Should You Buy a New Launch or Resale Condo in 2025?
A Calm Guide for Smarter Choices
What Are New Launches and Resale Condos?
Choosing between a new launch and a resale condo isn’t just about PSF or location.
It’s a decision between potential upside and immediate certainty.
A New Launch means you’re securing early pricing and long-term capital growth —
especially when bought during early-phase sales.
A Resale Condo delivers immediacy:
full visibility, established neighborhoods, and defined holding cost clarity.
It’s not about which is cheaper — it’s about which is more aligned with your cashflow, timeline, and exit goals.
We evaluate both, with your future in mind.
Table of Contents
The Market Has Changed — And It’s Clear in the Numbers
In the last few years, the property market didn’t just move — it reshaped expectations.
Many still believe that waiting will lead to better deals — that holding off means more room to negotiate. But the numbers tell a different story.
Across all three regions — OCR, RCR, and CCR — the trend is undeniable:
- OCR: New Launch PSF grew +45.5% since 2015
- RCR: New Launch PSF grew +39.4%
- CCR: New Launch PSF jumped +59.3%
The Price Gap Is Widening — But So Are the Strategies
Resale PSF remains consistently lower —
yet many of those units are larger in size, which keeps quantum high.
This creates a tactical entry point:
Some New Launch buyers are securing lower quantum units despite higher PSF — giving them flexibility and future exit appeal.
Meanwhile, buyers who waited for “price drops” since 2020… now face a new entry baseline, with fewer 3bedroom and above units below $1.9M even in OCR.
Construction Is Stabilizing — But Certainty Still Matters
Yes, construction timelines have improved.
But for some buyers — especially families or right-sizers —
move-in ready resale units still offer speed and space that align with life transitions.
ABSD & Holding Strategy: The Rules Have Shifted
Post-2023 ABSD revisions have shifted how investors and families plan their move.
Whether decoupling, buying under trust, or timing an exit —
the right timing now depends more on cashflow structuring and portfolio balance than just market cycle.
Rick Logic Recap:
- Waiting no longer gives you better pricing — it just shrinks your options.
- Resale offers space and clarity.
- New Launch offers flexibility and strategic entry (if you know how to plan it).
This is no longer a “wait and see” market. It’s a “know and move” one.
Curious what these trends mean for your area?
Get a personalised snapshot comparing new launch vs resale options in your preferred district —
including quantum, rental yield, and buyer demand signals.
Who Should Consider a New Launch?
If you’re planning ahead — not just reacting to what’s available —
a New Launch could be a strategic way to secure value early.
You’ll benefit from:
- Progressive payments, reducing early-stage cashflow pressure
- Early-phase pricing, especially during first-week previews
- Long-term growth, especially in areas with GLS or MRT catalysts
It’s also ideal for:
- Buyers with strong CPF/cash flow who don’t need immediate occupancy
- Investors planning their next move early — while the rest wait
The key isn’t just the price — it’s what you're buying time for. Time to grow value, plan exits, or stack options.
Who Should Consider a Resale?
Some buyers don’t want to wait —
and more importantly, they shouldn’t have to.
Maybe it’s a growing family.
Maybe it’s needing space for two generations, or work-from-home life.
Maybe it’s the feeling of walking into a space that’s already real.
A resale condo might be right for you if:
- You’re planning a family move or life shift that needs space now
- You want certainty — in layout, location, and timeline
- You’ve sold your HDB and don’t want to pay rent while waiting
And for many, that certainty brings more peace than any “potential upside” ever could.
Not sure which new launch or resale condos are worth shortlisting?
Let’s look at a few that match your space needs, location goals, and timeline.
New Launch vs Resale: Updated Pros & Cons (2025)
Every decision has trade-offs —
but when you look at it this way, clarity tends to follow.
Whether it’s quantum, timeline, or future exit potential —
the real value lies in how well the numbers fit your next move.
Rick’s Practical Tip: How I Advise Clients
At this stage, most of my clients aren’t confused — they’re cautious.
They know both sides make sense.
What they need is someone to map out the timing, entry structure, and risk trade-offs — properly.
That’s what I do.
Not push.
Just bring clarity to the table — so you know what fits your capital, your CPF flow, and your season.
If you want to walk through your scenario:
Proof in the Numbers
Behind every chart is someone who once stood exactly where you are.
Uncertain. Hesitant. Wondering if it was the right time.
They weren’t lucky.
They were clear.
They understood that clarity beats timing — and moved with calm conviction.
These are their stories — real numbers, real gains, real moments of belief.
Let’s be honest — no one ever really feels 100% ready.
But some folks move anyway.
Not recklessly. Not blindly. But with eyes open… and a plan.
These are their stories —
RCR, OCR, CCR — gains earned not by luck, but by clarity in times of noise.
You don’t need a perfect market.
You need the right guidance, and the right question:
Conclusion: It’s Not About Which Is Better…
It’s not about which is better —
it’s about which is more aligned with your goals, capital, and timing.
The best decisions aren’t made by chance.
They’re shaped by clarity, CPF planning, exit strategy logic, and emotional fit.
And that’s what we help you find.
Want a clear, customised path based on your timeline, CPF flow, and goals?
I’ll help you compare resale vs new launch options — with real numbers and real strategy.
It’s not about rushing.
It’s about seeing your next step more clearly than before.
Whether you’re leaning new launch or eyeing a resale…
Sometimes all you need is a real, grounded conversation that maps things out for your situation — not just market noise.
Message Rick for a 1-on WhatsApp –
We’ll sketch your timeline, CPF game plan, and resale vs launch options.
Calm. Custom. Just for you.
Smart Buyer Q&A — Real Questions, Strategic Answers
Frequently Whispered Questions
Q1: “Is the Progressive Payment Scheme (PPS) safer than resale’s full loan?”
Strategic Answer:
In many cases — yes. PPS can reduce upfront CPF/cash usage by 30–45% compared to resale, especially in the first 2 years.
Instead of drawing the full loan immediately, buyers phase their payments as the property is built — which lightens early financial pressure.
This staged structure also acts as a natural hedge — giving you time flexibility as interest rates, construction costs, and land prices evolve.
And in 2025, with rates expected to ease…
Some buyers see PPS as a way to lock today’s price, ride out volatility, and move smarter later.
“You’re not just buying time — you’re buying clarity with it.”
Q2: “What if I buy a new launch and prices crash before TOP?”
Answer: Historical Assurance
2017–2019 buyers went through ABSD hikes + COVID, yet 91% achieved capital gains by 2023.
Plus, 5-year SSD covers construction wait, and unsold stock buffers have increased.
“Timing doesn’t beat strategy. Clarity does.”
Q3: “Prices jumped 40% since 2020 — did I miss the boat?”
Answer: Strategic Reframe
Yes, prices have moved — significantly.
OCR, RCR, and CCR new launches are now 39–59% above resale, and we’ve clearly crossed prior cycle highs.
But before assuming the boat has sailed —
have you ever paused to ask:
- Have wages and household income also grown — just more quietly?
- What are today’s HDB upgraders walking away with after MOP?
(…many are sitting on $250K–$400K gains — fueling demand at higher entry points.) - And is our new supply pipeline actually lower than past peak periods?
What looks expensive today may be just the new normal — with real structural support beneath it.
This isn’t about waiting for a crash.
It’s about understanding where gaps, value, and momentum are still unfolding.
“Cycles don’t disappear — they just evolve. And the smart moves come from looking deeper than price alone.”
Curious which projects are still underpriced relative to their district, layout, or age?
Let’s walk through them — calmly.
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Real stories, real experiences—because your journey deserves nothing less than the best.
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Self Introduction
Hi, I’m Rick Long
With decades of experience in Singapore’s real estate market, I’ve had the privilege of being mentioned in media outlets such as Channel NewsAsia, The Straits Times, and 99.co.
Over the years, I’ve written extensively on the local property landscape — tackling the real questions buyers and sellers face, and helping them navigate each step with greater clarity and confidence.
Many of my clients have become long-time friends — their trust and kind reviews continue to inspire me to raise the bar in everything I do.
I believe real estate should be strategic, seamless, and deeply aligned with your life’s journey.
Related Articles:
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Is buying new launch or resale condo have better returns? – Read more (New Launch vs Resale condo)
Looking to upgrade from Hdb to condo? – Read more (Sell Hdb buy condo)
What to take note when selling Hdb resale flat? – Read more (Hdb Resale Process)
Buying another Hdb flat, and using the fund from current home? – Read more (Hdb contra)
Why do some Hdb flat price depreciate so much? – Read more (Hdb depreciation curve)
What is one of the most common reason for property negative sales? – Read more (Cpf accrued interest)
Financial calculation for selling a Hdb flat? – Read more (Hdb resale calculator)
Buying EC before selling your HDB? – Read more (Upgrade to EC before selling your HDB)
Should you sell your EC after 5 years? – Read more (Selling EC)
You are right, there is always a good friend/bro that likes to give ‘advise’ base on own opinions, LOL. Great that i came across this article. Will be in contact after CB. Thanks