Flash estimates, checked 3 October 2026. These preliminary figures were released on 1 October. URA schedules its full Q3 statistics for 23 October 2026; the numbers may be revised.
What changed in Q3 2026?
URA estimates that overall private home prices increased 1.4% quarter on quarter, compared with 0.5% in Q2. The table separates landed homes from non-landed homes and the three non-landed regions.
| Segment | Q2 2026 | Q3 2026 flash estimate |
|---|---|---|
| All private homes | +0.5% | +1.4% |
| Non-landed private homes | −0.1% | +0.9% |
| Core Central Region (CCR), non-landed | +1.8% | −0.1% |
| Rest of Central Region (RCR), non-landed | −1.2% | +0.2% |
| Outside Central Region (OCR), non-landed | −0.1% | +2.2% |
| Landed homes | +2.5% | +2.8% |
Source: URA's 1 October 2026 flash release. Its transaction-volume snapshot covers only up to mid-September. Treat volume comparisons as provisional until the full-quarter release.
For condo sellers: build a price range from comparable homes
The national index cannot tell you what a particular unit will achieve. Two homes in the same development may differ in size, floor, facing, condition and tenancy arrangements. An asking price is also different from a completed transaction.
Start with recent sales in your development, then widen the comparison to similar nearby projects if there are too few transactions. Compare both total price and price per square foot: a smaller unit can carry a higher psf while costing less overall.
Use the condo prices by district pages for context and nearby sold prices to narrow the search. Before deciding your asking range, check whether the comparison homes match yours closely enough to be useful.
Keep a separate estimate of net proceeds after the outstanding loan, applicable CPF refunds and selling expenses. A higher asking price is not spendable money until the sale and payment arrangements are sufficiently certain.
For HDB upgraders: measure the gap in dollars and dates
Your flat's likely sale proceeds and your target condo's cost need separate assessments. The private-home index does not measure HDB resale prices, and a regional average does not establish the price movement of either home.
Illustrative planning example: a household expects $450,000 in usable funds after selling, and estimates $550,000 in purchase funding and costs beyond its confirmed loan. That leaves a $100,000 funding gap. If a realistic sale estimate falls by $20,000 and the target purchase funding rises by $30,000, the gap becomes $150,000. These are invented planning assumptions, not a valuation, loan offer or forecast.
The timing can matter as much as the total. Sale proceeds expected at completion may arrive after a purchase deposit is due. Put every payment and expected receipt on a calendar, including temporary accommodation and moving costs where relevant.
The sell-HDB-first or buy-condo-first guide explains the sequence and tax questions to discuss with your advisers. Use the stamp duty calculator for an initial estimate, then confirm your own treatment before committing.
The affordability calculator can help explore assumptions; it does not approve a private-condo loan. Obtain the bank's assessment for your intended purchase. If your next home is an HDB resale flat, the resale cash-readiness breakdown can organise your confirmed loan, usable CPF and cost reserves. That HDB tool is not a substitute for a condo funding assessment.
For buyers: compare the homes you can actually buy
A quarterly increase alone is not a reason to stretch your budget. Shortlist actual units and compare total purchase cost, usable space, lease, condition, location and the date you could move in. For a resale home, include any renovation and tenancy constraints; for an uncompleted project, consider how you will fund and house yourself during the wait.
Use the new-launch directory alongside resale comparisons. Check availability and quoted prices again when you are ready to act. An upcoming launch is an option to investigate, not a promise that a suitable unit will be available at your preferred price.
My suggested decision test is simple: would this home still suit your household if you could not sell it quickly, and would the repayments leave a comfortable cash buffer? A plan that relies on an immediate price gain needs another look.
What to prepare before your next move
- Selling: your development or town, unit size, condition and intended move date.
- Buying: a shortlist, purchase budget, confirmed financing and payment deadlines.
- Upgrading: separate figures for expected sale proceeds, usable CPF, cash on hand and contingency costs.
Discuss my sale or upgrade plan with Joe
Start with your property type and the move you are considering. You do not need to send identity documents or account statements for an initial discussion.
Sources and scope
This is original commentary by Joe Tay, with the price figures taken from URA's Q3 2026 flash estimate. See the URA release calendar for the full statistics. The practical examples are illustrative; this article does not predict an individual property's return.
Further reading: ERA Research's Q3 2026 commentary. ERA's later caveat snapshot uses a different cutoff from URA's flash release. Its transaction counts are not combined with the figures above.