Cheapest 4BR New Launch July 2026

1. 4BR Lowest PSF — for buyers who already know their target unit size

PSF makes sense as a filter when you have a specific size in mind and want to compare the per-sqft cost across projects. It strips out the size variable and lets you see which developers are pricing aggressively relative to area.

The catch here: two of the five lowest-PSF projects — Cape Royale (#4) and Draycott 8 (#5) — have low PSF because their units are enormous. Cape Royale's 4BR is 2,508 sqft. Draycott 8's is 2,896 sqft. Their absolute prices are $5,325,000 and $6,320,520 respectively. A buyer with a $3M budget is not really competing for these units, whatever the PSF column says.

What the PSF table does not show: Cape Royale (#4, $5.3M) and Draycott 8 (#5, $6.3M) score well on PSF because the denominator — the unit size — is very large. That is expected arithmetic for 2,500–2,900 sqft units, not a signal that these are accessible options. A buyer whose budget sits below $4M should move directly to Table 2.

but important caveat: Cape Royale and Draycott 8 are not “fresh” new launches in the way most buyers use that phrase.

Both projects have already TOP-ed, and not recently either. Draycott 8 was completed in 2005, while Cape Royale was completed in 2013. So although they may still appear in developer/available-unit datasets, they should be read more like balance-stock or unsold developer inventory, not brand-new projects launching into today’s market.

2. 4BR Lowest Absolute Price — for buyers whose binding constraint is total outlay

Total quantum is often the real constraint: what the bank will lend, what ABSD exposure looks like, how much liquidity gets locked up. PSF does not answer any of those questions. Absolute price does.

Only two projects in this list have 4BR entry prices below $2.5M.

Coastal Cabana at $1,814,000 is the cheapest and has one unit remaining at 1,012 sqft. That is a small 4BR by any measure; for context, it is smaller than most HDB 4-room flats.

Elta at $2,296,857 is the only other sub-$2.5M option, with 22 units available across three sub-types. Below $2.5M, that is the entire market right now.

The two-project gap at the bottom: Coastal Cabana ($1,814,000) and Elta ($2,296,857) are the only sub-$2.5M options in the entire list. Coastal Cabana has one unit left at 1,012 sqft — the low price is partly a function of the small size. A low absolute price and a small unit are not the same thing as a cheap market. Elta is the only sub-$2.5M option with real availability (22 units).

3.4BR Largest Unit Size — for buyers who need the space

Multi-generational living, children's rooms, a proper home office — these needs are not solved by PSF optimisation. They require sqft. This table ranks the largest available 4BR unit per project, descending.

The first thing the table shows is a two-tier market. The top three projects — 21 Anderson (4,489 sqft), Draycott 8 (2,896 sqft), Cape Royale (2,508 sqft) — are in a different size category from everything else, and they are priced accordingly at $5M to $22M. Claydence (2,185 sqft, Freehold D15) and Aurea's 4BR Premium (1,798 sqft, CCR D7) sit between those outliers and the mainstream cluster.

The mainstream cluster is everything from 8@BT (1,593 sqft) downward.

The size divide: 21 Anderson, Draycott 8, Cape Royale, and Claydence are large-format outliers at $5M–$22M. A buyer who actually needs 1,400–1,600 sqft is shopping in a different sub-market from someone comparing 2,500+ sqft options. The two groups should not be ranked as if they are direct substitutes.

4. Lowest Entry Multiple — for buyers who want to know how stretched the price is relative to the market cycle

The first three tables measure price in absolute terms. This one asks a different question: how stretched is this entry PSF relative to where the regional market cycle is sitting right now?

Entry Multiple is entry PSF divided by the URA regional non-landed price index at 2026-Q1. A lower multiple means the entry price is less stretched relative to the current cycle position in that region. A higher multiple means the price requires stronger asset-specific justification to make sense. You can read more about how this works at How to Tell If a New Launch Is Overpriced.

One important limitation before reading the table: Entry Multiples are not directly comparable across regions. The OCR index (271.4), RCR index (228.9), and CCR index (158.6) sit at different absolute levels because each region has its own price history. An OCR project at 9.0× is not equivalent to a CCR project at 9.27× — the denominators are different benchmarks. Use Entry Multiple to compare projects within the same region, or to flag outliers within a segment. Do not use it to rank OCR against CCR as equivalent alternatives unless you are genuinely cross-region shopping.

Three things the Entry Multiple table reveals:

The three OCR projects under 8× — Coastal Cabana (6.60×), Elta (7.28×), Kassia (7.33×) — show the lowest cycle stretch in the list. All are OCR. Coastal Cabana has one unit left.

Within the CCR segment, Aurea at 17.84× and 21 Anderson at 31.68× represent the highest stretch. A buyer paying these multiples needs a strong, project-specific reason — location, product scarcity, asset quality — that the multiple alone cannot supply.

5. Want Help Shortlisting?

Four ranking tables, sixteen projects, and no single right answer — because the right answer depends on whether your binding constraint is PSF, total quantum, unit size, or how stretched the market cycle is in your target region.

If you want to talk through which lens fits your situation, message me here:

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