LinkTown Residences Price Estimate: From S$1,179 psf ppr Land to Launch Price

Developers don’t pull launch prices out of thin air. They start with what they paid for the land, add the cost of building and selling, then add a margin, and finally test the result against what buyers have recently paid nearby. This guide walks through that process for LinkTown Residences (Hougang Central Residences) to estimate its Hougang Central Residences psf, then turns the estimate into dollar budgets by unit type.

Step 1: the land cost

The UOL, CapitaLand Development and CICT consortium paid S$1.5 billion for the Hougang Central site, which works out to S$1,179 per square foot per plot ratio (psf ppr). In plain terms, every square foot of floor space the developers are allowed to build carries about S$1,179 of land cost before anything is built.

Two points worth knowing:

• The figure is a blend across homes and about 430,556 sq ft of commercial space. How the land cost is split between the condo and the mall has not been published.
• Saleable area and GFA are not always identical, so the land cost carried by each square foot a buyer pays for can be a little different from the headline psf ppr.

For the background to the tender itself, see our explainer on the Hougang Central land bid.

Step 2: the cost stack

On top of land, a developer’s break-even price has to cover a number of other costs. We are not going to put numbers on these, because the developers have not disclosed them and they vary widely by project. But it helps to know what goes into the stack:

• 1ConstructionBuilding the towers, basement and fit-out. Construction costs in Singapore have risen notably since 2020, and integration works with an MRT station and bus interchange add complexity.
• 2FinancingInterest on land and construction loans over a build period of several years, from award in 2026 to expected completion around 2030/2031.
• 3Taxes and chargesStamp duty on the land purchase and other statutory costs. Developers also face deadlines to complete and sell under Singapore’s rules for residential land.
• 4Professional fees and marketingArchitects, engineers, lawyers, the showflat, agency commissions and advertising.
• 5MarginThe developers’ profit and a buffer for risk, such as cost overruns or a weaker market at launch.

Once all of these sit on top of S$1,179 psf ppr, the break-even level is well above the land cost alone. Put the other way round: at an average selling price of S$2,500–2,600 psf, land would account for roughly 45–47% of the selling price (1,179 ÷ 2,600 ≈ 45%; 1,179 ÷ 2,500 ≈ 47%). The rest has to cover every item above.

Step 3: check against the market

A cost-based figure only works if buyers will pay it. So analysts compare it against recent transactions. Based on reported transaction data (approximate):

What stands out:

• Parktown Residence is the closest match. Same UOL and CLD team, similar integrated format with a mall, bus interchange and future CRL station. It sold strongly at S$2,360–2,484 psf, so an estimate slightly above that for a later launch is consistent.
• Sengkang Grand Residences shows where an integrated project in the north-east has settled a few years after completion. It is older and priced from an earlier land cycle, so it is a reference, not a like-for-like.
• Hougang resale condos are roughly S$620–860 psf below the estimate. That gap reflects age, lease remaining, and the fact that they are not integrated with the MRT, a bus interchange and a mall. Our comparison with nearby Hougang condos goes into this.

From Hougang Central Residences psf to dollars

Unit sizes for LinkTown Residences have not been released. The table below uses indicative sizes from the developers’ recent Parktown Residence to show what S$2,500 and S$2,600 psf would mean in total price, or quantum.

Illustrations only. Sizes are from Parktown Residence, not LinkTown Residences. Actual prices will vary by stack, floor, facing and release phase.

Remember that an average psf hides a spread. Smaller units usually carry a higher psf but a lower quantum. Low floors and less popular facings tend to be priced below the average, and high floors with open views above it. The floor plans page will be updated once official layouts are out.

How to budget before prices are out

You don’t need the official price list to get your finances ready. Work backwards from the quantum you are considering:

1. Check your loan limit. For a first housing loan, the maximum loan-to-value is generally 75% (tenure up to 30 years for private property), and your total debt repayments must stay within the 55% TDSR, assessed at a 4% stress-test rate. Ask a banker for an in-principle approval.
2. Plan the 25% down payment. At least 5% must be cash; the rest can be cash or CPF Ordinary Account. For a S$1.70m 2-bedroom that is S$425,000 in total, of which at least S$85,000 in cash.
3. Add stamp duty. Buyer’s Stamp Duty on S$1.70m is S$54,600. ABSD applies on top if you already own property (for example, 20% for a Singapore Citizen’s second home), unless you qualify for a remission or refund. See our stamp duty guide.
4. Map the payment timeline. New launches are paid in stages as construction progresses. Our progressive payment guide shows the cash flow at each stage.
5. Leave a buffer. Legal fees, furnishing and a few months of instalments are easy to forget.

The loan calculator and stamp duty calculator let you test different prices quickly.

Could the actual price be different?

Yes. Market sentiment, interest rates, competing launches in early 2027 and the developers’ own sales strategy all affect the final number. Developers sometimes open with a keener price to build momentum, then raise prices in later phases, as Parktown’s rising average suggests. Treat S$2,500–2,600 psf as a planning range, not a promise.

For the official price list the moment it is released, register your interest below.

General information only, not financial advice. Rules and rates are as published at the time of writing; verify with IRAS, MAS and your bank.