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: Singapore Offer A Stable And Lucrative Investment Opportunity In Real Estate?

Jayson Ang – May 17, 2025 –

Singapore, a small yet economically powerful city-state, has long been recognized as one of the most attractive destinations for real...

Mandarin Top 5

Top 5 : Is Investing In Properties Worth In Singapore?

Jayson Ang – February 3, 2025 –

Investing in properties has long been considered a reliable and profitable venture, and Singapore, with its robust real estate market,...

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...

All Blog Posts Buying Tips

Quick Guide for Condo Sellers: Timeline to Sell Condo in 2023

Jayson Ang – July 9, 2023 –

TLDR When selling a condominium in Singapore, understanding the critical steps is key. First, ensure you are not liable for...

Mandarin Top 5

Top 5 : Golden Tips to Spot a Good Investment Property

Jayson Ang – March 9, 2025 –

Investing in real estate can be a lucrative venture, but it's essential to know how to spot a good investment...

Mandarin Top 5

Maximize Your Property Investment: 5 Questions to Ask Your Real Estate Agent in Singapore

Jayson Ang – March 23, 2024 –

Buying a property in Singapore can be a daunting task, especially for first-time buyers. It is important to have a...

All Opinion Reports

NUS Real Estate Survey Reveals Growing Optimism Among Industry Leaders

Jayson Ang – January 17, 2025 –

TLDR A recent survey by the National University of Singapore (NUS) highlights increasing optimism among real estate industry leaders. The...

All Blog Posts Buying Tips Reports

Are Cluster Landed Homes Still a Good Investment? Analyzing Their Performance Over the Past Decade

Jayson Ang – October 19, 2024 –

TLDR When it comes to cluster housing, freehold properties like Bishopsgate Residences command top prices, whereas bargains can be found...

Mandarin Top 5

5 Singapore’s Best Property Investments for 2023: Where to Find Growth and Income

Jayson Ang – March 20, 2024 –

The Singapore property market has long been a sought-after investment destination, with its stable economy and growing population making it...

Mandarin Top 5

Why Property Investing is the Key to Early Retirement in Singapore

Jayson Ang – April 28, 2024 –

Investing in property is a popular way to build wealth and achieve financial freedom in Singapore. With the right strategies...

Buying Tips Mandarin Top 5

5 Reasons Why You Should Consider Investing In Singapore Real Estate

Jayson Ang – August 1, 2023 –

TLDR Investing in Singapore real estate offers attractive tax incentives, low cost of living, high rental yields, market reliability, diversification...

Mandarin Top 5

Top 5 Trends And Developments That Will Shape Singapore’s Property Market In The Next 5 Years

Jayson Ang – June 13, 2025 –

TLDR Singapore’s property market is set for significant transformation over the next five years, driven by rapid proptech adoption, growing...

All Buying Tips Opinion Selling Tips

Is It Wise to Make a Partial Prepayment on Your Home Loan in 2024? Here’s How to Make Your Decision

Jayson Ang – November 13, 2025 –

TLDR Partial prepayment of your home loan means paying off a chunk of your mortgage early to lower future monthly...

Mandarin Top 5

The Secret Strategies of Singapore’s Property Tycoons: Lessons You Can Learn

Jayson Ang – April 26, 2024 –

The Singapore property market has always been a hot topic for both locals and foreign investors. With its stable economy,...

Mandarin Top 5

Top 5 Tips : How Does One Choose Good Property In Singapore?

Jayson Ang – November 11, 2024 –

Singapore, a thriving city-state known for its impressive skyline and robust economy, has always been an attractive destination for property...

All Buying Tips Opinion

Why Cash Over Valuation (COV) Doesn’t Matter Anymore

Jayson Ang – September 20, 2025 –

TLDR HDB’s old strategy of hiding Cash Over Valuation (COV) data isn’t cooling Singapore’s resale flat market anymore. Prices keep...

All Buying Tips Opinion Selling Tips

Timing the Market: Lessons from Singapore’s Property Price Fluctuations

Jayson Ang – December 18, 2025 –

TLDR Singapore’s property market has seen price declines during major crises such as the 1985-1989 pre-recession, 1996-1998 Asian Financial Crisis,...