2026 is going to be an exciting year for homebuyers and investors. Yes, supply for private housing on the Government Land Sales (GLS) Confirmed List is tightening again (and we're already seeing signs of a further dip for 1H 2026).

But, that doesn't mean the market will be quiet. Rather, you can view it as a signal that developers may want to be more strategic. Between the new projects coming up, the GLS sites being prepared, and towns undergoing rejuvenation, we're actually stepping into one of the most interesting line-ups in recent years.

And today, we're focusing on District 9, a stable segment despite supply swings, thanks to its positioning within the CCR. So let's explore what's taking shape here, and what buyers can expect in the year ahead.

District 9 has always been a premium, high-demand area. Think Orchard, Cairnhill, River Valley, and Dhoby Ghaut. Both locals and tourists gravitate towards these places, and the government wants to keep it that way.

If you paid attention to URA's latest Master Plan (no shame if you didn't, click here to catch up), you'd notice that it includes rejuvenation ideas for the Core Central Region (CCR). It focuses on improving walkability, strengthening mixed-use nodes, and enhancing transport connectivity. They've also talked about refreshing central districts to support higher vibrancy, better retail integration, and more seamless transit connections. Rejuvenation plans like these support the long-term value retention typical of CCR markets.

We already see it happening. Take the Thomson-East Coast Line (TEL) for example. With the earlier stages now fully running, getting around the central area has become a lot easier. And when stage 5 opens in 2026, that connectivity will get even better.

Obviously, improved transport links also shape how certain neighbourhoods grow and how buyers value them. I'm sure that the residents of District 9 appreciate having new TEL stations (namely Stevens, Napier, Orchard Boulevard, and Orchard) nearby.

Source: lta.gov.sg

If you want a deeper dive into how MRT expansions affect the property landscape, you can read more about it here.

In any case, URA has pointed out that central rejuvenation will help create conditions for higher-value residential pockets in the long run. And that could be one of the main reasons why developers are on District 9, even as GLS supply tightens.

Considering the tightening supply, developers are likely to be more selective heading into the new year. With a smaller pool of sites to choose from, bids often gravitate toward plots with strong location fundamentals. This means proximity to MRT stations, established amenities, and consistent long-term demand. This is also why centrally located areas like District 9 remain attractive to developers even though supply is limited.

On the buyer side, we're likely to see three main groups staying active. First are the owner-occupiers. People who want privacy, luxury layouts, good walkability, central connectivity, or just after the prestigious address. They may also appeal to the peaceful vibes of smaller, low-density projects.

Then you have the investors looking for steady rental opportunities. District 9 is practically in the heart of the CBD, where you have access to all the amenities you'll ever need, from medical centres to lifestyle clusters. There are also international schools and well-known primary schools in the area, such as ACS and River Valley Primary, as well as established institutions like SOTA, SMU and NAFA. These factors have historically helped keep tenant interest consistent, even when the broader rental market moves up and down.

Lastly, you have the legacy builders who are buying with the next generation in mind. Some plan to hold properties in trust for their children, while others purchase under their adult children's names to give them a head start on their first home.

Here are some developments coming to District 9 that you might like.

River Modern

Source: rivermodern-guocoland.showflat.com.sg

One of the more notable additions to the D09 line-up next year is River Modern. With 455 units, it's easily one of the biggest launches in the area since CCR usually sees smaller, boutique developments.

Sitting on a sizable 126,325 sq ft plot at River Valley Green, the project features two residential towers with a mix of 2- to 4-bedroom units. It comes with a 99-year lease and is expected to TOP in 2030.

What makes River Modern special is the balance between city convenience and its riverside address. Great World shopping mall and MRT are just minutes away. So shopping, dining, and commuting won't be an issue. At the same time, there are nearby green spaces like Kim Seng Park and Fort Canning for those who enjoy green spaces and outdoor activities. Early concept material also suggests the possibility of new parks and community gardens in the area.

On top of that, the project sits within 1km of River Valley Primary School. A major plus point for families with children.

All in, it's shaping up to be that rare project that blends convenience, nature, and centrality, a combination that doesn't show up very often.

Sophia Meadows

Source: sophia-meadows.com

Sophia Meadows at Sophia Hills is a 41-unit development set to complete in 2031. It's a freehold project, which is increasingly rare when you consider how dense D09 is. It's located at the tip of Sophia Road, very central, walkable, and convenient, so getting around is straightforward.

Source: sophia-meadows.com

Connectivity is also excellent. With Dhoby Ghaut just minutes away, residents get access to three MRT lines (NEL, NSL, CCL). Plus, Plaza Singapura is right there, so everyday errands and dining will be easy.

Because Mount Sophia sits on naturally sloping terrain, topography is something buyers should pay attention to. For Sophia Meadows, the developer addressed this by using a series of stepped podiums and terraced decks that follow the natural rise of the land, rather than flattening it entirely. This design helps reduce the project's visual bulk while creating layered communal spaces and more open views.

This project is also close to several cultural and heritage districts. Places like Bugis, Kampong Glam and Little India are all nearby. It's a mix of city living with arts, history, and more importantly, lots of food options!

Families who want to stay close to learning centres will also find options like House on The Hill Montessori Pre-School and GIGG's Human Communication School in the area.

Duet@Emily

Note: not an image of the actual project

Duet@Emily is a small freehold development made up of three adjoining 3-storey buildings located at 2, 4, and 6 Mount Emily Road. With just 20 units (1- to 5-bedrooms), it's one of the smallest upcoming launches for D09, giving it a more private, low-density feel.

The location is quite convenient. Little India MRT (served by DTL and NEL) is only 200m away, and Dhoby Ghaut MRT (served by NEL, NSL, CCL) is less than a 15-minute-walk away. Major roads also provide great connectivity to expressways such as Central Expressway and Ayer Rajah Expressway.

Since the project is in the heart of everything, it's in the vicinity of cafs, schools, heritage enclaves, cultural institutions and retail clusters. And given its size, pricing and launch strategy may behave differently compared to larger mass-market CCR launches.

One Leonie Residences

Source: oneleonie.sg

One Leonie Residences is a freehold mixed development project slated for 1 Leonie Hill, right in the River Valley area. Expected to TOP in 2028, this project is offering 70 residential units, ranging from a 2- to 4-bedroom types, and plenty of facilities.

Location-wise, it is in between Orchard and Somerset MRT stations, which means it's close to shopping, dining and lifestyle amenities. On top of its urban location, One Leonie is also near green spaces such as the Singapore Botanic Gardens and Fort Canning Park.

Plus, mixed-use development can support rental demand because commercial components bring footfall and convenience.

If you are considering buying next year, it helps to keep these things in mind:

1. Connectivity and nearby amenities matter a lot

   Homes that sit next to MRT stations, or are connected to malls and transport nodes, tend to hold their value better over time.

2. Look at the unit mix and ask who the project is meant for.

   A tiny freehold launch at Mount Emily with 20 units attracts a very different type of buyer compared to a 455-unit development in River Valley. Make sure the project lines up with your own goals, whether that's a home to live in, a rental investment, or something to hold long-term.

3. Keep an eye on GLS and supply trends.

   Knowing how much new supply is entering the market helps you gauge future pricing, resale competition, and overall demand.

One trend worth noting is the rising interest in boutique projects. Developments with 10 - 40 units are becoming harder to find simply because central land parcels of that size are limited. And once a small freehold or prime CCR plot is built on, it's likely you won't find something similar nearby since CCR land is largely fixed and can't really expand. That limited supply is a big reason why these boutique launches often draw strong interest from buyers who value exclusivity and low-density living.

In contrast, OCR has room to grow with new estates created. Over time, this structural difference matters. Scarcity tends to support long-term price resilience, while expansion introduces ongoing future supply.

4. Compare today's launch prices across regions

With price gaps closing in, comparing prices across regions might help you gain perspective. Nowadays, OCR prices are not that far from RCR prices, and RCR prices are not that far from CCR prices.

In fact, in 2023, OCR and RCR prices reached a point where they were only $208 psf of each other, though OCR prices have moderated in the past year. On the other hand, the gap between RCR and CCR are closing in, even reaching $124 and $141 psf this year.

Source: PropNex Investment Suite

Understanding this spread helps you see whether you're paying for future growth or existing centrality. And If you'd like to learn more about price gaps, here's an article you might want to read.

5. Seek professional help

Property decisions can be daunting, especially when you're shopping in the CCR. The higher the price, the higher the stakes. If you still have doubts or unanswered questions, it genuinely helps to speak with a professional. Someone who can break down floor plans, past transaction trends, and nearby developments. These are all things our agents can help you with using our proprietary tools. So don't hesitate to reach out if you need a hand.

2026 is shaping up to be an interesting chapter for District 9. Even with GLS supply tightening, the central region is far from slowing down. If anything, the mix of upcoming launches, improving transport links, and continued rejuvenation under URA's plans is giving buyers more to think about.

When choices widen but certainty doesn't, having a clear framework helps. That's exactly what the Property Wealth System (PWS) was designed for. It's not about quick wins or jumping into whatever's trending. It's about understanding sequencing, affordability, timing, and how each purchase fits into your long-term goals.

So as D09 gears up for a busy year, take your time, do your homework, and plan your next step wisely. If you want a better sense of where to stand or what to do, consider joining us at the upcoming PWS Masterclass, where you can hear insights from seasoned experts.

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