A Comprehensive Analysis of New Launch vs. Resale Market in Singapore – Investment Watch Blog

For many Singaporeans, buying your first home is both a rite of passage and a major financial milestone. But as prices shift and the housing landscape evolves, one question keeps resurfacing—should you go for a spanking new condo, or opt for a well-located resale unit with immediate occupancy?

This comprehensive look at condo price trends compares both markets and helps first-time home buyers understand what’s driving the current divide in the Singapore property market.

What’s Fuelling the Price Divide?

The gap between new launch condo prices and resale condo prices isn’t just about age. Several forces are pulling the two markets in different directions:

• Developer strategies: Developers price new launches with future appreciation in mind, often starting high and increasing prices in phases.
• Construction and land costs: Soaring material costs and aggressive bids in Government Land Sales (GLS) have pushed up launch prices.
• Buyer   preferences: Many locals still associate new launches with prestige, smarter layouts, and upgraded facilities, driving demand despite higher costs.
• Policy and planning: Cooling measures and Additional Buyer’s Stamp Duties have reshaped buying patterns and expectations.

Meanwhile, the impact on the new and resale condo market is clear—new launches dominate headlines, but resale properties are quietly gaining ground thanks to lower price per square foot (psf) rates and larger layouts.

Price Per Square Foot: What Are You Really Paying For?

Recent data shows a widening gap in psf. New condo prices average around $2,300 psf in central areas, while resale units hover closer to $1,700 psf in the same zones.

But here’s where nuance matters:

• New condos offer longer leaseholds and modern amenities—but smaller unit sizes.
• Resale leasehold projects often sit on prime plots, are more spacious, and already have established transport links.
• Buyers may find that while new units are shinier, resale ones provide better value per dollar—especially for families prioritising space over prestige.

If you’re using a first time home buyers guide, make sure it includes side-by-side comparisons of psf vs usable area. You might find that the shiny new unit is smaller than your current HDB flat.

The Emotional Appeal of New Launches

Why do buyers still gravitate toward new launches, even when the numbers don’t always add up?

• Modernity: Smart homes, branded fittings, infinity pools, and co-working spaces.
• Progressive payment scheme: This structure allows buyers to pay in stages, which eases short-term financial strain.
• Longer tenure: Buying into a fresh 99-year or even freehold development maximises ownership longevity.
• Brand equity: Developers often hype up the “exclusive” lifestyle—a powerful draw for status-conscious buyers.

For many, especially those buying your first home, these features offer emotional reassurance that the premium is worth it. But it’s crucial to balance excitement with logic—especially when you’re signing a 25-year mortgage.

The Hidden Costs Behind the Glamour

The real challenge with new launches? The costs that don’t show up on brochures:

• Delayed gratification: Most new projects take 3–4 years to complete. You’re paying today’s price for tomorrow’s home, which may or may not align with future market conditions.
• Renovation risks: Some buyers are disappointed by workmanship, prompting extra spending post-handover.
• Holding costs: If you’re already living elsewhere or servicing another loan, double financial commitments can be draining.

In short, while new launch condo prices include bells and whistles, they also carry hidden commitments.

Resale Condos: The Underrated Contender

While less flashy, resale condo prices are becoming increasingly attractive. Here’s why more buyers are considering them:

• Move-in ready: No need to wait years—you can rent it out or live in it right away.
• Bigger floorplans: Older condos often offer better space-to-price ratios.
• Established neighbourhoods: Resale units are typically located near matured amenities like MRTs, schools,and malls.

Savvy investors know that while new launches may offer appreciation, resale units deliver instant utility and, in some cases, better rental yield.

What About Leasehold Decay?

One concern among cautious buyers is the leasehold erosion in older resale units. Indeed, resale leasehold projects past the 30-year mark do see a dip in valuation.

But not all resale condos are ageing relics. Many are only 10–20 years old, meaning they still have strong resale and rental value, especially if well-maintained and located near key infrastructure.

It’s about weighing trade-offs. If you’re planning to hold the property for 5–10 years, a well-priced 70-year leasehold could still outperform a costly new launch on ROI.

Where is the Price Gap Narrowing?

The Singapore property market is not uniform. Regional variations are blurring the price divide:

• Outside Central Region (OCR): Here, new launches are still relatively affordable, which narrows the gap with resale units.
• Rest of Central Region (RCR): Resale condos in city-fringe locations are seeing price bumps thanks to their proximity to CBD-lite hubs.
• Core Central Region (CCR): This remains the priciest, with resale units commanding high prices,especially those in freehold developments.

For first time home buyers, looking in RCR and OCR may offer the best middle ground between price, space, and accessibility.

How Interest Rates Are Shaping Condo Decisions

With interest rates finally easing, many are eyeing the property market once again. Lower home loan bank interest rates and competitive property loan interest rates are boosting affordability. But don’t get complacent—your Singapore home loan still needs careful planning.

If you’re considering a condo purchase in 2025:

• Get an IPA loan approved early—it shows your budget and boosts your negotiation strength.
• Use the rate cuts to your advantage, but avoid overleveraging.
• Remember that even with better rates, loan for property purchase is a long-term commitment—plan for rising costs, not just entry costs.

Final Thoughts

Choosing between a new launch and a resale condo in the Singapore property market is rarely a straightforward decision. It depends not only on budget and lifestyle preferences but also on how you view the long-term value of your purchase. Whether you’re aiming for your dream lifestyle or a stable investment, understanding condo price trends and aligning them with your needs will ensure that your property journey starts on solid ground.

Whichever route you choose, follow this golden rule: Don’t let hype cloud your judgement. Use data, consult experts and always align the property with your long-term financial goals. Let this guide be your anchor—not just another wish list.

Author Bio:

Paul Grewal is a seasoned home mortgage consultant based in Singapore, renowned for his strategic finesse and deep market insights. With over a decade of experience, he specialises in helping clients navigate the complexities of property investment and refinancing home loans. Paul’s approach is highly personalised, ensuring that his clients secure the best possible terms and mortgage loan interest rates in Singapore tailored to their unique financial situations. An avid writer, he contributes regularly to leading financial publications, offering advice on smart property investment and financial planning. His workshops on financial literacy are highly sought after, reflecting his commitment to empowering homeowners in Singapore. The blog deals with condominium price trends in Singapore, offering a detailed comparison between new launch condo prices and resale condo prices to help buyers make informed property decisions.