One question I have been getting a lot since the Lorong Puntong GLS tender results came in on 15 September 2026: does the Sin Ming Avenue new launch make more sense than buying a resale unit at Jadescape or Sky Vue right now? It is a genuinely good question, and the honest answer depends on what you are optimising for. Let me lay out the numbers and the trade-offs the way I would for any client sitting across from me.
The Price Gap You Need to Understand First
Eco World Development won the Lorong Puntong site with a top bid of S$208.1 million, translating to S$1,612 per square foot per plot ratio (psf ppr). That bid was flagged by analysts including CBRE's Tricia Song as a new record for a pure residential RCR plot, beating the previous high of S$1,515 psf ppr set at Berlayar Drive in August 2026. It also came in roughly 11.1% above the second-highest bid, from a Hong Leong Holdings-TID joint venture, which is a meaningful gap in any GLS tender.
Based on that land cost, analysts at StackedHomes and others estimate an eventual launch price of around S$3,000 to S$3,100 psf. I want to be clear: Eco World has not confirmed pricing, and the developer will only do so closer to launch, which is estimated for around 2027. Treat S$3,000 psf as a working planning figure, not a guarantee.
Against that, here is where the resale options currently sit in Bishan:
- Jadescape (launched 2018 at around S$1,700 psf, TOP 2023): averaging around S$2,300 psf in recent transactions
- Sky Vue: trading at approximately S$2,250 to S$2,350 psf
- Bishan median resale broadly: around S$1,950 psf, ranging from roughly S$1,400 psf for 1990s stock to S$2,300 psf or above for newer projects
The gap between the new launch estimate and Jadescape resale is roughly S$700 psf. On a 1,000 sqft unit, that is S$700,000 in absolute purchase price. That number needs to do a lot of work to justify itself, so let us see whether it can.
What the New Launch Offers That Resale Cannot Match
The site sits directly next to Bright Hill MRT, which is already operational on the Thomson-East Coast Line (TEL). What makes this more interesting is that Bright Hill is targeted to become an interchange with the Cross Island Line (CRL) when CRL Phase 1 opens around 2030. The CRL will connect through Ang Mo Kio, Hougang, Tampines and Pasir Ris. For a site that is, by Singapore standards, unusually close to MacRitchie Reservoir, that kind of connectivity upgrade is not trivial. The Sin Ming fringe has historically been more transit-thin than its central location would suggest, so the CRL interchange is a genuine change in the accessibility picture.
The project is also within 1km of Ai Tong School, one of Singapore's most competitive SAP primaries. Ai Tong was fully subscribed by Phase 2C in both 2024 and 2025, which means living outside the 1km radius makes a ballot place very difficult in practice. If you have children of primary school age, this proximity is meaningful in a way that goes beyond lifestyle preference. You can read more about how school proximity affects property decisions in my guide at buying near a top primary school in Singapore.
As a brand-new development, the Sin Ming Avenue new launch will also carry full CPF usage eligibility from day one, a fresh defects liability period, and the psychological comfort of being the first owner. Eco World has a reputation in Malaysia for green and sustainable township design, with projects including Eco Majestic and Eco Ardence. This is their first Singapore GLS win, so there is reasonable expectation they will want to make a strong statement with the product quality.
What Jadescape and Sky Vue Offer That the New Launch Cannot
Both Jadescape and Sky Vue are move-in ready today. You can see the actual unit, the actual finishes and the actual view. There is no construction risk, no three-year wait, and no uncertainty about the development turning out differently from the showflat. If you are purchasing owner-occupied and need certainty around a school registration timeline or a lease start date, resale removes those variables.
Jadescape in particular has shown what strong execution looks like in this corridor: a roughly 67% price appreciation from its 2018 launch price to today's resale average is a meaningful data point about how the market has valued new launches in Bishan once they TOP. That history does not guarantee the same trajectory for the next project, but it gives context.
At S$2,300 psf, a buyer at Jadescape today is also entering at a price that already reflects the MRT proximity and the school catchment. You are not buying a discount, but you are buying certainty and a shorter effective holding period before any exit.
Side-by-Side Comparison
| Factor | Sin Ming Ave New Launch (est.) | Jadescape (Resale) | Sky Vue (Resale) |
|---|---|---|---|
| Est. price | ~S$3,000-3,100 psf* | ~S$2,300 psf | ~S$2,250-2,350 psf |
| Tenure | 99-year leasehold (from ~2026) | 99-year (from 2015) | 99-year (from 2012) |
| MRT access | Doorstep Bright Hill (TEL + CRL ~2030) | Marymount MRT (~7 min walk) | Bishan MRT (NSL/CCL, ~5 min walk) |
| Within 1km Ai Tong | Yes | No | No |
| Move-in timeline | Est. ~2030 or later | Immediate | Immediate |
| Developer track record (SG) | First SG GLS project (Eco World) | Qingjian (established) | CapitaLand (established) |
| Lease remaining (~2026) | ~99 years | ~88 years | ~85 years |
| CPF usage | Full from day one | Check CPF withdrawal limit rules | Check CPF withdrawal limit rules |
| Gross rental yield (Bishan) | ~2.9-3.8% est. | ~2.9-3.8% | ~2.9-3.8% |
*Analyst estimates based on land cost. Eco World will confirm pricing only at launch. Source: StackedHomes, CBRE.
An Honest Framework for Deciding
Here is how I think about this for clients in different situations:
- If Ai Tong School is a real priority for your family, the new launch's 1km catchment is a factor that neither Jadescape nor Sky Vue can match. For many families this one criterion narrows the decision significantly. That said, you need to be comfortable with the 2027 launch and likely 2030-plus completion timeline against your child's primary one registration date.
- If you are buying primarily for investment, the S$700 psf premium needs to be stress-tested. At S$3,000 psf entry, you need meaningful capital appreciation just to match the current resale trajectory of Jadescape buyers who bought at S$1,700 psf in 2018. The CRL interchange is a genuine catalyst, but it is already a known fact and likely partially priced in by the developer's land bid.
- If you are an owner-occupier who needs to move in within the next 12 months, resale wins on practicality alone. Jadescape and Sky Vue are liveable, well-built projects in a neighbourhood with genuinely good amenities. The Upper Thomson food scene, proximity to Bishan-Ang Mo Kio Park and easy access to the PIE are not marketing lines; they are day-to-day quality of life.
- If you are concerned about lease decay, the fresh 99-year start on the new launch is a real advantage over Jadescape (about 88 years remaining) and Sky Vue (about 85 years remaining). Over a 20-year hold, that difference compounds in resale valuation and CPF usage eligibility.
For more on how to think about new launch versus resale as a framework, you may find my guide on new launch vs resale in Singapore useful as a starting point.
My Take
The bishan new launch vs resale question does not have a single right answer because buyers are not interchangeable. What I can say is this: Eco World paid a record land price, and that cost flows through to buyers. The product will need to justify S$3,000 psf with a genuinely strong unit design, well-executed green spaces and the benefit of a doorstep CRL interchange that will only become more valuable from 2030 onwards. That is a credible case, but it is not automatic.
Jadescape and Sky Vue at current prices remain solid, liquid assets in a supply-constrained town. They are not the exciting new thing, but in Singapore property, boring and well-located often outperforms exciting and overpriced.
If you want to keep across the details of the Sin Ming Avenue new launch as Eco World releases more information ahead of the estimated 2027 launch, I am happy to add you to my update list. And if you are weighing this against a resale option at Jadescape or Sky Vue right now, feel free to reach out and I can walk through the numbers with you directly, no pressure.