July 2025 Monthly Developer Sales Report: July New Launches See Strong Demand, Led by Lyndenwoods’ Near Sell-Out

July 2025 saw developer sales coming in at 940 new private homes (excluding ECs), reflecting a consecutive 245.6% month-on-month (m-o-m) increase in transaction volume. The higher number of new home sales was largely driven by three new project launches in the month - namely Lyndenwoods, UPPERHOUSE at Orchard Boulevard and The Robertson Opus.

Accounting for July’s developer sales, this puts the total number of new private homes (excluding ECs) sold in the past seven months of 2025 at 5,608 units. This figure is a 124.1% increase on the 2,503 units sold across the same period in 2024. This rise could be attributed to strong new launches, pent-up demand, and improved buyer sentiment.

Meanwhile, the Executive Condominium (EC) market saw a sharp spike in sales, led by the newly launched EC development, Otto Place. Otto Place sold 358 units when bookings opened in July.

Table 1: New Home Sales Over the Last Six Months

July saw the launch of four new projects - W Residences Marina View, Lyndenwoods (RCR), UPPERHOUSE at Orchard Boulevard (CCR), and The Robertson Opus (CCR). Collectively, the four projects yielded a total of 1,675 units to the market, including 1,332 units within the CCR - this marks the highest number of units launched in the CCR in record history.

Rest of Central Region (RCR) projects made up the majority of the top-performing developments in July, with a total of 513 units sold.  The Core Central Region (CCR) saw 357 units sold. Strong sales in the RCR were driven by first-time buyers and upgraders seeking city-fringe homes.

Best Performing New Launches

Lyndenwoods Achieves Near Sell-Out in Launch Month

As a pioneering development, Lyndenwoods is the first private residential project to debut within the Singapore Science Park. Jointly developed by CapitaLand Development, the project sold 331 out of 343 units (96.5%) in the month at a median price of $2,463 psf.
Sales at Lyndenwoods were primarily fuelled by its two-bedroom units, which accounted for approximately 67% of all new homes sold at Lyndenwoods since launch, based on internal sales data from ERApro as of 7 Aug 2025. This may be attributed to nearby owner-occupiers choosing to live close to their workplaces. In addition, the area offers modern amenities and green spaces. This combination of accessibility, lifestyle offerings, and natural surroundings makes it an attractive choice for long-term living.

Investors may have been attracted by several factors, including the opportunity to be first movers in the Singapore Science Park area, its city-fringe location and the future transformation of the region in accordance with the Master Plan 2025. The newly opened Geneo offers integrated work-live-play spaces across five buildings, which include biomedical Research & Development, offices, retail, serviced apartments, and community areas. The development is also within walking distance of Kent Ridge MRT station.

CCR Sees Strong Demand, UPPERHOUSE and The Robertson Opus Each Sell Over 40% on Launch Day

Two new projects in the CCR launched in July, namely UPPERHOUSE at Orchard Boulevard (301 units) and The Robertson Opus (348 units). This marked the largest new private home supply injection since ABSD measures tightened in 2023 in the region. Both are showing strong demand, with launch weekend take-up rates of 53% and 41% respectively.

The strong take-up rates at both projects can largely be attributed to pent-up demand. In 2024, only 680 private homes were launched in the CCR, this amount is less than the total number of units in UPPERHOUSE at Orchard Boulevard and The Robertson Opus.

The Robertson Opus offers a 999-year leasehold compared to UPPERHOUSE at Orchard Boulevard’s 99-year tenure, appealing to different buyer profile, with the latter recorded a stronger take-up rate. This is likely due to UPPERHOUSE at Orchard Boulevard’s coveted address. The development is situated directly above Orchard Boulevard MRT station, offering direct access to key work nodes and proximity to Orchard Road. Additionally, its median price per square foot (psf) was approximately $100 lower. The timely launch also aligned well with the URA Masterplan 2025 for the Paterson neighbourhood transformation.

Recently announced Draft Master Plan 2025 has shone a light on previously overlooked precincts

Launched in April 2025, Bloomsbury Residences and The Hill@One-North saw strong take-up in the month of July, with 27 and 12 units sold respectively, placing them among the Top 10 performing new launch projects for the month. This is likely driven by renewed buyer interest in the One-North area following the unveiling of the Draft Master Plan 2025.

The Draft Master Plan 2025 sets out the future transformation of Greater One-North, transforming it into a vibrant live–work–play district with more homes, improved connectivity, and enhanced lifestyle spaces. Located within proximity of One-North MRT and Kent Ridge MRT, the Dover–Medway and Mediapolis precincts will introduce new private residences and public homes, integrated with green spaces and well-connected infrastructure. In addition, the potential extension of the Jurong Region Line to connect with the Circle Line at Kent Ridge station will further enhance the accessibility and growth in the area.

Table 2: Top ten performing new launch project (excluding ECs) in July

OTTO Place Launch Led July’s EC Sales

Owing to the lack of fresh supply in previous months, the Executive Condominium (EC) market experienced a significant spike in sales transactions with  371 ECs sold, marking a sharp increase from just 33 units sold in June, an increase of 1,024% q-o-q. This surge was mainly driven by the launch of the new EC project, OTTO Place. Additionally, all existing EC pipelines have been fully depleted up until the debut of Otto Place. Even Aurelle of Tampines, which launched in April this year, was fully sold out within its launch month.

Otto Place, developed jointly by Hoi Hup Realty and Sunway Developments, saw 358 out of 600 units sold (59.7%) in July, with a median price of $1,746 psf. This is primarily driven by the future development in Tengah, branded as Singapore’s first smart and sustainable residential town. The development is also within walking distance of two upcoming MRT stations namely Tengah Park and Bukit Batok West on the Jurong Region Line, scheduled for completion in 2027. This emerging township appeals most to HDB upgraders seeking an improved lifestyle and facilities.

The launch of Otto Place follows the success of Novo Place, a 504-unit Executive Condominium (EC) adjacent to it by the same developers. Launched in November 2024, Novo Place sold 286 out of 504 units (57%) on launch day with an average price of $1,654 psf and was fully sold out within eight months.

Buyer Profile

Chart 1: Buyer profile for all new non-landed homes (excluding EC)

With the steep Additional Buyer’s Stamp Duty still in place, demand from foreign buyers for new private homes remained subdued. July saw a total of fourteen non-landed private home (excluding ECs) transactions made by foreign buyers, making up just 1.7% of the month’s total deals. Meanwhile, Singapore Permanent Resident buyers clocked 110 transactions in June, accounting for 12.3% of all new private home (excluding ECs) purchases in the month.

Lastly, Singaporeans continued to dominate the market in July, with new private home sales (excluding ECs) significantly increased by 235.8% quarter-on-quarter to 769 units, the highest since March 2025. This surge was mainly driven by two new launches in the CCR and pent-up demand in the region.

Luxury Homes

Chart 2: Buyer profile for homes transacted at $5mil and more
 

In July, the luxury home market saw a notable spike in activity, continuing an upward trend and marking the highest take-up since November 2024. A total of 28 new private residential transactions were recorded for homes priced at S$5 million and above. These were primarily driven by locals and Singapore Permanent Residents, who accounted for five and twenty transactions each.

This month saw two transactions exceeding the S$20 million mark. Both were ultra-luxury freehold units within the same development at 21 Anderson and were purchased by Singapore Permanent Residents. The highest-value transaction was a 10,452 sq ft, five-bedroom duplex penthouse unit with a roof terrace, which sold for approximately S$52.25 million. The second-highest sale was a 4,489 sq ft, four-bedroom unit that sold for about S$21 million. These transactions suggest that PR buyers seeking high-end properties may be attracted by the expansive floor plates and coveted addresses offered by such ultra-luxury projects.

Notably, within the S$7-8 million price range, a total of 12 units were sold in the month of July. UPPERHOUSE at Orchard Boulevard dominated this segment with 11 units sold (91.7%), while Belle Vue Residences recorded just one sale. The majority of these buyers were Singaporeans, accounting for 67% of all purchasers. This can be attributed to UPPERHOUSE at Orchard Boulevard being a new launch project coupled up with the pent-up demand for new private homes in the CCR.

Closing Thoughts and Forecast

July marked a strong rebound in the new private home sales market, easing months of pent-up demand. Sales hit 940 units, led by Lyndenwoods at Singapore Science Park, which sold 331 out of 343 units (96.5%) and accounted for 40% of monthly transactions. UPPERHOUSE at Orchard Boulevard and The Robertson Opus also performed well, with take-up rates of 58.1% and 43.1% respectively.

Halfway into August, sales remain brisk with 986 units sold, driven by robust launches including River Green (87.8% sold), Promenade Peak, and Canberra Crescent Residences. Springleaf Residence, the first high-rise in the Springleaf precinct, is expected to see strong demand at its upcoming launch.

For the remainder of 2025, seven new launches are slated, adding 3,553 units to the market. Notably, Skye At Holland - the only CCR launch this year – and The Sen.

Despite global uncertainties, healthy take-up rates reflect resilient buyer sentiment, supported by a potential Fed rate cut, upgraded GDP forecasts (1.5%–2.5%), and renewed confidence from the Draft Master Plan 2025, which outlines new housing precincts and integrated hubs across Singapore. Together, these developments help promote buyer confidence by reinforcing the Government's long-term plans for urban renewal and liveability.

In the first seven months of 2025, there have been 5,527 new homes sold. Barring any unforeseen circumstances, ERA Singapore projects new home sales to be between 8,500 - 9,500 units for the whole of 2025.

Table 2: Upcoming launches in 2025