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

Tips for Young Adults to Begin Saving for Their Future Home

Jayson Ang – August 5, 2023 –

TLDR When aiming to purchase a home, it is crucial to gain knowledge about the buying process and track your...

Mandarin Top 5

Top 5 Reasons : Why Investing In Singapore’s Property Market Is Recession-Resistant

Jayson Ang – August 15, 2024 –

Singapore's property market has long been considered a safe haven for investors, even during times of economic uncertainty. The city-state's...

Mandarin Top 5

Top 5 Reasons : Why Jayson Ang is the Best Property Agent in Singapore. And Why You Should Engage Him Today

Jayson Ang – March 9, 2024 –

In the bustling city-state of Singapore, the real estate market is highly competitive and constantly evolving. Finding the perfect property...

All

URA 2025 Draft Master Plan: 6 Under The Radar Changes You May Have Missed

Jayson Ang – April 12, 2026 –

TLDR The URA 2025 Draft Master Plan outlines major developments in Singapore over the next 10-15 years, with 80,000 new...

Buying Tips Mandarin Top 5

5 Qualities to Look for in an Agent to Ensure a Smooth Transaction

Jayson Ang – June 23, 2023 –

5 Qualities to Look for in an Agent to Ensure a Smooth Transaction Here are 5 qualities to look for...

Mandarin Top 5

Top 5 : Why Ultra-Rich Foreigners Will Still Buy Property In Singapore

Jayson Ang – March 1, 2025 –

Singapore, a small island nation in Southeast Asia, has been steadily gaining recognition as a hotspot for the ultra-wealthy to...

All Opinion Selling Tips

3 Property Owners Reveal Their Major Mistakes: The Pitfalls of Ill-timed Home Sales

Jayson Ang – December 10, 2023 –

TLDR When it comes to navigating the ups and downs of the Singapore property market, timing is crucial. Three real-life...

All Blog Posts Opinion Selling Tips

When Should You Consider Lowering the Price of Your Property That Has Been on the Market for Months?

Jayson Ang – December 3, 2024 –

TLDR Selling a property can be challenging without the right price strategy. Adjust your asking price to attract more buyers...

Mandarin Top 5

Top 5 Best Instagrammable Spots in Singapore

Jayson Ang – November 7, 2024 –

Singapore, a vibrant and modern city-state, is known for its stunning architecture, lush green spaces, and colorful streets. With its...

All Blog Posts Opinion

Invest During the Bearish & Exit During the Bullish

Jayson Ang – December 27, 2022 –

TLDR A comprehensive overview of the real estate market trends, emphasizing the importance of strategic property analysis and investment decisions....

Mandarin Top 5

Top 5 Best Green Spaces to Picnic in Singapore

Jayson Ang – May 5, 2025 –

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also home to numerous green spaces that...

Mandarin Top 5

Top 5 Reasons : Why Developers Seem Hesitant To Commit To New Projects In Singapore

Jayson Ang – December 1, 2024 –

Singapore, a thriving global city-state, has long been known for its robust economy and attractive real estate market. However, in...

All Buying Tips Opinion

The Significance of Choosing the Right Condo: A Real-Life Tale of Two $1.8 Million Investments with Significantly Different Results.

Jayson Ang – August 13, 2024 –

TLDR When contemplating property investments in Singapore, consider various factors like rental performance, unit count, access to train lines, and...