7
launches with an entry tier more than S$300 psf under their region
Stella Thio · PropNex · Unit list request
Seven launches have units priced S$301 to S$696 psf below their region's going rate.
I went through every developer sale recorded with URA since October 2025 and ranked each launch's cheapest tier against its own region's median. Seven came out more than S$300 psf under. Tell me your region and budget, and I'll send you the exact units, checked against the caveats, within one working day.
301–696psf
gap between each launch's cheapest tier and its region's median, in S$
950
developer sales across the seven, checked one by one
499
units still estimated unsold across the seven, as at 18 Sep 2026
The list
Get the unit-by-unit list for your budget
Not a brochure and not a portal search. A short list of specific units across the seven launches, each with the price it was recorded at, the floor band, the stack, and how far it sits under its region and under its own block.
- Every unit is checked against a recorded caveat, never an asking price
- Sorted by gap to the region, then by gap to the block's own record
- Developer release checked the day I send it, so nothing on the list is already gone
- Out within one working day, on WhatsApp or email, no viewing needed
6city-fringe (RCR) launches on the list
1Outside Central (OCR) launch on the list
0Core Central launches qualified this window
Sent by Stella Thio personally, not a team inbox. Figures refreshed against URA on the day the list goes out.
Send me the list
Four short questions so the list fits your brief.
Is this you?
The questions I hear once someone sees the gap
- 01
Is the regional median even the right yardstick for a launch on the edge of its region?
Only partly, which is why the list shows two gaps for every unit: the gap to the region, and the gap to the project's own recorded median. A unit that clears both is a different thing from a unit that clears one.
- 02
Is a low-floor unit at S$2,078 psf a bargain, or just a low floor?
Sometimes both. The list names the stack and the floor band, and I say in one line what the unit gives up. Whether that trade suits you is your call, and it should be.
- 03
Will the late-phase units still be there by the time I go down?
Four of the seven have fewer than 40 units left on the record. I check the developer's release on the day I send the list, and again before any viewing, so you do not travel for a unit that is gone.
- 04
What does S$300 psf come to on my budget?
On a 700 sq ft two-bedder, about S$210,000. On a 1,100 sq ft three-bedder, about S$330,000. That is the size of the decision, before any view, layout or facing enters it.
The record
What "the region's going rate" means, in caveats
"Going rate" here is the median psf of every developer sale recorded in that URA market segment between October 2025 and September 2026, condominiums and apartments only. A launch's "entry tier" is the psf of its cheapest one-in-ten unit sold in the same window, so a single odd caveat cannot put a project on the list.
1. The going rate by region
New-sale and resale medians side by side. The gap between them is the premium a buyer pays for a new launch in that region today.
| Region | New-sale median psf | Caveats | Resale median psf | Caveats | New-launch premium |
|---|---|---|---|---|---|
| CCR Core Central | S$3,080 | 1,793 | S$2,182 | 2,089 | |
| RCR Rest of Central | S$2,774 | 2,720 | S$1,955 | 3,408 | |
| OCR Outside Central | S$2,255 | 3,369 | S$1,567 | 5,499 |
Source: URA caveat data (Data Service), condominium and apartment, strata, New Sale and Resale, Oct 2025 to Sep 2026, retrieved 18 Sep 2026. Medians are of individual caveats, not project averages.
2. The seven launches under their region
Ranked by the gap between the entry tier and the regional median. Only launches with at least 50 developer sales in the window and a sale recorded from July 2026 onwards are included, so every project here is still selling.
| Launch | Gap at entry tier | Entry tier psf | Project median psf | Sales under region | Est. unsold | Completion |
|---|---|---|---|---|---|---|
| Terra Hill D05 · RCR · Freehold | S$2,078 | S$2,594 | 94% | 32 of 270 | Q1 2028 | |
| The Sen D21 · RCR · 99-yr | S$2,260 | S$2,338 | 100% | 189 of 347 | Aug 2030 | |
| Grand Dunman D15 · RCR · 99-yr | S$2,292 | S$2,476 | 97% | 88 of 1,008 | TOP obtained | |
| Hudson Place Residences D05 · RCR · 99-yr | S$2,366 | S$2,481 | 100% | 106 of 327 | Sep 2029 | |
| The Continuum D15 · RCR · Freehold | S$2,462 | S$2,778 | 48% | 15 of 816 | Q2 2027 | |
| Canberra Crescent Residences D27 · OCR · 99-yr | S$1,946 | S$2,011 | 100% | 30 of 376 | Q3/Q4 2028 | |
| Bloomsbury Residences D05 · RCR · 99-yr | S$2,473 | S$2,563 | 100% | 39 of 358 | 2029 |
Source: URA caveat data, New Sale, condominium and apartment, Oct 2025 to Sep 2026, retrieved 18 Sep 2026. Entry tier = 10th-percentile psf of the project's caveats in the window. "Sales under region" = share of the project's caveats below its regional new-sale median. Est. unsold = total units minus all New Sale caveats since launch; total units from the developer's project listing. Completion dates are the developer's estimates. Six of the seven are RCR, one is OCR; no CCR launch qualified.
One honest caveat on The Continuum. It is on the list because of its one-bedders: the cheapest tier is S$312 under the region, but the project's overall median sits at the regional rate. If you want only projects that are under across the board, the list is six. I will say which units are which.
3. The cheapest unit recorded at each, April to September 2026
One caveat per project, so you can see what the entry tier looks like as an actual unit rather than a percentile.
| Launch | Month | Floor | Size | Price | psf | Under region |
|---|---|---|---|---|---|---|
| Terra Hill | Sep 2026 | 01–05 | 1,335 sq ft | S$2,581,000 | S$1,934 | S$840 |
| Grand Dunman | Aug 2026 | 16–20 | 710 sq ft | S$1,577,000 | S$2,220 | S$554 |
| The Sen | Aug 2026 | 01–05 | 1,109 sq ft | S$2,472,000 | S$2,230 | S$544 |
| Hudson Place Residences | May 2026 | 01–05 | 646 sq ft | S$1,455,000 | S$2,253 | S$521 |
| Canberra Crescent Residences | Apr 2026 | 01–05 | 1,216 sq ft | S$2,355,200 | S$1,936 | S$319 |
| The Continuum | Apr 2026 | 01–05 | 560 sq ft | S$1,378,000 | S$2,462 | S$312 |
| Bloomsbury Residences | Apr 2026 | 11–15 | 678 sq ft | S$1,678,000 | S$2,474 | S$300 |
Source: URA caveat data, New Sale, retrieved 18 Sep 2026. Lowest-psf caveat per project, Apr to Sep 2026. Size converted from strata area (sq m × 10.764), rounded. These are recorded past sales, not units for sale; the list you receive is checked against the developer's current release. Past transactions do not predict future prices.
Why the gap exists
Four reasons a unit sits under its region, and only one of them is a problem
- 01
Late-phase releases
Grand Dunman has TOP. The Continuum is fifteen units from sold out. When a developer clears the last stacks, the price is set to move them, and it sits in the caveats for anyone to read.
- 02
Low floors and awkward stacks
The cheapest recorded unit at five of the seven is on floors one to five. Some face a road, some a carpark, some just the wrong way for the afternoon sun. This is the one reason that can be a problem, which is why the list names the stack.
- 03
Priced before the region moved
The Sen and Canberra Crescent set their first phase off 2025 land costs. Since then the RCR median has been pulled up by launches at or above S$2,780 psf: Penrith, Union Square, One Marina Gardens, Promenade Peak and Zyon Grand.
- 04
Big layouts in freehold projects
Terra Hill's S$1,934 psf caveat is a 1,335 sq ft unit. Larger layouts sell at a lower psf almost everywhere. The question is whether the buyer you sell to in 2030 pays for the psf or for the floor plan.
What the list does with this. Each unit carries a one-line reason it is where it is. Reasons one, three and four are usually the buyer's gain. Reason two is a trade, and I write it down so you can decide it with your eyes open.
How the list is built
Five checks before a unit goes on your list
The seven launches are the starting point, not the answer. A launch under its region can still carry units that are not, and the reverse is true of a project that just missed the cut.
- 01
Against closed deals, not asking prices
Every figure on the list is a recorded caveat or the developer's current release price, never a portal listing.
- 02
Two gaps, not one
Gap to the regional median and gap to the project's own recorded median. Both are shown, and the list is sorted by the first.
- 03
Release checked on the day
Four of the seven have under 40 units left on the record. I confirm what is still open before the list leaves.
- 04
Floor band and stack named
So you can see whether the gap is the developer's pricing or the unit's position, and judge the trade yourself.
- 05
One line on why
Late phase, early pricing, layout size or position. If I cannot say why a unit is cheap, it does not go on the list.
Then it is sent
Within one working day, on WhatsApp or email, with the developer's release status as at that morning.
How one row arrives
Format only · a recorded Aug 2026 caveat, not a unit for saleLaunch
Grand DunmanD15 · RCR
Floor · size
16–20 710 sq ft
Recorded price
S$1,577,000
psf
S$2,220
Under region
S$554psf
Under project median
S$256psf
Completion
TOP obtained
Est. unsold
88of 1,008
Why it is where it is
Late-phase release in a project that has already obtained TOP. Mid floor, two-bedroom layout. The gap is the developer's pricing, not the unit's position.
What you get
The Below-Region Unit List, built for your brief
Every qualifying unit across the seven launches, and any launch that qualifies in the week I send it, filtered to your region and budget band. Free, and it does not need a viewing to receive.
Send me the list- 01
The seven launches, ranked by gap
With the entry tier, project median, regional median and unsold count, refreshed on the day.
- 02
Units in your budget band
Floor band, stack, size, recorded or release price, psf. Nothing outside the band you give me.
- 03
The two gaps for every unit
Under the region and under the block's own record, in S$ psf, so you can see which units clear both.
- 04
The one-line reason
Why each unit is priced where it is, and whether that reason is the developer's or the unit's.
Who is sending it
Stella Thio, PropNex Realty
I spent years on the developer's side of the table as a Project Chief, which is where you learn how release pricing is actually set. Now I read the same caveats for buyers.
- Project Chief for 14 Core Central Region developments
- PropNex Millionaire, 2020 to 2024
- Six-time Champion Luxury Tagger
- Former Senior Dealing Director · NUS Economics and Statistics
- CEA registration [CEA no.]
"A launch is not cheap because a brochure says so. It is cheap when the caveat says so, and the caveats are public. I just read them for you."— Stella Thio
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Request the list
Tell me your budget. The list comes back within one working day.
- 01
You send the brief
Region, budget band, what matters most and when you are looking to buy. Four questions, under a minute.
- 02
I filter and check
The seven launches against your band, each unit against the caveats and against the developer's release that day.
- 03
You get the list
On WhatsApp or email within one working day. We talk only if you want to, and only about the units on it.
Send me the list
Four short questions so the list fits your brief.