Stella Thio· PropNex
Project Chief for 14 CCR developments URA caveats · last 12 months

Seven launches are selling units S$304 to S$701 psf below their region's going rate.

I read every developer sale recorded by URA over the past twelve months and lined each project up against its region's median. Seven have an entry tier well under it, and about 499 of their units are still unsold. Tell me your brief and I'll send you the ones that fit, checked unit by unit, within one working day.

Send me the list WhatsApp Stella
Free. No obligation, no hard sell. Figures as at 14 Sep 2026.
7

launches with an entry tier more than S$300 psf under their region's median

S$304–701

psf gap between each project's entry tier and its region's going rate

7,882

developer-sale caveats read, Oct 2025 to Sep 2026, all non-landed

499

units estimated still unsold across the seven, as at 14 Sep 2026

Get the list

Tell me your brief. I'll send back the units that fit.

Not a brochure and not a portal search. A short list of specific units, each one checked against what has actually transacted in the same block, with the gap to the region shown next to it.

  • Unit by unit, not project by project

    Stack, floor band, size, asking price and the psf gap to the region and to the block's own record.

  • Out within one working day

    Sent to your WhatsApp. If nothing fits your brief, I'll say so rather than pad the list.

  • Every figure from the URA record

    Developer sales are reported to URA in full. I use those, not asking prices and not marketing psf.

Get in touch

Four quick questions so the list is built for you, not for everyone.

Please enter your name.
+65
Enter an 8-digit Singapore mobile starting with 8 or 9.
Please enter a valid email.
Choose a region.
Choose a budget band.
Pick at least one.
Choose a timeline.
No obligation and no hard sell. Each unit is checked against the transaction record before it goes on your list.

By sending this you agree to be contacted by phone, SMS, email or WhatsApp about your request, under the PDPA. Tell us to stop at any time and we will.

Is this you?

The doubts I hear most, in the words people actually use.

If two or three of these sound like you, the list will be useful. If none do, it probably won't be, and I'd rather tell you that now.

"Every launch I look at seems to be S$2,700 psf and up. Is anything in the central region still under that?"Six of the seven are in the Rest of Central Region, with entry tiers from S$2,073 psf.

"The showflat quotes one psf. How do I know what the block is really selling at?"Developer sales are all reported to URA. The record is public; reading it just takes time.

"If a unit is cheaper than the rest, is something wrong with it?"Sometimes. Low floor, a less favoured stack or a late-phase reprice are the usual reasons. The list says which.

"I'm upgrading from an HDB. I want to buy well, not just buy new."The gap to the region is the number that matters when you sell in five to eight years.

"I don't have weekends to spend touring seven showflats."You get the shortlist first and visit only the two or three worth your time.

"Would I be better off in resale?"Resale medians are lower across every region. The table below shows the gap, and the list is for people who still want new.

The record

What the going rate means, and which seven sit under it.

Three tables, all from URA caveat data retrieved on 14 Sep 2026. First the baseline, then the seven launches, then the cheapest unit each one has sold since April.

1 · The going rate by region, last 12 months

Median psf, non-landed, strata area
RegionDeveloper sales
median psf		CaveatsResale
median psf		CaveatsNew vs resale
Core Central (CCR)D09, D10, D11, Downtown Core and SentosaS$3,0801,793S$2,1822,075+S$898
Rest of Central (RCR)City fringe outside the CCR: D03–D05, D07, D08, D12–D15, D20 and parts of D01–D02S$2,7742,720S$1,9553,365+S$819
Outside Central (OCR)Everywhere elseS$2,2553,369S$1,5665,436+S$689

URA caveat data, private non-landed (Condominium and Apartment, strata), New Sale and Resale, Oct 2025 – Sep 2026, retrieved 14 Sep 2026. "Going rate" on this page = the developer-sales median of the region. Region groupings follow URA's market segments.

2 · The seven launches with an entry tier more than S$300 psf under their region

Sorted by gap
ProjectGap to
region		Entry tier
psf		Project
median psf		Region · districtUnits sold under
region median		Est. unsoldExpected TOP
Terra HillFreehold · Hoi Hup Sunway · 270 units−S$701S$2,073S$2,594RCR · D0594%32Q1 2028 (dev. est.)
The Sen99-year · SL Capital · 347 units−S$516S$2,258S$2,338RCR · D21100%189Aug 2030 (dev. est.)
Grand Dunman99-year · 1,008 units−S$484S$2,290S$2,476RCR · D1597%88TOP obtained
Hudson Place Residences99-year · 327 units−S$408S$2,366S$2,481RCR · D05100%106Sep 2029 (dev. est.)
The ContinuumFreehold · Hoi Hup Sunway · 816 units−S$312S$2,462S$2,778RCR · D1548%15Q2 2027 (dev. est.)
Canberra Crescent Residences99-year · 376 units−S$309S$1,946S$2,011OCR · D27100%30Q3–Q4 2028 (dev. est.)
Bloomsbury Residences99-year · Qingjian & Forsea · 358 units−S$304S$2,470S$2,563RCR · D05100%392029 (dev. est.)

URA caveat data, New Sale, Condominium and Apartment, Oct 2025 – Sep 2026, retrieved 14 Sep 2026. Entry tier = the project's 10th-percentile psf over the window (the cheapest one in ten units sold). Gap = region's developer-sales median (table 1) minus entry tier. "Units sold under region median" = share of the project's caveats in the window below its region's median. Est. unsold = total units minus all New Sale caveats since launch; developer-held and unreleased units are counted as unsold. Total units and expected TOP from the datapoco listings index and the developers' published project details; TOP dates are developers' estimates. A launch qualifies with at least 50 caveats in the window, a sale in July 2026 or later, and a gap over S$300.

Six of the seven are RCR, one is OCR, none are CCR. That is where the gap opens up: the RCR median is pulled up by city-fringe launches selling near or above S$2,800 psf, while projects at Media Circle, Dunman Road and Jalan Jurong Kechil sell well under it and still count as central.

The Continuum is a special case. Its overall median matches the region. It is on the list because of its compact one-bedders, which sold at S$2,462 psf on the low floors. If you want a bigger unit there, expect the region's rate.

3 · The cheapest unit each project has sold since April 2026

Lowest psf developer sale, Apr – Sep 2026
ProjectFloor bandStrata sizePricepsfMonth
Terra Hill01–051,335 sq ftS$2,581,000S$1,934Sep 2026
Canberra Crescent Residences01–051,216 sq ftS$2,355,200S$1,936Apr 2026
Grand Dunman16–20710 sq ftS$1,577,000S$2,220Aug 2026
The Sen01–051,109 sq ftS$2,472,000S$2,230Aug 2026
Hudson Place Residences01–05646 sq ftS$1,455,000S$2,253May 2026
The Continuum01–05560 sq ftS$1,378,000S$2,462Apr 2026
Bloomsbury Residences11–15678 sq ftS$1,678,000S$2,474Apr 2026

URA caveat data, New Sale, Apr – Sep 2026, retrieved 14 Sep 2026. Sizes are URA strata area converted at 10.7639 sq ft per sqm and rounded. These are recorded past sales, not units currently for sale; the list you receive shows what is available now, priced against these. Past transactions do not predict future prices.

Why the gap exists

Four reasons a unit sits below the going rate.

A cheap psf is not automatically a good buy. What matters is which of these four is doing the work, because two of them are worth paying attention to and two are just the price of what you're getting.

01

The region is wide

"Rest of Central" covers Media Circle in Queenstown and Dunman Road in Katong alike. A D05 launch prices against its own neighbourhood, but it is measured against a median that includes D03 launches selling near S$3,000 psf.

02

Late-phase releases

When a project is 95% sold and near completion, the remaining stacks are usually the ones the developer is willing to move on. Grand Dunman has its TOP and The Continuum has an estimated 15 units left. That is where the entry tier comes from.

03

Bigger layouts, lower psf

Three- and four-bedders price lower per square foot than one-bedders in the same block. Terra Hill's S$1,934 psf sale was a 1,335 sq ft unit. On a quantum basis it is still S$2.58M, so the gap is real but it is not a cheap flat.

04

Low floors and quieter stacks

Every one of the seven's cheapest units in table 3 sits on floors 1 to 20, and five of them on floors 1 to 5. Some of those stacks face something you'd rather not face. Some just face the pool from a low floor. The list tells you which.

How the list is built

Five checks before a unit goes on your list.

  1. 01

    Start from your brief, not from stock

    Region, budget, what you'll use the home for and when you'd buy. The seven projects are the universe; your brief is the filter.

  2. 02

    Price each unit against closed deals

    Not against the asking price of the unit next door. Against the URA caveats for the same block, floor band and layout, so you can see the gap for yourself.

  3. 03

    Work back from the exit buyer

    Who buys this unit from you in five to eight years, and what will they compare it with? A layout the resale market rewards is worth more than a discount on one it doesn't.

  4. 04

    Name the reason it's cheaper

    Low floor, facing, stack position, late-phase release or size. Each unit on the list carries its reason so nothing is a surprise at the showflat.

  5. 05

    Overlay what's coming

    Government land sales and launches nearby set the competition when you sell. If a project has a large supply pipeline next door, the list says so.

What you get

The Below-Region Unit List, built for your brief.

A short document on WhatsApp, usually five to twelve units. It is meant to be read in ten minutes and to save you three weekends.

You'll also get a short note on which two or three are worth a showflat visit and why, plus the developer's current balance-unit position where I can confirm it.

FreeWithin one working daySent to WhatsAppNo obligation
Send me the list

Inside the list

  • The units that fit your region, budget and priorities, across the seven launches
  • For each: stack, floor band, size, price, psf, gap to the region and gap to the block's own median
  • The reason it is priced where it is, in one line
  • The comparable caveats it was checked against, so you can verify them yourself
  • Expected completion and what is launching nearby
One row from the list, as it arrives
Grand DunmanStack 16–20 · 710 sq ft · 2-bedroom
PriceS$1,577,000
psfS$2,220
vs region−S$554
vs block−S$256
Why it is priced here: mid-floor stack in a project that has its TOP, so the remaining units are the ones the developer will move on.

Format only. Figures are a recorded Aug 2026 Grand Dunman caveat, not a unit currently for sale; your list carries what is available now.

Stella Thio
Who is sending it

Stella Thio

PropNex Realty Pte Ltd · CEA [CEA no.]

  • Project Chief for 14 Core Central Region developments
  • PropNex Millionaire, five years running, 2020 to 2024
  • Six-time Champion Luxury Tagger; former Senior Dealing Director
  • Economics and Statistics, National University of Singapore

"I've sold launches from the developer's side for years. The psf on the price list and the psf in the caveats are two different numbers, and the second one is the only one that counts when you sell. I'd rather you see it before you buy than after."

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Last step

Get the units that sit under the going rate, checked and sent within one working day.

Seven launches, about 499 unsold units, one short list built for your brief. Free, and you can tell me to stop at any time.

  1. 01You send your region, budget and timeline.
  2. 02I check each unit against the URA record for that block.
  3. 03The list lands on your WhatsApp, usually the next working day.

Prefer to talk? Message Stella on WhatsApp and say what you're looking at.

Send me the list

Same four questions. Takes about a minute.

Please enter your name.
+65
Enter an 8-digit Singapore mobile starting with 8 or 9.
Please enter a valid email.
Choose a region.
Choose a budget band.
Pick at least one.
Choose a timeline.
No obligation and no hard sell. Each unit is checked against the transaction record before it goes on your list.

By sending this you agree to be contacted by phone, SMS, email or WhatsApp about your request, under the PDPA. Tell us to stop at any time and we will.

Send me the list