Your search results

Why Are Singapore Property Agents So Keen on New Launch Condos? Unpacking the Motivations in 2025

Posted by Jayson Ang on June 11, 2025

| 0

TLDR

In Singapore’s 2025 property market, agents’ strong preference for recommending new launch condos is less about chasing commissions and more about adapting to current realities: commission differences between new launches and resale have narrowed, while limited resale inventory means fewer viable options for buyers. New launches also offer streamlined viewing experiences and more transactional certainty, reducing risks for both agents and buyers. Developers sometimes provide attractive discounts or incentives, making new condos genuinely competitive. However, with most upcoming launches concentrated in the Core Central Region, the trend may shift for buyers focused on other locations. Ultimately, today’s agent recommendations are driven by practical constraints, clearer inventory, and greater reliability—not just profit motives—so buyers should weigh their own needs and the current market landscape before deciding to buy, sell, or wait.

It’s a common perception that property agents in Singapore disproportionately recommend new launch condos, leading some buyers to suspect that commission incentives outweigh their best interests. While higher commissions may have been a driving force in the past, the dynamics of the 2025 market present a more nuanced picture. Let’s explore the real reasons behind the prevalence of new launch recommendations.

1. Commission Structures Have Evolved

Contrary to popular belief, the commission gap between new launch and resale properties has narrowed significantly. In pre-pandemic years, new launch commissions could reach 3-5%, but in 2025, they are generally comparable to the standard 2% for resale properties. While commissions might be slightly higher for less desirable units, the difference is often marginal. Factoring in the extended payment timelines (often exceeding nine months for developers), new launches become less attractive, particularly for new agents who need quicker returns. Therefore, commission alone is no longer the primary motivator.

2. Resale Inventory is Constrained

A defining characteristic of the 2025 market is the limited supply of resale properties. To illustrate, imagine a buyer interested in a 698 sq. ft. two-bedroom unit at Aurea priced at $1.965 million. An agent might find a comparable 705 sq. ft. unit at City Gate that sold for $1.44 million a few months prior. However, the challenge lies in the current availability. There may be no similar listings at City Gate at the moment, and predicting when one will appear is impossible. While an agent could try to solicit potential sellers, there’s no guarantee of success. Additionally, past transaction prices are not necessarily indicative of future prices.

New launches, on the other hand, offer a clear and readily available inventory. Agents prefer presenting actionable options rather than raising hopes with elusive resale opportunities. The limited resale supply makes new launches a more practical focus for agents.

3. Viewing Logistics are Streamlined

New launch condos provide a seamless viewing experience. Developers invest in professionally designed show flats staffed with dedicated personnel. Agents can schedule viewings easily during opening hours, ensuring a consistently presentable environment. Resale viewings require coordination with existing residents, which can be challenging. Tenants may be uncooperative, and the property’s condition might not be ideal. New launches offer a lower-risk, lower-effort option for agents.

4. New Launches Can Offer Competitive Value

Developers sometimes offer attractive incentives, such as all-floors-same-price promotions or strategic pricing on premium units. They may also offer better deals later in the launch to clear remaining inventory and avoid Additional Buyer’s Stamp Duty (ABSD) penalties. In these cases, recommending a new launch genuinely reflects value. Experienced agents may be more attuned to these discounts than individual buyers, leading them to emphasize these opportunities.

5. Developers Offer More Transactional Certainty

Some agents have had negative experiences with resale transactions, leading them to prefer working with developers. Resale sellers can be unpredictable, sometimes backing out of deals even after the Option to Purchase (OTP) is granted, leading to legal disputes. Resale transactions also carry a higher risk of property condition issues or unfulfilled agreements. A property agent recounted an incident where a seller set fire to the kitchen between the OTP and exercise, highlighting potential risks. These factors make new launches more appealing to some agents.

Conclusion: A Complex Equation

While agents may be inclined to recommend new launches, it’s not solely driven by commission. Limited resale supply, streamlined viewing logistics, competitive value, and transactional certainty all play significant roles. However, the trend may shift as upcoming launches are concentrated in the Core Central Region (CCR). While suitable for some upgraders, these high-quantum properties might not appeal to buyers in fringe regions. Ultimately, unless you’re seeking a CCR upgrade, you might find your agent has fewer new launches to promote.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

You May Also Like …

Mandarin Top 5

Top 5 Factors To Consider When Choosing Between A Resale Condo And A New Launch In Singapore

Jayson Ang – April 21, 2025 –

The decision to invest in a condominium in Singapore can be a challenging one, especially when faced with the choice...

All Blog Posts Buying Tips

Five Pitfalls of Selling a Home for the First Time

Jayson Ang – July 23, 2023 –

TLDR When selling your first home, avoid holding out for a better offer as it may backfire. Let your agent...

All Buying Tips

Sell High Buy High : Will This Still Make You a Profit?

Jayson Ang – December 7, 2022 –

TL;DR Summary: Timing of Property Sale: Selling high and buying high may seem counterintuitive, but understanding market dynamics can...

All Buying Tips Opinion Selling Tips

Will Property Owners Earn More By Keeping Residential Properties For An Extended Period?

Jayson Ang – December 6, 2025 –

TLDR In Singapore, holding a residential property longer typically yields higher profits—averaging $665,000 after 20 years, versus $200,000 for 5–10...

All

The Uncomfortable Truth About Homeownership and Relationships in Singapore

Jayson Ang – July 5, 2025 –

TLDR Property ownership and prenuptial agreements are key for married couples in Singapore. Joint ownership (either joint tenancy or tenancy-in-common)...

All Opinion

A Milestone for Singles: New HDB Rule Prioritizes Proximity to Parents

Jayson Ang – July 17, 2026 –

TLDR The upcoming Family Care Scheme (FCS), launching mid-2025 in Singapore, prioritizes singles applying for BTO flats near their parents,...

All Buying Tips Opinion

Dispelling Common Myths: Navigating Singapore’s Property Market in 2025

Jayson Ang – January 6, 2026 –

TLDR Singapore’s property market in 2025 is fast-moving and different from five years ago. Buyers often overestimate available options due...

Mandarin Top 5

Top 5 Places to Watch the Sunset in Singapore

Jayson Ang – March 21, 2024 –

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also home to some of the most...

Mandarin Top 5

Top 5 Best Secret Running Routes in Singapore

Jayson Ang – September 28, 2024 –

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also a haven for runners seeking scenic...

All Blog Posts

SP Utilities Guide – Quick Guide To Setting Up Utilities In Singapore For Your New Home

Jayson Ang – April 16, 2023 –

TLDR Setting up utilities in Singapore for a new home is hassle-free. Contact SP Services for electricity and water accounts,...

Mandarin Top 5

Discover Singapore: 5 Must-See Attractions for a Culture Lovers’ Paradise

Jayson Ang – June 21, 2025 –

TLDR Singapore stands out as a top destination for culture lovers, offering a rich blend of heritage and modernity through...

Mandarin Top 5

Top 5 Rules for Investing in Singapore’s Property Market – Expert Insights!

Jayson Ang – October 15, 2024 –

Investing in Singapore's property market has long been considered a lucrative and stable investment option. With its robust economy, strong...

Mandarin Top 5

The Psychology of Property Investing: 5 Reasons Why Singaporeans Love Real Estate

Jayson Ang – May 4, 2024 –

Real estate investing has always been a popular way to grow wealth and secure financial stability. In Singapore, the love...

Buying Tips Mandarin Top 5

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood

Jayson Ang – June 30, 2023 –

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood When it comes to purchasing a property in Singapore, the...

Mandarin Top 5

Top 5 Seafood Restaurants in Singapore

Jayson Ang – April 3, 2024 –

Singapore, a melting pot of cultures and culinary delights, is well-known for its diverse food scene. With its strategic location...

All Buying Tips Opinion

Beyond Buying: Innovative Strategies for Property Investment Success

Jayson Ang – September 14, 2024 –

TLDR The world of property investment and real estate trends offers vast opportunities. Stay informed with effective property investment strategies...