The first quarter of 2026 is set to open strong with a series of new private home launches - and the pace isn't expected to slow down. If you're not yet familiar with the upcoming Q1 launches, we recommend reading Part 1 first to get the full picture before diving into this next wave.

From March to May 2026, another five major projects are slated to enter the market, completing the first half of Singapore's new launch calendar. For young homebuyers and upgraders, this next wave presents fresh opportunities to find a home that aligns with both lifestyle needs and long-term plans.

In this Part 2 instalment, we unpack the upcoming launches: Pinery Residences, Tengah Garden GLS, Media Circle Parcel A GLS, Bayshore Road GLS, and Lentor Garden GLS - each located within precincts undergoing transformation, infrastructure growth, or urban renewal.

These March-May projects round off the first half of 2-26's new launch pipeline, giving buyers a fuller picture of pricing, product positioning, and location tiers.

Cause - Effect - Buyer Implication

1. Converging launch timelines: Developer pipelines that were delayed or staggered in recent years are now aligning, resulting in multiple launches in close succession.

   What this means for buyers: more options across different budgets and districts.

2. Government planning shaping new growth areas: Tengah, Bayshore, one-north, and Lentor are precincts influenced by major planning initiatives.

   What this means for buyers: early entrants may benefit from long-term uplift as amenities, transport lines, and commercial nodes mature.

3. A clearer benchmark for pricing: With more launches packed into 1H2026, buyers gain a better sense of fair value across market segments. More importantly, many of these upcoming launches are still expected to be priced based on earlier land-cost benchmarks, which may make them more attractively positioned before newer GLS bids potentially push price levels higher in the second half of the year.

   What this means for buyers: greater clarity when assessing safe entry pricing, and an opportunity to enter before future land costs reset market expectations.

4. Increased competition among developers: A tighter launch window may encourage developers to differentiate strongly through design, layout efficiency, or pricing strategies.

   What this means for buyers: buyers may enjoy enhanced value propositions.

Here's a snapshot of the developments expected to launch from March to May 2026:

• Pinery Residences: A nature-fringed development near parks, schools, and amenities.

• Tengah Garden GLS: Tengah's first non-EC private condo anchoring the town's eco-vision.

• Media Circle Parcel A GLS: A city-fringe condo within the innovation cluster of one-north.

• Bayshore Road GLS: A rare private launch in the upcoming car-lite Bayshore waterfront precinct.

• Lentor Gardens GLS: Part of the evolving Lentor neighbourhood with strong family appeal.

Each project caters to different profiles of young buyers and upgraders:

• Pinery Residences: Upgraders and families who want proximity to nature, established schools, and everyday convenience.

• Tengah Garden GLS: First-mover buyers seeking long-term potential in Singapore's newest smart eco-town.

• Media Circle Parcel A GLS: Young professionals and investors drawn to one-north's tech, research, and media ecosystem.

• Bayshore Road GLS: Buyers who value East Coast living, upcoming MRT connectivity, and a master-planned waterfront precinct.

• Lentor Gardens GLS: Families seeking larger layouts, walkability, and community-focused amenities.

Across these launches, the underlying opportunity for younger buyers lies in thoughtfully sequencing their property decisions - choosing a home that fits today without limiting tomorrow's upgrading pathways.

Pinery Residences

* Unit plans have not yet been released at time of writing

• Location: Tampines St 94, within the established Tampines heartland and close to Tampines West MRT, green spaces like Bedok Reservoir, and Tamasek Polytechnic

• Layouts to expect: A wide mix of 2- to 5-bedroom units across 596 units in total, including premium stacks designed for multi-generational living.

• Most popular layout: The 3-bedroom configurations will appeal to young families who prioritise both space efficiency and proximity to schools and amenities.

• Why it matters: As a major condominium in a mature town with strong connectivity and diverse amenities, it offers long-term occupiers a practical blend of convenience and future-ready value. Tampines also sees steady upgrader demand from its many mature HDB and EC precincts, yet private projects near MRT stations remain relatively limited - making new launches in this area particularly attractive for both homeowners and renters, particularly professionals working in nearby commercial hubs such as the Tampinese Regional Centre and Changi Commercial Park.

Tengah Garden GLS

• Location: Within Tengah's Garden District - Singapore's first smart, car-lite, sustainable HDB town.

• What to expect: A 99-year leasehold development with commercial at 1st Storey. URA estimates the project could yield up to 860 units, likely comprising efficient 2- to 4-bedroom layouts.

• Why it matters: As one of Tengah's earliest private launches and the town's first non-EC private mixed-use development, it is well-positioned to benefit from strong first-mover interest. Backed by a major consortium and planned as part of Tengah's eco-town vision, the project is set to play a key role in shaping the township's private residential landscape. As Tengah's MRT stations, commercial areas, and key amenities take shape over the coming years, this development is expected to anchor early demand and contribute to the town's emergence as a next-generation, sustainable neighbourhood.

Media Circle Parcel A GLS

• Location: Situated along Media Circle within the on-north innovation district, surrounded by tech, R&D, and media clusters such as Fusionopolis, Biopolis, and Mediapolis.

• What to expect: A 99-year leasehold private residential development with commercial at 1st storey targeting professionals in the one-north workforce. The possibly 325-unit site reflects continued confidence in the precinct's growth potential and rental demand. Final design and features will be shaped by one-north's positioning as a vibrant, innovation-led node.

• Why it matters: One-north consistently attracts a deep pool of tenants from high-skilled industries, and recent bidding interest underscores developers' belief in the area's long-term resilience. As one of the newer GLS plots shaping the district's next phase, this development is well-placed to anchor early buyer interest and support one-north's evolution into a more complete live-work-play ecosystem.

Bayshore Road GLS

• Location: Located within the upcoming Bayshore precinct - a purpose-built, car-lite waterfront neighbourhood anchored by the future Bayshore and Bedok South MRT stations.

• What to expect: A 99-year leasehold private residential development that could yield up to 515 units. The plot drew strong interest with eight bids, signalling developers' confidence in the district's long-term appeal. Buyers can expect a mix of unit types designed to complement the area's planned waterfront boulevards, parks, and community amenities, with some stacks potentially enjoying unblocked sea views given the precinct's coastal frontage.

• Why it matters: This is one of the first GLS sites shaping the Bayshore masterplan, giving early entrants a rare chance to secure a home in a future coastal lifestyle. With two MRT stations, a car-lite town design, and strong developer interest, the precinct is set to evolve into a highly sought-after waterfront neighbourhood as it matures.

Lentor Gardens GLS

• Location: Part of the expanding Lentor precinct, within walking distance of Lentor MRT and future amenities planned across the neighbourhood's integrated development.

• What to expect: A 99-year leasehold 500-unit private residential development within a growing private residential enclave. While detailed plans are still to come, buyers can expect a project shaped by Lentor's broader vision of a walkable, family-oriented neighbourhood with strong MRT connectivity and upcoming amenities.

• Why it matters: Lentor Gardens is the seventh GLS parcel within the emerging Lentor Hills private residential estate. The neighbourhood has been drawing strong interest from homebuyers thanks to its proximity to the Lentor MRT Station on the Thomson-East Coast Line, as well as upcoming parks, retail offerings, and community amenities. As part of a precinct still taking shape, this plot offers young families the chance to secure a home early in a well-planned, walkable neighbourhood with meaningful long-term uplift potential.

With multiple launches unfolding within the same half-year, young buyers will have clearer reference points to assess fair value and identify safe entry prices. Most importantly, many of the 1H2026 launches are expected to be priced based on earlier land-cost benchmarks, secured before the higher land bids anticipated in the second half of the year. As newer GLS tenders set fresh price records, future launches may enter the market at higher baseline figures - making this current window a potentially more favourable entry point for buyers.

A few practical considerations, framed through principles that align with structured, progression-based planning:

• Budget with intention, not emotion: Anchor your decision on what you can sustainably hold, not the maximum the bank approves.

• Plan for valuation gaps and interest rate buffers: These matter more than headline psf figures and protect you from unexpected cash outlays.

• Ensure lifestyle fit without over-stretching: Choose a layout that supports your next 5-8 years so you avoid premature upgrading.

• Think ahead to your exit: Review surrounding transformation plans, future resale demand, and how easily your chosen unit type typically moves in the secondary market.

Engaging a trusted agent equipped with advanced financial tools can help you stress-test scenarios, calculate safe entry ranges, and ensure your purchase supports - not restricts - your long-term progression.

While each development offers its own strengths, Bayshore Road GLS stands out for its long-term potential. Beyond its placement within a purpose-built, car-lite waterfront district, the precinct is shaping up to become one of Singapore's most thoughtfully master-planned coastal neighbourhoods. With two upcoming MRT stations, strong connectivity, unblocked sea views from selected stacks, and a layout designed around walkability, community, and green spaces, Bayshore is positioned to appeal to a wide spectrum of future buyers.

Living near the area myself, I've seen how the precinct is already evolving - and there's genuine excitement around how the wider coastline will transform in the years ahead. With the East Coast Parkway (ECP) right beside the precinct, residents will enjoy both fast islandwide access and the lifestyle appeal of ECP's beaches, cycling paths, and recreational spaces. Combined, these factors create a compelling value story that is difficult to replicate elsewhere.

That said, suitability depends entirely on your goals and budget. Those prioritising rental demand may lean towards Media Circle, while families seeking green space may find Pinery Residences or Lentor Gardens GLS a more natural fit.

With the March-May launches closing off a busy first half of 2026, this period offers young buyers a valuable window to compare options, benchmark prices, and build clarity. The advantage isn't in rushing - it's in preparing early enough to recognise a good fit when you see it.

Attend our Consumer Empowerment Seminars (CES), PWS, explore financial scenarios, and engage with agents who can help you navigate the choices with confidence.

Coming Up Next

As the year progresses, the second half of 2026 may bring even more launch activity. Stay tuned for our upcoming breakdown if you'd like a clearer view of what's ahead - and how to plan your next move strategically.

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