Kenny's Take
A Pinnacle@Duxton 5-room just changed hands at S$1.72 million — S$8,000 short of the all-time national HDB record set at Henderson Road back in April, and the second time in two days this specific block has reset expectations. That kind of back-to-back ceiling-testing is exactly the equity signal the Upgrader Framework relies on when a client is weighing an HDB-to-condo move. But today's other big story is a useful gut-check on timing: Amberwood at Holland finally put a real number on the table — S$2.568 million and up, previewing tomorrow — landing right where its S$1,432 psf ppr land cost implied months ago. With no 2-bedroom stepping-stone unit and thin resale liquidity along that corridor, this reads as a steady-absorption launch, not a sell-out, so anyone using a hot HDB valuation to chase it should plan for a longer hold. Thomson Reserve, UOL and CapitaLand's 1,268-unit D20 mega-launch, is visibly gearing up for its own 4Q debut in the meantime — worth watching against Springleaf's 92%-Day-1 benchmark as the next data point on how these large-scale launches are landing.
🏘️ Pinnacle@Duxton Edges Toward The National HDB Record
- A 5-room unit at Pinnacle@Duxton (1B Cantonment Road) sold for S$1.72 million, just S$8,000 short of Singapore's all-time HDB resale record — S$1.728 million, set at 96A Henderson Road, Bukit Merah, in April 2026.
- It's the second time in two days that this specific block has reset expectations: yesterday's S$1.701 million sale was already the highest price on record for a 5-room flat in the Central Area HDB town.
- The national record hasn't technically broken yet, but the trajectory is clear — buyers keep paying up for high-floor units at this address, regardless of which record falls next.
🏗️ Amberwood At Holland Reveals Its First Real Price
- Sim Lian's District 10 low-rise, previewing tomorrow (11 September) and launching 26 September, has confirmed a starting quantum of S$2.568 million — the first hard number after months of estimates built off its S$1,432 psf ppr land cost, which implied a S$2,800–S$3,000+ psf band.
- The project comes in 3-, 4- and 5-bedroom configurations only — there's no 2-bedroom stepping-stone unit for buyers looking to enter at a lower quantum.
- It sits roughly 800m (about 13 minutes) from Sixth Avenue MRT, a longer walk than its closest comparables, with resale liquidity along that corridor running thin — worth tempering expectations for a sell-out on preview day.
🏙️ Thomson Reserve Gears Up For Its Fourth-Quarter Debut
- UOL Group and CapitaLand are readying their 1,268-unit District 20 mega-development at Bright Hill Drive for a 4Q2026 launch, alongside a sister NoMad Hilton hotel debut on the same site.
- The project's product was confirmed on 25 August: six towers, over 80 facilities across three clubs, and Classic and Luxury unit collections spanning two- to five-bedroom layouts.
- Springleaf Residence — 92% sold on Day 1 at an average S$2,175 psf in August 2025 — remains the closest benchmark for how a large-scale Upper Thomson corridor launch typically performs.
🏢 Scotts Square Strata Component Trades For S$310 Million
- Royal Holdings and RB Capital have bought a strata component of Scotts Square for S$310 million, working out to S$2,369 psf on 130,875 sq ft of gross floor area.
- It's a clean fresh data point for anyone benchmarking prime District 9 Orchard-fringe commercial and strata pricing.
💰 Rates: SORA Holding Steady
- 3-month compounded SORA sits at 1.2004%, essentially flat day-on-day, while OCBC and Maybank remain tied for best-in-market at 1.40% all-in (3M SORA +0.20%).
🔭 What I'm watching
- Amberwood's preview turnout tomorrow (11 September) — the first real demand read at the now-confirmed S$2.568 million-plus entry point, given the corridor's thin resale liquidity.
- Whether Thomson Reserve's official launch pricing lands near the preliminary S$1.2 million-plus (1BR+Study) / S$2.3 million-plus (3BR) figures floated in June, or moves as the 4Q2026 date approaches.