$3,250 psf and achieved take-up rates above 40% on their launch weekends.
Wong Siew Ying, Head of Research & Content at PropNex Realty, observed that “July marked a bright start to the second half of 2025 for developers’ sales and in particular, may signal a broader recovery in the CCR sub-market.” She noted that the 357 CCR transactions in July had already surpassed each quarterly sales figure for the segment since Q3 2023.
Read more: Over 300 CCR new launch units sold at UpperHouse and The Robertson Opus, priced around S$3,350 psf
One factor driving renewed interest in the prime districts is the narrowing price gap between the CCR and RCR. In 2018, new CCR homes commanded a 56.5% premium over RCR counterparts, but in the first half of 2025, the difference has shrunk to just 1.9%. This has made luxury homes appear relatively better value to both investors and affluent owner-occupiers.
Pricing strategies drive take-up
Competitive pricing played a key role in July’s sales momentum. Projects across the board sought to keep unit prices below the S$2.5 million “sweet spot” that appeals to a broad base of buyers. At Lyndenwoods, 73% of units sold were transacted under this threshold. Even in the CCR, a significant proportion of sales fell below S$2.5 million – about 38% at The Robertson Opus and 57% at UpperHouse.
Wong added that while developers are likely to continue this quantum-based approach, rising land prices and persistent construction cost pressures could limit flexibility in future launches.
The buyer mix in July was dominated by locals, with Singaporeans accounting for 85.7% of purchases and permanent residents (PRs) making up 12.4%. Foreigners formed a small minority, contributing to just a handful of CCR transactions.
Top projects by sales in July 2025:
| Project Name | Region | Units Sold in the Month | Median Price ($psf) | Lowest Price ($psf) | Highest Price ($psf) |
| LyndenWoods | RCR | 331 | 2,463 | 2,192 | 2,700 |
| Upperhouse At Orchard Boulevard | CCR | 178 | 3,259 | 2,945 | 3,737 |
| The Robertson Opus | CCR | 149 | 3,359 | 3,132 | 3,588 |
| Grand Dunman | RCR | 35 | 2,450 | 2,303 | 2,928 |
| Bloomsbury Residences | RCR | 32 | 2,549 | 2,401 | 2,706 |
| Amber House | RCR | 26 | 3,028 | 2,900 | 3,158 |
| One Marina Gardens | RCR | 24 | 2,970 | 2,819 | 3,310 |
| Hill House | CCR | 16 | 3,011 | 2,893 | 3,252 |
| The Hill @One-North | RCR | 12 | 2,485 | 2,406 | 2,492 |
| Nava Grove | RCR | 11 | 2,478 | 2,384 | 2,701 |
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Recovery in the luxury segment
July also marked the highest monthly take-up for luxury homes since November 2024. There were 28 deals for properties priced at least S$5 million, led by two headline-grabbing transactions at ultra-luxury development 21 Anderson – a 10,452 sqft duplex penthouse sold for about S$52.3 million, and a 4,489 sqft four-bedroom unit fetching S$21 million.
Analysts say these purchases underscore the appeal of expansive layouts and prestigious addresses among high-net-worth buyers, particularly PRs. While still a niche segment, the luxury market’s revival adds another layer of resilience to Singapore’s property landscape.
August starts on a strong note
If July was a strong showing, August is shaping up to be even busier. In just the first two weeks, three major projects – River Green, Promenade Peak, and Canberra Crescent Residences – collectively moved more than 900 units. River Green achieved an 88% take-up of its 524 units at an average price of S$3,130 psf, while Promenade Peak sold over half its 596 units at S$2,894 to S$3,343 psf. Canberra Crescent Residences found buyers for 40% of its 376 units at S$1,974 psf.
Read more: Nearly 1,000 units sold in 3 new launches over the weekend: River Green sets 2025 sales record for CCR
With Springleaf Residence – a 941-unit project – launching sales mid-month and boutique freehold Artisan 8 also entering the market, analysts believe August sales could surpass 1,500 units, marking the highest monthly tally since November 2024’s 2,560 units.
Wong pointed out that “Factoring the transactions from new launches in August, we fully expect the new home sales volume in the first eight months of 2025 to exceed the annual developers’ sales in each of 2024 and 2023.” She projects full-year sales of between 8,000 and 9,000 units (excluding ECs), compared to 6,469 units in 2024.
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Outlook for the rest of 2025
Several factors are underpinning the current strength of the new home market. Easing home loan rates, a resilient job market, ample liquidity, and a steady stream of well-positioned projects are keeping demand healthy. While the recent upward revision of Seller’s Stamp Duty (SSD) rates and the extended holding period might have deterred some speculative buying, most buyers in July appeared unfazed.
The near-term challenge for developers will be sustaining momentum into September and beyond. The onset of the lunar seventh month – traditionally a quieter period for property purchases – may slow transactions, though some buyers on the secondary market might view it as an opportunity to negotiate better deals.
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In the medium term, the question is whether pricing strategies can remain attractive if costs continue to climb. Developers have so far succeeded in balancing profitability with affordability, but tighter margins could test that balance in upcoming launches.
For now, the combination of strategic pricing, improved sentiment in the CCR, and the strong performance of RCR projects like Lyndenwoods has given Singapore’s private residential market one of its most robust mid-year boosts in recent memory. If August delivers as expected, 2025 could be on track to post the highest new home sales in three years – a turnaround few would have predicted at the start of the year.
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