If you've been waiting for the market to "make sense" before your next move, the second half of 2026 is one of the more interesting windows we've seen in a while: prices are easing at the same time mortgage rates are sitting near multi-year lows.

The headline from the latest URA figures is a market that's catching its breath. Private residential prices rose just 0.5% in the second quarter of 2026 — a noticeable slowdown after several strong years. On the public housing side, the HDB Resale Price Index actually slipped 0.3% to 202.7, its first back-to-back quarterly decline in close to seven years.

Before anyone panics: after four years of steep growth, a couple of flat quarters is better read as normalisation than as a downturn. The market isn't falling apart — it's finding a steadier footing.

Not all regions are moving the same way

One thing I always remind my clients: "the market" is really many smaller markets. That's very clear right now. In the second quarter, the Core Central Region (the prime districts) led with a 2.0% rise, while the Rest of Central Region actually fell 1.4% and the Outside Central Region dipped 0.2%.

In plain terms, the prime, city-fringe and suburban segments are each dancing to a slightly different tune. Where you're buying matters as much as when.

The quiet story: mortgage rates are low

Here's the part that doesn't always make the headlines. Through mid-2026, the 3-month compounded SORA — the benchmark most home loans are priced against — has been hovering around just 1.0% to 1.1%. That's a world away from the rates buyers were stress-testing against a couple of years ago.

Lower rates ease monthly repayments and can widen how much you're able to borrow. Paired with prices that have stopped racing ahead, that's a genuine affordability window — provided you go in with your numbers worked out.

Million-dollar flats are still very much a thing

Even in a softer quarter, 467 HDB resale flats changed hands above S$1 million — roughly 7.5% of all resale transactions, concentrated in mature estates like Bishan, Queenstown, Toa Payoh and Bukit Merah. Strong, well-located flats are still commanding strong prices. A cooling index doesn't mean every flat is cheaper; it means the averages have steadied.

What this means for you

• If you're buying your first home: low rates improve your monthly affordability. Get your loan-in-principle sorted so you can move decisively when the right unit appears.
• If you're upgrading: a flatter market usually means less frenzy and a little more room to negotiate — but sequencing your sale and purchase around ABSD and financing is everything.
• If you're selling: pricing to the current market, not last year's, is what gets you a clean, timely sale.

None of this replaces a proper look at your own situation — your income, your timeline, your existing commitments. But the big picture is encouraging: this is a calmer, more navigable market than we've had in a while.

Figures cited reflect URA and market data reported for the first half of 2026 and are for general information only. This article is not financial or investment advice. Your own circumstances should be assessed individually.

If you've been eyeing an Executive Condominium, the rules changed meaningfully in 2026 — and they reshape who ECs are really for. Here's the plain-English version.

From 8 May 2026, the Government rolled out the biggest set of changes to the EC scheme in years. In short: you hold your EC for longer, first-time families get much stronger priority, and one popular financing shortcut is gone.

1. The MOP doubles to 10 years

Previously, EC buyers could sell to Singaporeans and PRs after a five-year Minimum Occupation Period. That's now doubled to 10 years. Full privatisation — the point at which an EC effectively becomes a private condo, open to foreign buyers — is pushed out to 15 years.

The message is clear: ECs are meant for genuine owner-occupiers, not quick flips.

2. First-timers get real priority

The first-timer quota rises to 90%, and just as importantly, that priority now lasts two years before open booking — a huge jump from the previous one-month window. If you're a first-time family, your odds at a new EC launch have improved significantly.

3. No more deferred payment

The Deferred Payment Scheme, which let some buyers push back a chunk of payments, has been scrapped. Every buyer now follows the normal progressive payment schedule tied to construction milestones. It's a cleaner, more disciplined structure — but it means your financing needs to be sound from day one.

When do the new rules apply?

They apply to EC Government Land Sales sites with tender closing dates on or after 8 May 2026. Projects from tenders released before that date follow the old rules — which is exactly the kind of detail that matters when you're comparing launches.

So, should you still consider an EC?

For the right family, absolutely. ECs still start below comparable private condos and have historically delivered strong value on privatisation. What's changed is the mindset: you're committing to a longer hold, so it should fit your family's plans for the next decade, not just the next few years. That's a conversation worth having properly before you commit.

Based on EC policy changes announced for implementation from 8 May 2026. Provided for general information only and not financial advice. Please confirm current eligibility and rules for your specific circumstances.

Upgrading from an HDB flat to a private condo is one of the biggest financial moves most Singaporean families make. In a market that's cooling rather than climbing, getting the timing and sequence right matters more than ever.

The good news first: a calmer market can actually favour upgraders. There's less bidding frenzy, a little more room to negotiate, and — with mortgage rates near multi-year lows in 2026 — cheaper borrowing than we've seen in some time. But two forces make careful planning essential: the loan-to-value cap on HDB loans was tightened to 75% back in August 2024, and Additional Buyer's Stamp Duty (ABSD) has made upgraders more cautious about holding two properties at once.

Here's the framework I use with every upgrading family.

The upgrade, step by step

1. Know your real numbers first. Before you fall in love with a showflat, we work out your borrowing capacity under TDSR, your CPF and cash position, and the actual costs — stamp duties, legal fees, agent fees. This one step prevents most upgrade regrets.
2. Decide: sell first, or buy first? This is the heart of the whole plan. Selling first avoids ABSD on a second property and gives you certainty on your budget, but you may need interim housing. Buying first is smoother to live through but exposes you to ABSD (potentially reclaimable) and tighter financing. The right answer depends entirely on your finances and risk appetite.
3. Map the ABSD position. If you buy before selling, you'll typically pay ABSD upfront and may be able to apply for remission if you sell your existing home within the qualifying window. The timelines are strict — missing them is expensive. We plan this precisely, not hopefully.
4. Sort the bridging. Between selling one home and buying the next, timing gaps happen. Bridging loans and CPF planning smooth the cash flow so you're never caught short at completion.
5. Check your MOP and eligibility. Your flat must have met its Minimum Occupation Period, and your finances need to line up with current rules before you commit to anything.

Why a flatter market can work in your favour

When prices are racing upward, upgraders feel rushed and often overpay on the buy side. When the market steadies — as it has through 2026 — you get time to think, compare and negotiate. With HDB resale near flat and low rates cushioning repayments, a well-prepared upgrader is in a genuinely strong position.

The one thing I'd caution against is trying to time the market perfectly. Nobody catches the exact bottom. What you can control is your own readiness: clear numbers, the right sequence, and a plan that fits your family's life — not a headline.

General information based on rules and market conditions reported in 2026, including the 75% loan-to-value limit on HDB loans and prevailing ABSD rules. Not financial advice — your eligibility and figures should be assessed individually.