Cheapest New Launches in Singapore (2026)

Filter Singapore's new-launch market by price — say, anything under $1.5M — and you will see a CCR studio, an OCR 2-bedroom, and a Tanjong Pagar building where nearly every unit is still available, all sitting in the same results column. Same budget. Completely different products. And one of them has sold fewer than 2% of its units.

Here is the full picture.

What "cheapest new launch" actually looks like

These are the lowest entry prices across Singapore's new-launch market (As of 5 June 2026) Balance-stock projects where a developer is clearing the last handful of units in an otherwise sold-out building are flagged separately.

Same price. Nearly double the cost per sqft. At around $1.5M, Coastal Cabana (OCR D18) offers roughly 900 sqft at $1,711 PSF. Midtown Bay (CCR D7) offers roughly 450 sqft at $3,384 PSF. The price tag is almost identical. The product is not.

The table shows what quantum filtering hides. Canninghill Piers (9 units left in a 696-unit building), Tembusu Grand (6 of 638), and The Continuum (42 of 816) are all balance-stock situations — a buyer is not really choosing a Canninghill Piers launch, they are considering a developer's last available units in an otherwise complete project. Strip those out and the field narrows considerably.

What remains is more interesting. One OCR project is selling a genuine 2-bedroom for $1.276M. One RCR project is selling a 1-bedroom for $1.316M — and 319 of its 324 units have not sold.

The number that stands out: 319 of 324

The number that stands out is still TMW Maxwell.

At $1.316M, it is the cheapest 1-bedroom entry in this table. It also has the weakest sell-through by far: 319 of 324 units remain unsold.

That makes it too important to ignore, but too large to fully unpack here. The short version is this: TMW Maxwell is not weak because of its address. The location is genuinely strong. Maxwell MRT, Tanjong Pagar MRT, Maxwell Food Centre, Amoy Street Food Centre, and Tanjong Pagar Plaza Market are all within walking distance.

The issue is product-market fit. TMW Maxwell is overwhelmingly built around compact investor stock: 240 one-bedders and 34 one-bedroom-plus-study units, or 84.6% of the project. That makes the primary buyer pool investors, not families or conventional owner-occupiers.

And investors can see the same thing the data shows: compact central condos may rent, but the resale exit has been uneven. In this part of the market, rental demand alone has not always translated into clean resale gains.

So in this ranking, TMW Maxwell should not be treated as simply “the cheap CBD option.” It is the clearest warning label in the table: a low entry price can still struggle when the product depends on a cautious investor pool.

Related Article: I unpacked TMW Maxwell separately in a full deep dive, but for this ranking, the important point is simpler: a low entry price can still struggle when the product fundamentals are wrong.

What $40,000 less actually buys in Hillview

At $1,276,000 — $40,000 below TMW Maxwell's entry — Narra Residences on Hillview Rise in OCR D23 offers a 2-bedroom flat starting at 560 sqft, with sizes running up to 721 sqft.

Here are both projects side by side.

The OCR unit is cheaper in quantum, larger in floor area, and has sold at a rate roughly 24 times higher than the RCR unit on a percentage basis. The RCR unit has two MRT lines within walking distance and three hawker centres within 500 metres. The OCR unit has one MRT line at 7 minutes and no hawker centres nearby, but a mall directly adjacent.

On a $650 PSF gap applied to a 500 sqft unit, the difference in embedded cost is roughly $325,000. In concrete terms: a buyer at Narra gets at least 60 sqft more than the smallest TMW Maxwell 1-bedroom, and up to 172 sqft more at the larger end of the Narra 2-bedroom range, at a lower total price.

The trade-off is real. TMW Maxwell's location profile — two rail lines, CBD walkability, three hawker centres — is objectively stronger on transit and food access than Hillview. Whether that is worth $650 more per sqft and a building that is 98.5% unsold is a question the data surfaces but does not answer.

What the surrounding resale market says about each neighbourhood

Narra Residences enters the D23 Hillview market at roughly $2,023 PSF on its entry 2-bedroom. Completed 99-year leasehold projects nearby have transacted at considerably lower PSF.

Kingsford Hillview Peak and The Hillier — both 99-year leasehold, both completed within the last decade — show win rates above 90% and typical profits in the $89,000–$136,000 range. But they transacted at PSF between $1,438 and $1,574. Narra enters at roughly $450–$585 PSF above that band.

This is not unusual. New launches typically carry a premium over nearby resale stock. But it means the "OCR is cheap" framing only holds if you track PSF, not just the quantum. A buyer at Narra is paying new-launch prices for an OCR address — and the neighbourhood's resale record, while genuinely positive at the 90%+ win-rate level, was built at a meaningfully lower cost basis.

What the table is really showing

Filter by price and the market looks orderly. Sort by what you actually get, and it fragments immediately.

At $1.276M you can buy a 2-bedroom in Hillview. At $1.316M you can buy a 1-bedroom in Tanjong Pagar where 319 of 324 units have not sold. At $1.39M you can buy a CCR 1-bedroom on Sophia Road that will not be ready until 2032 — roughly six and a half years from now. At $1.488M you can buy a roughly 450 sqft unit in D7 that costs nearly double Coastal Cabana's PSF at a similar quantum.

The price tag is giving you almost none of the information that matters.

What the data cannot tell you is why TMW Maxwell has absorbed so little of its available stock. The three explanations — phased release, ABSD-driven investor retreat, product-to-buyer mismatch — are all defensible and all unresolved. What the data can tell you is that the most transit-connected, food-accessible project in the sub-$1.5M band is also the one with the weakest absorption signal, and that at a $40,000 lower entry price, the OCR alternative delivers more floor area at a substantially lower cost per sqft.

Whether the Tanjong Pagar address is worth the gap is a judgment call. But the gap itself is not visible when you filter by price alone — and that is the more useful thing to know.