Some good projects still have units left a year or two after launch. Developers sometimes adjust prices to clear them. A lower price can be a real chance, or a sign the best units are gone. This page shows what is left at seven projects, and how I check whether a discount is real.
Seven projects with units still selling
| Project | Location | Homes | Launch | Where it stands | |||||
|---|---|---|---|---|---|---|---|---|---|
| Union Square Residences | Havelock Road, Singapore River (D1) | 366 | Nov 2024, average $3,200 psf | 247 of 366 sold (67%, 2 Oct 2026). Selected units now listed from | Union Square Residences | Havelock Road, Singapore River (D1) | 366 | Nov 2024, average $3,200 psf | ,307,000 for a 463 sqft 1-bedroom ( | ,823 psf); listed units run about ,662 to $3,306 psf. Keys 2028.
| Zyon Grand | Zion Road, River Valley | 706 | Oct 2025, 84% sold on launch weekend at an average $3,050 psf | 637 of 706 sold (1 Oct 2026). The 69 units left start from about $1.45 million, mostly $3,100 to $3,500 psf, with penthouses higher. | |||||
| Springleaf Residence | Upper Thomson Road (D26) | 941 | Aug 2025, 870 sold on launch weekend at an average $2,175 psf | Over 95% sold. The Conservation Series, eight 3-bedroom + flexi units of 1,259 sqft from $2,170 psf, had six left in early October 2026. | |||||
| Aurea | Beach Road, former Golden Mile Complex (D7) | 188 | 23 units sold in the first phase at an average $3,005 psf | 83 of 188 sold (1 Oct 2026). Transactions so far: $2,587 to $3,559 psf. Remaining units listed from about $1.79 million. | |||||
| Dunearn House | Dunearn Road, Bukit Timah Turf City (D11) | 380 | Jul 2026 | 237 sold (62%, 20 Sep 2026), up from 228 on 12 Aug. Remaining units from about $1.5 million, $2,856 to $3,387 psf. TOP est. 2030. | |||||
| Amberwood at Holland | Holland Link, Holland Plain (D10) | 212 | Preview Sep 2026 | Early-October guide, after a 1% limited-time discount: selected low-floor units about $2,881 to $3,040 psf, from $2,542,000 for an 872 sqft 3-bedroom. | |||||
| W Residences Marina View | Shenton Way (D1) | n/a | Branded homes above a W hotel, from level 16 | Cheapest listed on levels 16 to 20 (Oct 2026): 1-bedroom 538 sqft $1,778,000 ($3,305 psf); 2-bedroom 710 sqft $2,166,000 ($3,051 psf); 3-bedroom 1,195 sqft $3,466,000 ($2,900 psf); 4-bedroom 2,250 sqft $8,740,000 ($3,884 psf); 5-bedroom 2,809 sqft $11,360,000 ($4,044 psf). Higher floors are priced on request. |
Sources: developer price guides and elevation charts (Union Square 2 Oct, Zyon Grand 1 Oct, Aurea 1 Oct, Dunearn House 20 Sep, Amberwood and W Residences early Oct 2026); URA caveats as reported by EdgeProp and 99.co; CDL launch figures, November 2024. Unit counts change weekly, so ask for the current list before deciding.
Is the discount real? Four checks
- Compare with the project's own record. Set the price you're offered against the launch average and the last 12 months of transactions in the same building, same size, similar floor.
- Compare with the neighbours. A lower price only matters if it is lower than what comparable new launches nearby sold at. For Union Square, that is the $3,000 to $3,228 psf band that River Green, Zyon Grand and River Modern cleared.
- Look at what's actually left. Late units are often the harder stacks: lower floors, a blocked view, an awkward layout. A discount on a weaker unit may simply be its fair price.
- Know why the developer is adjusting. Developers must complete the project and sell every unit within five years of buying the land to get most of their stamp duty back. Projects nearer that deadline have a stronger reason to price sharply.
Who late units suit, and who should skip
- Buyers who want a shorter wait for keys than a brand-new launch.
- Buyers who are flexible on floor and facing.
- Buyers who want to see sales and resale data before committing, not just a showflat.
- Anyone set on a specific top-floor stack or view; those usually go first.
- Anyone buying only because a price was cut, without checking the four points above.
Offered a unit at a lower price?
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- A developer discount isn't automatically a red flag
- Union Square Residences: is $3,157 psf still fair?
- Springleaf vs Upper Thomson Parcel A
- Big Estates: 1,000-home launches compared
This page is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd