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 …

All Buying Tips Opinion

The Evolving Landscape of HDB Upgrading in Post-COVID Singapore

Jayson Ang – May 12, 2026 –

TLDR The post-COVID Singapore property market has grown more complex, especially for HDB upgraders facing higher interest rates, cooling measures,...

All Buying Tips Opinion Reports

Are Million-Dollar HDB Landed Homes Still Worth A Look In 2025 Despite Their Age?

Jayson Ang – October 5, 2025 –

TLDR Old HDB landed homes, like those in Whampoa, are rare and now fetch over $1.5 million, but their value...

All Selling Tips

Unlock The Secrets To Successfully Selling Your Home In Just 7 Simple Steps!

Jayson Ang – August 1, 2023 –

TLDR When preparing to sell your house in Singapore, research the average prices in your area to set a realistic...

All Buying Tips Opinion Selling Tips

The COV Conundrum: Navigating Singapore’s Property Premium

Jayson Ang – October 24, 2025 –

TLDR Cash Over Valuation (COV) is the difference between a property's official valuation and the price a buyer is willing...

Buying Tips Mandarin Top 5

5 Hidden Expenses to Watch Out for When Buying a Home in Singapore

Jayson Ang – July 2, 2023 –

5 Hidden Expenses to Watch Out for When Buying a Home in Singapore Buying a property in Singapore can be...

All Buying Tips Opinion Selling Tips

With a population of 6.04 million in Singapore, who are the winners and losers in the property market?

Jayson Ang – February 9, 2025 –

There has been significant outcry regarding Singapore’s population hitting a record high of 6.04 million, largely due to an increase...

Mandarin Top 5

Top 5 : Regret Buying An Old Condo in Singapore

Jayson Ang – February 25, 2025 –

In the bustling city-state of Singapore, the real estate market is a dynamic and ever-evolving landscape. As of 2023, new...

Mandarin Top 5

Top 5 Thai Restaurants in Singapore

Jayson Ang – June 24, 2024 –

Singapore, a melting pot of cultures and cuisines, is a food lover's paradise. Among the myriad of dining options available,...

Mandarin Top 5

Top 5 : Most Profitable Neighborhoods To Invest In For Singapore Property Investment 2025

Jayson Ang – December 29, 2024 –

As the global economy continues to recover, the real estate market in Singapore remains a promising investment opportunity for savvy...

Mandarin Top 5

Top 5 Reasons : Why Investing in Singapore’s Property Market Is a Smart Move for Millennials – Expert Analysis!

Jayson Ang – October 13, 2024 –

In recent years, Singapore has emerged as a global financial hub and a prime destination for property investments. The city-state's...

All

Four Things to Avoid When Renting Out an HDB Flat

Jayson Ang – February 23, 2024 –

TLDR Renting out an HDB flat in Singapore can be a lucrative source of secondary income. Key considerations include adhering...

Mandarin Top 5

Top 5 Art Galleries in Singapore for Contemporary Art

Jayson Ang – May 24, 2024 –

Singapore, known for its modern architecture and vibrant culture, has a thriving art scene that showcases the best of contemporary...

All Buying Tips

What Are The Key Factors That Contribute To Property Valuations And Why Are They So Crucial?

Jayson Ang – October 23, 2023 –

TLDR Understanding property valuations is crucial for both buyers and sellers in the real estate market. Property valuations involve two...

Mandarin Top 5

Building A World-Class Nation: Top 5 Facts About Singapore’s Developed Infrastructure

Jayson Ang – July 23, 2023 –

Building A World-Class Nation: Top 5 Facts About Singapore's Developed Infrastructure Singapore is known for its high standard of living,...

All Buying Tips Opinion Selling Tips

Navigating the 2025 Singapore Property Market: Why Informed Buyers Can Stay Confident

Jayson Ang – July 9, 2025 –

TLDR Despite global economic uncertainties, Singapore’s property market remains resilient due to robust financial regulations, conservative loan assessments, and effective...