Which Singapore Districts Have the Most New Launch Supply in 2026?
The new-launch supply story in 2026 is not evenly spread across Singapore. URA district data shows the heaviest pipeline concentration in District 26, District 1, District 18, and District 15, with several of those districts also carrying elevated competition and large pools of unsold developer inventory. For buyers, that affects choice and launch sequencing. For sellers, it changes how much competing stock sits nearby.
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Largest pipeline
3,792
D26 Upper Thomson / Springleaf has the biggest district pipeline in the current snapshot.
Largest inventory
3,893
D15 East Coast / Marine Parade currently carries the deepest unsold inventory pool.
Biggest fresh launch
748
D17 Changi Airport / Loyang / Pasir Ris logged the largest latest-period launch volume.
Elevated supply bucket
26,407
Districts tagged elevated account for 26,407 pipeline units in total.
Pipeline Ranking
District 26, District 1, District 18, and District 15 lead the new-launch pipeline
On total pipeline units, the supply map is led by Upper Thomson / Springleaf, Marina / Raffles Place, Tampines / Pasir Ris, and East Coast / Marine Parade. Those districts are not only carrying large forward pipelines, they also sit inside the highest competition tier in the district context data.
| District | Pipeline projects | Pipeline units | Units available |
|---|---|---|---|
| D26 Upper Thomson / Springleaf | 7 | 3,792 | 3,290 |
| D01 Boat Quay / Raffles Place / Marina | 7 | 3,173 | 2,456 |
| D18 Tampines / Pasir Ris | 4 | 3,113 | 2,571 |
| D15 East Coast / Marine Parade | 4 | 2,896 | 3,893 |
| D23 Bukit Batok / Bukit Panjang / Choa Chu Kang | 6 | 2,547 | 2,652 |
| D05 Buona Vista / West Coast / Clementi New Town | 7 | 2,473 | 2,353 |
| D21 Clementi Park / Upper Bukit Timah | 4 | 2,311 | 2,309 |
| D03 Queenstown / Tiong Bahru | 3 | 2,137 | 1,764 |
Inventory
Unsold developer inventory is deepest in District 15, then District 26 and District 23
Pipeline tells you what is coming. Units available tells you how much stock is still sitting in the market. District 15 stands out because it combines a large forward pipeline with the highest available inventory, while District 23 is the district with the clearest active-launch-plus-large-inventory combination.
| District | Pipeline projects | Pipeline units | Units available |
|---|---|---|---|
| D15 East Coast / Marine Parade | 4 | 2,896 | 3,893 |
| D26 Upper Thomson / Springleaf | 7 | 3,792 | 3,290 |
| D23 Bukit Batok / Bukit Panjang / Choa Chu Kang | 6 | 2,547 | 2,652 |
| D18 Tampines / Pasir Ris | 4 | 3,113 | 2,571 |
| D01 Boat Quay / Raffles Place / Marina | 7 | 3,173 | 2,456 |
| D05 Buona Vista / West Coast / Clementi New Town | 7 | 2,473 | 2,353 |
| D09 Orchard / River Valley | 5 | 1,998 | 2,337 |
| D21 Clementi Park / Upper Bukit Timah | 4 | 2,311 | 2,309 |
Pressure
Most of the pipeline sits in districts already labelled elevated supply
The supply-pressure classification shows how concentrated the new-launch market is. Districts tagged elevated account for 26,407 pipeline units, far above the moderate and low buckets, which is why the most crowded district battlegrounds matter disproportionately for 2026 launch competition.
| Supply pressure | Districts | Pipeline units | Units available |
|---|---|---|---|
| elevated | 10 | 26,407 | 25,368 |
| moderate | 8 | 8,038 | 6,944 |
| low | 4 | 1,800 | 2,318 |
| unknown | 4 | 0 | 290 |
Competition
High-competition districts dominate the 2026 new-launch map
Seventeen districts are tagged with high new-launch competition, and together they account for more than 33,000 pipeline units. That matters because the launch environment is not just about one project entering the market; it is about how many substitutes nearby buyers can compare at the same time.
| Competition | Districts | Pipeline units | Units available |
|---|---|---|---|
| high | 17 | 33,168 | 32,677 |
| moderate | 7 | 3,077 | 2,175 |
| low | 2 | 0 | 68 |
Launch Activity
District 17, District 23, and District 2 were the clear latest-period launch leaders
The latest-period launch and sales columns show where supply is still actively being brought to market instead of only sitting in backlog. District 17 led latest launches by a wide margin, followed by District 23 and District 2, while several high-pipeline districts recorded no fresh launches in the latest period and are instead working through existing inventory.
| District | Launched | Sold | Units available |
|---|---|---|---|
| D17 Changi Airport / Loyang / Pasir Ris | 748 | 506 | 1,056 |
| D23 Bukit Batok / Bukit Panjang / Choa Chu Kang | 540 | 127 | 2,652 |
| D02 Chinatown / Tanjong Pagar | 246 | 132 | 246 |
| D15 East Coast / Marine Parade | 0 | 49 | 3,893 |
| D05 Buona Vista / West Coast / Clementi New Town | 0 | 28 | 2,353 |
| D21 Clementi Park / Upper Bukit Timah | 0 | 25 | 2,309 |
| D24 Lim Chu Kang / Tengah | 0 | 20 | 1,743 |
| D19 Hougang / Punggol / Sengkang | 0 | 15 | 937 |
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Several leading pipeline districts are almost entirely non-landed, but not all
Districts such as 26, 1, 15, 5, and 21 are fully non-landed in the pipeline snapshot, which makes them cleaner reads for condo-focused supply analysis. By contrast, Districts 18, 24, 17, and 28 have more mixed pipeline profiles, which is useful when comparing condo launch competition across districts.
| District | Pipeline units | Non-landed units | Non-landed share |
|---|---|---|---|
| D26 Upper Thomson / Springleaf | 3,792 | 3,792 | 100.0% |
| D01 Boat Quay / Raffles Place / Marina | 3,173 | 3,173 | 100.0% |
| D15 East Coast / Marine Parade | 2,896 | 2,896 | 100.0% |
| D05 Buona Vista / West Coast / Clementi New Town | 2,473 | 2,473 | 100.0% |
| D21 Clementi Park / Upper Bukit Timah | 2,311 | 2,311 | 100.0% |
| D23 Bukit Batok / Bukit Panjang / Choa Chu Kang | 2,547 | 1,675 | 65.8% |
| D18 Tampines / Pasir Ris | 3,113 | 1,781 | 57.2% |
| D24 Lim Chu Kang / Tengah | 1,967 | 863 | 43.9% |
| D17 Changi Airport / Loyang / Pasir Ris | 1,024 | 276 | 27.0% |
| D28 Seletar / Yio Chu Kang | 986 | 0 | 0.0% |
Methodology
Sources
This guide uses official URA property market data and links back to URA’s own property data and market-statistics pages.
This guide uses URA district-level data covering pipeline units, developer projects, unsold inventory, latest-period launches and sales, and supply-pressure labels. The developer reference period is January 2026.
- • The article uses URA district-level data covering pipeline projects, total pipeline units, non-landed pipeline units, developer inventory, launch volume, sales volume, and supply-pressure labels.
- • The developer reference period used is January 2026, representing the latest new-launch snapshot.
- • The headline ranking focuses on total pipeline units because that is the clearest district-level measure of forward supply depth.
- • Developer units available is used as the inventory measure; launch and sales volumes in the latest period identify the most active districts.
- • Non-landed share is calculated for districts with positive pipeline to show how much of each district's supply is apartment or condo stock versus landed housing.