- About Lance Kuan
- PrimeKey Analysis Investment Framework
- PrimeKey Analysis Scoring System
- PrimeKey Analysis: A Data-Driven Property Review & Investment Framework
- Latest & Upcoming Singapore Property Reviews (2026 Launch List)
- Singapore New Launch Comparisons: Land Cost & Estimated Launch Price
- 10-Year Average PSF Price Trend Analysis: CCR vs RCR vs OCR
- Singapore Planning Areas & Districts
- Singapore Property Resources & Investment Guides
- Frequently Asked Questions (FAQ)
Sg Home Investment delivers objective, research-backed analyses of Singapore's private residential market. Our property reviews go beyond marketing narratives to give buyers and investors clear, actionable insights for upcoming new launches, resale private property, or executive condominium
About Lance Kuan
I am Lance Kuan, Associate Marketing Manager at Huttons Asia Pte Ltd (CEA Reg No. R062704Z).
With nearly three decades of experience working in banking, investment management, and financial market analysis, I bring a disciplined, quantitative approach to real estate analysis. By stripping away marketing fluff, I aim to provide transparent, unbiased, and data-driven property reviews and assessments.
PrimeKey Analysis Investment Framework
We assess every project using our eight-factor PrimeKey Analysis framework, designed to capture the key drivers of residential investment performance in Singapore, which include:
- Accessibility to MRT stations.
- URA-identified growth hotspots.
- Government Land Sales (GLS) pipeline and future supply.
- Remaining lease.
- Project size.
- Proximity to reputable schools.
- Rental yield potential.
- Demand from HDB upgraders
Each factor is given a maximum of 5 stars, culminating in a total aggregate score of 40 stars. This structured review rating helps investors compare projects on a like-for-like basis.
PrimeKey Analysis Scoring System
Based on the number of stars achieved by each property against the total aggregate score, it is converted into a percentage and assessed under four risk–return tiers:
- Above 75%: Investment Grade.
- 50.1% - 75%: Moderate Risk.
- 25.1% - 50%: Elevated Risk.
- Below 25%: Proceed with Caution.
This scoring system provides a transparent, consistent, data-driven starting point for decision-making, regardless of whether you are assessing a new launch, a resale private property, or an executive condominium.
Amberwood At Holland Review & Analysis
Preview: 11 - 23 September 2026
Amberwood at Holland, a low-rise development at Holland Link, is the first residential development in a predominantly landed housing enclave, including Good Class Bungalows, set amidst lush greenery.
WhatsApp Me for the latest information and show flat preview.
*****
The Serra Residences Review & Analysis
Preview: 2 - 13 October 2026
The Serra Residences is a rare freehold development located a short walk from the Novena MRT station, Health City Novena and several shopping malls. It is also within 1km from St Joseph Junior and Hong Wen School.
WhatsApp Me for the latest information and show flat preview.
*****
Wynwood Grand EC Review & Analysis
Preview: 11 - 27 December 2027
Wynwood Grand is the first executive condo new launch in Woodlands in 10 years. It is conveniently located within a 5-minute walk of Woodlands South MRT and one stop from Woodlands Regional Centre.
WhatsApp Me for the latest information and show flat preview.
*****
Lucerne Grand Review & Analysis
Preview: 18 - 30 September 2026
Lucerne Grand is a mixed development next to Lakeside MRT station overlooking Jurong Lake Gardens. It offers promising investment potential amid the exciting transformation of Jurong Lake District.
WhatsApp Me for the latest information and show flat preview.
*****
Thomson Reserve Review & Analysis
Preview: 17 - 26 October 2026
Thomson Reserve is a mega condo development beside Upper Thomson MRT. With excellent transport connectivity, close to Thomson Plaza, good schools and nature parks, it offers a highly convenient living experience.
WhatsApp Me for the latest information and show flat preview.
*****
Solano Grand EC Review & Analysis
Preview: January 202 7 (TBC)
Solano Grand is an executive condo at Senja Close, within an 8-minute walk of Jelapang LRT station. Two stops away is Bukit Panjang Integrated Transport Hub, Hillion Mall and Bukit Panjang Shopping Centre.
WhatsApp Me for the latest information and show flat preview.
*****
Singapore New Launch Comparisons: Land Cost & Estimated Launch Price
The table below compares several upcoming Singapore new launches across key investment metrics, including region, tenure, land acquisition method, land cost and estimated average launch price.
Comparing land cost against estimated launch price provides a useful indication of each development’s pricing position in its respective zoning and market segment.
| Name of Development | Region | District No. | Tenure | Land Cost | Land Acquisition Date | Average Launch Price (PSF) |
| Amberwood At Holland | CCR | 10 | 99-year | $1,432 psf ppr (GLS) | July 2025 | $3,019 psf (actual) |
| The Serra Residences | CCR | 11 | Freehold | $847 psf ppr (En bloc) | Sept 2010 | $3,000 - $3,100 psf (estimated) |
| Thomson Reserve | RCR | 20 | 99-year | $1,178 psf ppr (En bloc) | Nov 2024 | $2,400 - $2,500 psf (estimated) |
| Lucerne Grand | OCR | 22 | 99-year | $1,132 psf ppr (GLS) | June 2025 | $2,480 psf (actual) |
| Wynwood Grand EC | OCR | 25 | 99-year | $782 psf ppr (GLS) | Aug 2025 | $1,900 - $2,000 psf (estimated) |
| Solano Grand EC | OCR | 23 | 99-year | $771 psf ppr (GLS) | Aug 2025 | $1,900 - $2,000 psf (estimated) |
10-Year Average PSF Price Trend Analysis: CCR vs RCR vs OCR
The following chart illustrates the 10-year average per-square-foot (psf) price trends for new private residential projects and executive condominiums across Singapore’s Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR), based on data as of 7 September 2026 (Source: Navis, a division of Huttons Asia Pte Ltd).
The comparison offers a useful perspective on how residential property prices have evolved across the three market segments over the past decade, while highlighting the relative growth trajectories and potential investment opportunities within each region.
Price Trend Comparison: CCR vs RCR vs OCR
Over the past decade, OCR prices rose 123.22%, compared with 74.07% for RCR and 44.02% for CCR. The stronger growth in OCR and RCR was supported by lower entry prices, HDB upgrader demand and decentralisation. At the same time, CCR faced higher entry costs and weaker foreign demand following higher ABSD.
However, the price gap between CCR and RCR/OCR has narrowed significantly. As mass-market and city-fringe prices move closer to prime-district levels, the premium for buying into the CCR becomes relatively smaller.
This narrowing differential could present an early investment opportunity in CCR, particularly for projects offering scarce attributes such as freehold tenure, prime locations, limited land supply and strong connectivity. With less price disparity between regions, selected CCR properties may now offer a more compelling entry point, which may explain its renewed interest recently.
[Caveat: OCR's 123.22% growth partly reflects a lower starting PSF - the same dollar gain looks larger in percentage terms from a smaller base. So this isn't a straightforward "OCR beat CCR" story; comparing absolute PSF appreciation, not just percentages, gives a fuller picture].
Whether you are looking for an Executive Condominium (EC), a mass-market home in the Outside Central Region (OCR), a city-fringe development in the Rest of Central Region (RCR), or a luxury property in the Core Central Region (CCR), explore our latest Singapore property reviews to make well-informed, data-driven investment decisions.
To support your property investment journey, use our Home Financing & Loan Calculators to assess your borrowing capacity, financial commitment, and estimated cash outlay required for your purchase.
If you need help with shortlisting and comparing suitable properties or exploring investment opportunities, feel free to contact me for a personalised consultation.
Singapore Planning Areas & Districts
Whether you are buying a new launch private condo, executive condo, or a resale property, different locations offer different housing experiences and investment opportunities.
Singapore’s planning areas and postal districts can offer distinctly different living environments, from established central neighbourhoods and prestigious residential enclaves to city-fringe locations and family-oriented suburban communities. Because some districts span more than one region, a property's exact location matters, depending on your housing needs and investment objectives.
Differences in connectivity, amenities, housing mix, price levels, rental demand and future transformation plans can influence both lifestyle appeal and investment potential. If you have any questions about new launches or property investment, get in touch with me or request a complimentary copy of our PrimeKey Analysis Report to help you make a data-driven property investment decision.
- WhatsApp: Chat with Lance Kuan
- Address: 10 Pasir Panjang Road, Singapore 117438 (Map)
Other Singapore Property Reviews
Dunearn House Review, Investment Analysis & Market Insights
Dunearn House Preview: July 10 - 22, 2026 Before diving into the full review of Dunearn House, here's how our PrimeKey Analysis Framework scores its investment potential by assessing eight key factors that have consistently influenced long-term property performance. PrimeKey...Continue reading→
Lentor Gardens Residences Condo Review & Investment Analysis
Before diving into the full review of Lentor Gardens Residences, here's our verdict on how it scores under our proprietary PrimeKey Analysis framework that evaluates projects across eight objective investment factors that have historically influenced long-term property performance. PrimeKey Analysis...Continue reading→
Hudson Place Residences Review and Analysis – Media Circle New Launch
This is a detailed property review of Hudson Place Residences, a 99-year leasehold mixed development situated at Media Circle in Singapore's District 5. To be developed by a joint venture of Qingjian Realty, Forsea Holdings, and Hoovasun Holding - the...Continue reading→
Vela Bay Condo Review: Dream Home Next to Bayshore MRT or Pricey Risk?
This is a property review of Vela Bay, a 99-year leasehold condominium development at Bayshore Road in Singapore’s District 16. Located next to the Bayshore MRT station on the Thomson-East Coast Line and overlooking the East Coast Park, the development...Continue reading→
Narra Residences: Condo Review, Investment Analysis and Insights
This is a review of the Narra Residences (翠岚轩), a 99-year leasehold condo development at Dairy Farm Walk in Singapore's District 23. It is located near Pending LRT (Bukit Panjang) and Hillview MRT (Downtown Line) stations. Occupying an approximate site...Continue reading→
W Residences – Marina View: Condo Review & Investment Analysis
This is an in-depth property review of W Residences - Marina View, a luxurious 51-storey mixed-use development integrated with a hotel within the Central Business District (CBD) in Singapore’s District 1. Located at Marina View just off Shenton Way in...Continue reading→
Aurea Condo Review: Reimagining of Iconic Golden Mile Complex
This is a property review of Aurea, a 99-year mixed-use development on Beach Road just a 5-minute walk from the Nicoll Highway MRT station in Singapore's District 7. Redeveloped from the conserved Golden Mile Complex, it will comprise a commercial...Continue reading→
One Sophia Review: Prime Mixed-Use Development in District 9
This is a property review of The Collective at One Sophia (former Peace Centre), a 99-year leasehold mixed-use development at Sophia Road in Singapore’s prime District 9. To be jointly developed by renowned developers CEL Development and SingHaiyi Group following...Continue reading→
Arina East Residences Review – Exclusive Tanjong Rhu Freehold Condo In District 15
This is an in-depth property review of Arina East Residences, a new freehold condo development by ZACD Group located at Tanjong Rhu in Singapore’s District 15. Formerly known as La Ville, it was acquired through a collective sale for S$152...Continue reading→