Cheapest 5BR New Launch July 2026
The cheapest 5-bedroom new launch in Singapore today is Springleaf Residence in D26 — a 5-bedder there starts at $3,224,000. But "cheapest" is a trick question. That same unit is only the 3rd cheapest per square foot, the smallest 5-bedder on the entire market, and the 3rd best value once you weigh it against where prices sit in the cycle.
Ask the question a different way and a different project wins.
So we didn't crown one. We took all 18 five-bedders with complete, priced numbers in the 28 June 2026 snapshot — across all three regions, OCR, RCR and CCR — and ranked them four ways: cheapest to buy outright, cheapest per sqft, most floor space, and least stretched against the URA regional price index. No project sweeps all four.
A few are nearly gone — Union Square Residences was down to its last 5-bedder as of 28 June.
Table 1 — Ranked by Lowest Entry Price
These are starting prices — the lowest-priced available configuration per project, not an average or typical transaction price.
| Rank | Project | Region / D | Tenure | TOP | Size (sqft) | Entry Price | Entry PSF | Available |
|---|---|---|---|---|---|---|---|---|
| 1 | Springleaf Residence | OCR / D26 | 99yr | 2029 | 1,453 | $3,224,000 | $2,219 | 14 |
| 2 | Faber Residence | OCR / D5 | 99yr | 2028 | 1,485 | $3,340,000 | $2,249 | 6 |
| 3 | The Myst | OCR / D23 | 99yr | 2029 | 1,690 | $3,558,000 | $2,105 | 5 |
| 4 | Sora | OCR / D22 | 99yr | 2028 | 1,679 | $3,578,000 | $2,131 | 17 |
| 5 | Pinery Residences | OCR / D18 | 99yr | 2030 | 1,475 | $3,579,000 | $2,426 | 4 |
| 6 | Bagnall Haus | OCR / D16 | Freehold | 2028 | 1,528 | $3,829,000 | $2,506 | 2 |
| 7 | Parktown Residence | OCR / D18 | 99yr | 2030 | 1,679 | $3,858,000 | $2,298 | 8 |
| 8 | Narra Residences | OCR / D23 | 99yr | 2029 | 1,658 | $3,888,000 | $2,345 | 26 |
| 9 | Elta | OCR / D5 | 99yr | 2028 | 1,776 | $3,965,000 | $2,233 | 27 |
| 10 | Vela Bay | OCR / D16 | 99yr | 2031 | 1,582 | $4,543,000 | $2,872 | 20 |
| 11 | The Continuum | RCR / D15 | Freehold | 2027 | 1,905 | $5,087,000 | $2,670 | 22 |
| 12 | Grand Dunman | RCR / D15 | 99yr | 2028 | 2,131 | $5,162,000 | $2,422 | 15 |
| 13 | Meyer Blue | RCR / D15 | Freehold | 2028 | 1,905 | $5,780,000 | $3,034 | 11 |
| 14 | Zyon Grand | RCR / D3 | 99yr | 2032 | 1,819 | $6,018,000 | $3,308 | 18 |
| 15 | Promenade Peak | RCR / D3 | 99yr | 2031 | 1,884 | $6,436,800 | $3,417 | 13 |
| 16 | Canninghill Piers | RCR / D6 | 99yr | 2027 | 2,788 | $8,648,000 | $3,102 | 3 |
| 17 | Union Square Residences | RCR / D1 | 99yr | 2029 | 2,476 | $9,500,000 | $3,837 | 1 |
| 18 | W Residences Marina View | CCR / D1 | 99yr | 2029 | 2,809 | $11,360,000 | $4,044 | 63 |
The first nine entries are all OCR, 99-year leasehold — except Bagnall Haus (freehold). The RCR entry point starts at $5.087M (The Continuum). The single CCR option sits at $11.36M — roughly 3.5× the cheapest OCR entry price.
What Table 1 does not show: the projects cheapest by quantum are also the smallest units. Springleaf at $3.224M gives you 1,453 sqft. The Myst at $3.558M gives you 1,690 sqft — 237 sqft more floor area for $334,000 extra on the cheque. A buyer optimising purely on absolute price is also accepting the smallest home.
Table 2 — Ranked by Lowest Entry PSF
| Rank | Project | Region / D | Tenure | TOP | Size (sqft) | Entry Price | Entry PSF | Available |
|---|---|---|---|---|---|---|---|---|
| 1 | The Myst | OCR / D23 | 99yr | 2029 | 1,690 | $3,558,000 | $2,105 | 5 |
| 2 | Sora | OCR / D22 | 99yr | 2028 | 1,679 | $3,578,000 | $2,131 | 17 |
| 3 | Springleaf Residence | OCR / D26 | 99yr | 2029 | 1,453 | $3,224,000 | $2,219 | 14 |
| 4 | Elta | OCR / D5 | 99yr | 2028 | 1,776 | $3,965,000 | $2,233 | 27 |
| 5 | Faber Residence | OCR / D5 | 99yr | 2028 | 1,485 | $3,340,000 | $2,249 | 6 |
| 6 | Parktown Residence | OCR / D18 | 99yr | 2030 | 1,679 | $3,858,000 | $2,298 | 8 |
| 7 | Narra Residences | OCR / D23 | 99yr | 2029 | 1,658 | $3,888,000 | $2,345 | 26 |
| 8 | Grand Dunman | RCR / D15 | 99yr | 2028 | 2,131 | $5,162,000 | $2,422 | 15 |
| 9 | Pinery Residences | OCR / D18 | 99yr | 2030 | 1,475 | $3,579,000 | $2,426 | 4 |
| 10 | Bagnall Haus | OCR / D16 | Freehold | 2028 | 1,528 | $3,829,000 | $2,506 | 2 |
| 11 | The Continuum | RCR / D15 | Freehold | 2027 | 1,905 | $5,087,000 | $2,670 | 22 |
| 12 | Vela Bay | OCR / D16 | 99yr | 2031 | 1,582 | $4,543,000 | $2,872 | 20 |
| 13 | Meyer Blue | RCR / D15 | Freehold | 2028 | 1,905 | $5,780,000 | $3,034 | 11 |
| 14 | Canninghill Piers | RCR / D6 | 99yr | 2027 | 2,788 | $8,648,000 | $3,102 | 3 |
| 15 | Zyon Grand | RCR / D3 | 99yr | 2032 | 1,819 | $6,018,000 | $3,308 | 18 |
| 16 | Promenade Peak | RCR / D3 | 99yr | 2031 | 1,884 | $6,436,800 | $3,417 | 13 |
| 17 | Union Square Residences | RCR / D1 | 99yr | 2029 | 2,476 | $9,500,000 | $3,837 | 1 |
| 18 | W Residences Marina View | CCR / D1 | 99yr | 2029 | 2,809 | $11,360,000 | $4,044 | 63 |
The PSF flip: The Myst displaces Springleaf to #1 on PSF despite costing $334,000 more to buy outright — because it delivers 237 sqft of additional floor area. Springleaf is cheapest by cheque but not cheapest per sqft.
Grand Dunman at $2,422 PSF is the most PSF-efficient RCR entry in this table despite a $5.162M quantum. That is a genuinely competitive PSF against several OCR projects — but the quantum is a separate filter. A buyer who cannot finance $5M gets no benefit from a $2,422 PSF figure.
Two More Lenses — Size and Price-to-Index Ratio
Table 3 — Ranked by Largest 5BR Unit Size
| Rank | Project | Region / D | Tenure | TOP | Size (sqft) | Entry Price | Entry PSF | Available |
|---|---|---|---|---|---|---|---|---|
| 1 | W Residences Marina View | CCR / D1 | 99yr | 2029 | 2,809 | $11,360,000 | $4,044 | 63 |
| 2 | Canninghill Piers | RCR / D6 | 99yr | 2027 | 2,788 | $8,648,000 | $3,102 | 3 |
| 3 | Union Square Residences | RCR / D1 | 99yr | 2029 | 2,476 | $9,500,000 | $3,837 | 1 |
| 4 | Grand Dunman | RCR / D15 | 99yr | 2028 | 2,131 | $5,162,000 | $2,422 | 15 |
| 5 | The Continuum | RCR / D15 | Freehold | 2027 | 1,905 | $5,087,000 | $2,670 | 22 |
| 6 | Meyer Blue | RCR / D15 | Freehold | 2028 | 1,905 | $5,780,000 | $3,034 | 11 |
| 7 | Promenade Peak | RCR / D3 | 99yr | 2031 | 1,884 | $6,436,800 | $3,417 | 13 |
| 8 | Zyon Grand | RCR / D3 | 99yr | 2032 | 1,819 | $6,018,000 | $3,308 | 18 |
| 9 | Elta | OCR / D5 | 99yr | 2028 | 1,776 | $3,965,000 | $2,233 | 27 |
| 10 | Narra Residences | OCR / D23 | 99yr | 2029 | 1,658 | $3,888,000 | $2,345 | 26 |
| 11 | Sora | OCR / D22 | 99yr | 2028 | 1,679 | $3,578,000 | $2,131 | 17 |
| 12 | Parktown Residence | OCR / D18 | 99yr | 2030 | 1,679 | $3,858,000 | $2,298 | 8 |
| 13 | The Myst | OCR / D23 | 99yr | 2029 | 1,690 | $3,558,000 | $2,105 | 5 |
| 14 | Vela Bay | OCR / D16 | 99yr | 2031 | 1,582 | $4,543,000 | $2,872 | 20 |
| 15 | Bagnall Haus | OCR / D16 | Freehold | 2028 | 1,528 | $3,829,000 | $2,506 | 2 |
| 16 | Faber Residence | OCR / D5 | 99yr | 2028 | 1,485 | $3,340,000 | $2,249 | 6 |
| 17 | Pinery Residences | OCR / D18 | 99yr | 2030 | 1,475 | $3,579,000 | $2,426 | 4 |
| 18 | Springleaf Residence | OCR / D26 | 99yr | 2029 | 1,453 | $3,224,000 | $2,219 | 14 |
The top eight by size are all RCR or CCR — getting a large floor plate in OCR means accepting the RCR price range. The one exception worth noting: Elta (D5, 1,776 sqft at $3,965,000) is the largest 5BR available in OCR — ranking #9 overall on size — while still placing #4 on PSF and #4 on price-to-index. It is the most balanced OCR option across all four lenses.
Table 4 — Ranked by Lowest Price-to-Index Ratio
The price-to-index ratio divides entry PSF by the URA non-landed regional price index for 2026 Q1: OCR 271.4, RCR 228.9, CCR 158.6. A lower ratio means the entry price is less stretched relative to where that region's index stands today. This measures cycle position — not absolute affordability. For more on how to use this lens, see How to tell if a new launch is overpriced.
| Rank | Project | Region / D | Tenure | TOP | Size (sqft) | Entry PSF | Index (2026 Q1) | Price-to-Index | Available |
|---|---|---|---|---|---|---|---|---|---|
| 1 | The Myst | OCR / D23 | 99yr | 2029 | 1,690 | $2,105 | 271.4 | 7.76 | 5 |
| 2 | Sora | OCR / D22 | 99yr | 2028 | 1,679 | $2,131 | 271.4 | 7.85 | 17 |
| 3 | Springleaf Residence | OCR / D26 | 99yr | 2029 | 1,453 | $2,219 | 271.4 | 8.18 | 14 |
| 4 | Elta | OCR / D5 | 99yr | 2028 | 1,776 | $2,233 | 271.4 | 8.23 | 27 |
| 5 | Faber Residence | OCR / D5 | 99yr | 2028 | 1,485 | $2,249 | 271.4 | 8.29 | 6 |
| 6 | Parktown Residence | OCR / D18 | 99yr | 2030 | 1,679 | $2,298 | 271.4 | 8.47 | 8 |
| 7 | Narra Residences | OCR / D23 | 99yr | 2029 | 1,658 | $2,345 | 271.4 | 8.64 | 26 |
| 8 | Pinery Residences | OCR / D18 | 99yr | 2030 | 1,475 | $2,426 | 271.4 | 8.94 | 4 |
| 9 | Bagnall Haus | OCR / D16 | Freehold | 2028 | 1,528 | $2,506 | 271.4 | 9.24 | 2 |
| 10 | Grand Dunman | RCR / D15 | 99yr | 2028 | 2,131 | $2,422 | 228.9 | 10.58 | 15 |
| 11 | Vela Bay | OCR / D16 | 99yr | 2031 | 1,582 | $2,872 | 271.4 | 10.58 | 20 |
| 12 | The Continuum | RCR / D15 | Freehold | 2027 | 1,905 | $2,670 | 228.9 | 11.66 | 22 |
| 13 | Meyer Blue | RCR / D15 | Freehold | 2028 | 1,905 | $3,034 | 228.9 | 13.25 | 11 |
| 14 | Canninghill Piers | RCR / D6 | 99yr | 2027 | 2,788 | $3,102 | 228.9 | 13.55 | 3 |
| 15 | Zyon Grand | RCR / D3 | 99yr | 2032 | 1,819 | $3,308 | 228.9 | 14.45 | 18 |
| 16 | Promenade Peak | RCR / D3 | 99yr | 2031 | 1,884 | $3,417 | 228.9 | 14.93 | 13 |
| 17 | Union Square Residences | RCR / D1 | 99yr | 2029 | 2,476 | $3,837 | 228.9 | 16.76 | 1 |
| 18 | W Residences Marina View | CCR / D1 | 99yr | 2029 | 2,809 | $4,044 | 158.6 | 25.50 | 63 |
The OCR cluster runs from 7.76 to 10.58 — the least stretched range in the market against each project's own regional cycle. RCR ranges from 10.58 to 16.76. W Residences Marina View sits at 25.50 — more than three times any OCR project.
One important caveat: a high ratio in CCR partly reflects how much less the CCR index has risen since 2009 compared to OCR. W Residences at 25.50 is not directly comparable to an OCR project at 8.23 on this measure — the denominator is a different regional baseline. What the ratio does tell you within each region is how stretched the current entry price is relative to that region's own trajectory. The Myst at 7.76 is the least stretched OCR option; Grand Dunman at 10.58 is the least stretched RCR option.
Which Lens Matches Your Question?
No project wins all four. Here is how the market splits by buyer priority:
If your question is "what is the smallest cheque I can write": Springleaf Residence at $3,224,000. You are also buying the smallest 5BR footprint in the market at 1,453 sqft.
If your question is "where am I paying the least per sqft": The Myst at $2,105 PSF. It costs $334,000 more in total than Springleaf, but delivers 237 additional sqft. Note that only 5 units remain — this is close to selling out.
If your question is "how much space can I get in OCR without crossing into RCR pricing": Elta (D5, 1,776 sqft at $3,965,000, 27 units available). It is the largest 5BR available in OCR and ranks #4 on both PSF and price-to-index. The most balanced option across all four lenses for an OCR buyer.
If your question is "which project is least stretched against where the market cycle is today": The Myst again, at a price-to-index ratio of 7.76 — the lowest in the OCR universe. Sora follows at 7.85 with 17 units remaining and good availability.
If you need RCR and want the most space for the entry price: Grand Dunman (D15, 2,131 sqft at $5,162,000) leads on both floor area and PSF efficiency within RCR. The $1.2M jump from the top OCR entry reflects a genuine location and market-segment shift — this is a different buyer pool, not a different value calculation on the same product.
Availability note: Bagnall Haus (2 units), Union Square Residences (1 unit), The Myst (5 units), Pinery Residences (4 units), and Canninghill Piers (3 units) are all close to sold out based on the 28 June 2026 snapshot. These stored counts are not live confirmations.
Frequently Asked Questions
What is the cheapest 5-bedroom new launch in Singapore right now? Springleaf Residence in D26 at $3,224,000 — based on the 28 June 2026 snapshot. It is also the smallest 5BR unit in the market at 1,453 sqft.
Which 5BR new launch has the lowest price per sqft? The Myst in D23 at $2,105 PSF, with only 5 units remaining.
Which OCR project gives the most floor space? Elta in D5 at 1,776 sqft and $3,965,000 entry price — also the most balanced option across all four buyer lenses.
How do I know if a 5BR entry price is stretched against the current market cycle? Use the price-to-index ratio (entry PSF divided by the URA regional non-landed index for 2026 Q1). The Myst leads at 7.76 for OCR; Grand Dunman leads at 10.58 for RCR. See the full methodology at How to tell if a new launch is overpriced.
Are these prices confirmed transactions or starting prices? Starting prices — the lowest-priced available configuration per project from the developer and agency snapshot. Not transaction averages.