On this week’s episode of Open House, hosts Susan Ng and Felicia Tan welcomed two guests to unpack key trends in Singapore’s property scene. First, Valerie Chai, District Director at Huttons Asia, took a closer look at Arina East Residences, the first new launch in Tanjong Rhu in over a decade. Later in the show, Christine Sun, Chief Researcher and Strategist at Reliance Group, shared her outlook on the private home market in 2026, including pricing, buyer behaviour, and what the year ahead might mean for buyers and sellers.
Table of contents
- A rare freehold launch in Tanjong Rhu: Arina East Residences
- The private home market outlook for 2026: A steadier phase ahead
A rare freehold launch in Tanjong Rhu: Arina East Residences
Located on the former La Ville site, Arina East Residences marks a meaningful return of new private housing to Tanjong Rhu. As Valerie notes, this is not just another project – it’s “the first new launch in Tanjong Rhu in over 13 years.” That rarity alone makes it noteworthy.
More importantly, this development is freehold, a tenure that has grown increasingly scarce in city-fringe locations, especially those near future MRT access.
Who this development is designed for
According to Valerie, Arina East is positioned to attract a broad range of buyers. She explains, “The new launch project caters more for investors and also for family-oriented buyers, especially multi-generation households.”
Indeed, the development offers a balanced unit mix that suits different lifestyles. Efficient 1- and 2-bedroom units cater to singles, couples, and those seeking rental flexibility. Larger 3- and 4-bedroom homes, with options such as private lift access, appeal to families looking for space and comfort.
Because of this diversity, the project can draw interest from both homeowners looking to move in and investors focused on future resale or lease demand.
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Thoughtful design that prioritises privacy and comfort
One of the aspects Valerie highlighted was the way Arina East’s blocks are oriented within the site. “The angled orientation of the blocks prioritises livability and privacy,” she says. By avoiding units directly facing each other, many homes enjoy wide views in multiple directions and better cross-ventilation.
This approach improves both natural light and airflow, creating more comfortable living spaces – a subtle but meaningful advantage in day-to-day living.
Functional layouts across the mix
Beyond location and views, the layouts themselves stand out for their practicality. Small but thoughtful details, such as bathrooms with windows and kitchens designed with natural ventilation, can make a noticeable difference, particularly in more compact units.
These design choices reflect a focus on everyday livability. “These unique layouts best suit couples who want to start a family and appeal to those who enjoy cooking”, Valerie adds. In a market where efficient layouts are increasingly valued, these features help the project resonate with a broad set of buyers.
Lifestyle and leisure amenities
Despite its boutique scale, Arina East Residences dedicates a large portion of its site to landscaping and shared spaces. Facilities are distributed across several levels, which helps avoid crowding while offering varied leisure options.
On the lower floors, residents can enjoy a pool deck with a swimming pool, aqua gym, jacuzzi, and children’s pool. These spaces are designed for everyday use and relaxed family time.
Higher up, sky gardens and communal lounges offer quieter areas to unwind. The highlight is the sky pool and fitness facilities on the upper levels, which come with open views across the surrounding area. Social spaces, including barbecue areas, are also located here, creating places for gatherings without overwhelming the development.
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Strong connectivity at Katong Park MRT
Connectivity is another key strength. Arina East Residences sits within a short walking distance of Katong Park MRT station on the Thomson–East Coast Line. This provides direct access to major destinations such as Marina Bay, the CBD, Orchard, and Gardens by the Bay.
“This connectivity significantly reduces commuting time, enhances daily convenience, and future-proofs the development as Singapore’s rail network continues to expand”, Valerie notes. For both homeowners and tenants, especially those commuting for work or leisure, MRT proximity remains a major draw, particularly in city-fringe locations.
Pricing, scarcity, and long-term value
With prices starting from around S$3,000 psf, Arina East Residences sits in the premium segment. However, its pricing reflects several factors working together.
Compared with other freehold launches in District 15 and the wider city fringe, the project benefits from freehold tenure, MRT proximity, low density, and the long gap since the last launch in the area. In contrast, many newer city-fringe projects at similar price levels sit on 99-year leases.
Because of this, buyers are paying not just for floor area, but for scarcity and long-term value retention. Freehold developments near MRT stations are increasingly rare, and that rarity tends to support prices over time.
Need a closer look at Arina East Residences? Read more here: Here’s what you need to know about Arina East Residences’ launch performance
GFA harmonisation and layout efficiency
Arina East Residences was planned before the latest GFA harmonisation guidelines came into effect. This means certain functional areas, such as air-conditioning ledges, are included within the strata area – something buyers may want to be aware of when reviewing unit sizes.
“Rather than focusing solely on psf figures, it is more helpful to look closely at how the space is planned and how well the layout supports daily living. Internal usability, natural ventilation, and overall comfort often play a bigger role in long-term satisfaction than headline efficiency metrics alone”, Valerie advises.
Resale performance and rental appeal in the East
Historically, freehold condominiums along the East Coast and in Tanjong Rhu have shown strong price resilience. Supply remains limited in these established neighbourhoods, which supports steady demand.
At the same time, rental demand in the area remains broad. Professionals working in the CBD and Marina Bay, as well as tenants drawn to nearby lifestyle amenities such as East Coast Park and the Sports Hub, continue to support leasing activity.
Because of this, both smaller and family-sized units tend to see consistent interest from tenants.
Lifestyle conveniences around Tanjong Rhu
Beyond the development itself, the surrounding neighbourhood offers a balance of city access and coastal living. Shopping options such as Parkway Parade are nearby, while food choices range from Old Airport Road Food Centre to Katong’s dining spots.
Recreation areas, including East Coast Park, Kallang Riverside Park, and the Singapore Sports Hub, add to the area’s appeal. Altogether, these amenities support a lifestyle that blends convenience, wellness, and everyday ease.
The private home market outlook for 2026: A steadier phase ahead
Switching gears, the conversation with Christine Sun offered a broader look at what 2026 may hold for Singapore’s private residential market.
Despite expectations for fewer new launches, Christine remains optimistic. As she explains, “We are expecting the overall private home prices to grow moderately this year, which will be quite on par with the growth rate that we’ve seen in 2024 and 2025.” This stability reflects a combination of lower mortgage rates, a stable economy, and continued buyer interest.
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Fewer launches, but not a supply crunch
One key reason for the slowdown in launches is the smaller pipeline of sites released under recent Government Land Sales (GLS) programmes. With fewer confirmed-lease sites coming on stream, fewer units are expected to be launched compared with previous years.
Yet Christine points out that the market isn’t short of choices. More homes are expected to reach completion and enter resale supply, helping to balance the drop in new launches. Additionally, she anticipates more executive condominiums (ECs) being launched this year compared with recent years, adding another choice tier for buyers.
How buyers are likely to respond
With fewer new launch options, more buyers may turn to the resale market or look at completed projects near transit and key amenities. Christine explains, “If buyers are looking to upgrade or seeking affordable private homes, they could be looking at the secondary market.”
At the same time, suburban launches may attract those prioritising space and value, while ECs, with four launches expected this year, remain an attractive upgrade option for many HDB upgraders.
Pricing trends and developer strategies
New home prices are expected to hold firm or grow moderately, possibly in the range of 2–4% this year. With many projects located in suburban areas, price increases are unlikely to be sharp.
Developers, Christine suggests, will focus on distinctive features and selling points to stand out. For example, projects such as Newport Residences in the downtown area, where units start high above ground level with city views, are likely to draw interest from those seeking urban living. Other sites, such as a Holland Lane development in a new prime precinct, may attract wealthy buyers seeking rare low-density neighbourhoods.
Demand remains supported by interest rates and the economy
Despite a slower launch pipeline, demand is expected to stay firm as mortgage rates remain relatively low. This helps improve affordability and buyer confidence, particularly for HDB upgraders and first-time private homebuyers.
Christine also notes that Singapore’s strong economic fundamentals help support ongoing demand, and stable employment in growth sectors, like healthcare and tech, gives certain buyer segments the confidence to make larger purchases.
A balanced market for 2026
Overall, Christine expects 2026 to be one of the more balanced years Singapore’s private housing market has seen in recent times. With supply from both new launches and resale homes expected to broadly meet demand, she projects prices to grow at a measured pace, conditions appear steady rather than overheated.
“Barring any major economic disruptions, the market is likely to remain stable and constructive”, she shares. This creates a clearer environment for buyers weighing their options, sellers planning their next move, and upgraders looking to time their transition more carefully.
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