You Can Still Buy a CCR New Launch for Under $2M. Here Is What $1.49M Actually Gets You.
You Can Still Buy a CCR New Launch for Under $2M. Here Is What $1.49M Actually Gets You.
Four CCR new launches have at least one unit type starting under $2M right now. The cheapest entry — $1,488,000 at Midtown Bay (Tan Quee Lan Street, D7, within walking distance of both Bugis and Esplanade MRT) — sounds like a crack in the wall of prime-district pricing. Until you divide it by floor area. At roughly 409 sqft, that $1.49M works out to around $3,638 per sqft. The price is low because the unit is small, not because CCR has got cheaper. Every confirmed entry under $2M on the current launch list is a 99-year leasehold unit of 657 sqft or smaller, and three of the four price those small units at PSF that sits squarely within the normal range for CCR new launches across all sizes.
The door into CCR is not cheaper than the market. It is narrower. Three of four confirmed sub-$2M entries price at $2,793–$3,638 PSF. The cheapest confirmed freehold CCR 2-bedroom starts at $2,115,000 — $115,000 above the $2M ceiling. Below $2M, every CCR new launch option is 99-year leasehold.
The Four Projects
| Project | District | Lease | Entry Price | Unit Type | Size (sqft) | PSF | Nearest MRT | Walk |
|---|---|---|---|---|---|---|---|---|
| Midtown Bay | D7 | 99-year | $1,488,000 | 1-bedder | ~409–527 sqft | ~$2,822–$3,638 | Bugis (EWL/DTL) | ~4 min |
| Draycott 8 | D10 | 99-year | $1,658,000 | 2-bedder | Unconfirmed | Unconfirmed | Orchard (NSL/TEL) | ~12 min |
| Aurea | D7 | 99-year | $1,787,900 | 2-bedder | ~635 sqft | ~$2,629–$2,816 | Nicoll Highway (CCL) | ~4 min |
| One Marina Gardens | D1 | 99-year | $1,835,300 | 2-bedder | ~657 sqft | $2,793 | Gardens by the Bay (TEL) | ~8 min |
Entry prices are starting prices from the June 2026 developer price-list snapshot, not transaction records. Midtown Bay PSF range reflects the 1-bedder size band (409–527 sqft); the entry unit likely sits at the smaller end, making ~$3,638 PSF the headline figure. Aurea PSF range reflects floor and stack variation within the 2-bedder product — the $1,787,900 entry price on ~635 sqft implies ~$2,816 PSF; the $2,629 PSF floor in the promotion likely corresponds to lower floors or specific stacks. Draycott 8 unit size is unconfirmed — no resale caveat or developer data was recoverable, so PSF cannot be calculated.
Three of the four projects cluster tightly between $2,793 and $3,638 PSF. That range is not below the market — it sits within the standard new-launch PSF band for CCR projects across all unit types. The sub-$2M absolute price is entirely explained by floor area, not by any softening in CCR pricing. The clearest illustration of this comes from within a single building: at Midtown Bay, the 2-bedder entry starts at $2,468,000. Moving up one bedroom type at the same address — same district, same lease, same MRT exit — pushes the price $980,000 higher and takes you well past $2M. The sub-$2M window exists only because the unit is under 530 sqft.
The broader market context does not suggest CCR has become more accessible either. The URA non-landed private property price index rose from 197.3 in Q2 2024 to 210.8 in Q1 2026 — up roughly 6.8% over seven quarters. CCR new sale volume fell sharply in early 2026 (392 transactions in Q1 2026, down from 945 in Q1 2025), but that reflects a post-rush lull after a strong late-2025 period, not a price correction.
Which CCR Are You Actually Buying?
The four projects look like one category — CCR under $2M — but they are two entirely different products.
The city-core trio: D1 and D7
Midtown Bay, Aurea, and One Marina Gardens all sit in the Marina/Beach Road/Bugis corridor. These are urban, high-density, transit-adjacent projects with excellent MRT access. Midtown Bay is a short walk from both Bugis (EWL/DTL) and Esplanade (CCL). Aurea sits near Nicoll Highway MRT (CCL) with the Golden Mile Food Centre less than 200m away — the strongest immediate amenity of the three. One Marina Gardens occupies the Marina South precinct, which at this point has no schools within 1km, no hawker centres within 500m, and no established neighbourhood. The nearest practical MRT is Gardens by the Bay (TEL) at roughly 8 minutes' walk, not "Marina South MRT" as the original price list states — that reference appears to describe a planned future station.
These are investor and pied-à-terre products. They offer CCR location and MRT connectivity in a sub-530-sqft to sub-660-sqft package. If you are picturing CCR as a place to live — schools, hawker food, street-level neighbourhood life — this corridor is not that.
The legacy residential option: Draycott 8 in D10
Draycott 8 (Draycott Drive, D10) is the only entry on this list that sits in the Orchard/Tanglin residential belt. Orchard Road retail is roughly 12 minutes' walk, ACS Primary is nearby, and the address carries the kind of residential character the D1/D7 trio does not. If your mental image of "CCR" is tree-lined streets near Orchard, Draycott 8 is the closest match on this list.
But it is also the most complicated option. The project TOPed in 2006 on a 99-year lease. Based on typical GLS build timelines, lease commencement was likely somewhere between 1998 and 2002, which puts the remaining lease at roughly 63 to 68 years as of 2026. That is an estimate — the exact commencement date was not confirmed by available data. What is known is that under 70 years remaining lease, CPF usage restrictions begin to apply and bank loan tenures shorten, which materially changes how a buyer can finance the purchase.
There is a second problem: unit size and PSF for Draycott 8 are unconfirmed. No resale caveat or developer data was recoverable. Unlike the other three projects, there is no verified PSF figure to compare — so it cannot be placed on the same footing as the rest of the table. It may well be priced below the D1/D7 trio on a per-sqft basis, precisely because of the lease position. But "it might be cheaper per sqft" is not the same as knowing whether the discount is proportionate to the financing constraints it introduces.
The buyer who pictures D10 residential CCR and gravitates toward Draycott 8 as the affordable entry should go in knowing that this is the one project on the list where the numbers are least resolved and the lease situation is most complex.
The Freehold Floor
If the 99-year lease is a problem rather than a trade-off you are willing to accept, the current CCR new launch list offers no freehold option under $2M. The cheapest confirmed freehold CCR 2-bedder is Duet @ Emily (D9, Mount Emily) at $2,115,000 — $115,000 above the $2M ceiling, and that is for a 20-unit boutique development with no comparable transaction data yet available.
Below $2M, the CCR new-launch window is structurally 99-year leasehold. That is not a coincidence — it is what the market looks like when you compress prime-district PSF into the smallest unit type that can still be called residential.
The sub-$2M CCR entry exists. It is real inventory, with units still available across all four projects. But the price is low for one reason: the unit is small. The PSF tells you the market has not moved. The lease tells you the clock is running.