6 Compelling Reasons Why 3-Bedroom Condos Might Shrink Further
TLDR Three-bedroom units in Singapore have significantly downsized from 1,700-1,800 sq. ft. in the 1980s to around 1,000 sq. ft....
Read More
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 …
Unlock the Secrets of Property Investment and Transform Your Financial Future!
TLDR The Singapore property market has experienced fluctuations, impacting private home prices. Understanding your financial capacity is crucial when considering...
Read More
Top 5 : Exploring the Streets of Singapore – A Journey Beyond Just Shopping!
Singapore, a vibrant city-state known for its diverse culture and rich history, offers a plethora of unique experiences that go...
Read More
CPF Accrued Interest On Housing: Learn What It Is and How to Calculate It
TLDR Understanding the CPF accrued interest on housing loans is crucial for Singaporean homeowners. When using CPF funds to finance...
Read More
Singapore Decoupling Guide
TLDR Decoupling in Singapore's real estate refers to the process of separating property ownership to avoid Additional Buyer's Stamp Duty...
Read More
Dispelling Common Myths: Navigating Singapore’s Property Market in 2025
TLDR Singapore’s property market in 2025 is fast-moving and different from five years ago. Buyers often overestimate available options due...
Read More
Unseen Dangers of Putting Your Money in Upscale Freehold Properties in Singapore
TLDR Luxury freehold properties in Singapore may not always be the lucrative investment opportunities they appear to be. High-end properties...
Read More
5 Tips : How To Buy A Property In Singapore As A Foreigner
Singapore's property market is a popular choice for both locals and foreigners looking to invest in real estate. However,...
Read More
Top 5 : Factors Influence Real Estate Investors’ Decisions when Investing in Singapore Condos?
Singapore's real estate market has always been an attractive investment option for both local and foreign investors. The city-state's stable...
Read More
Selling Your Home for the First Time in Singapore: A Step-by-Step Guide
TLDR Selling your home in Singapore involves careful planning over several stages. Start 4-6 weeks before listing by consulting a...
Read More
Is Great World Quietly Becoming Central Singapore’s Most Livable Locale?
TLDR Great World, located in Singapore’s Core Central Region (CCR), offers a unique blend of heritage, community, and convenience distinct...
Read More
5 Critical Mistakes to Avoid When Investing in Singapore Property: Insights and Advice from Experts
Investing in Singapore property can be a lucrative venture for investors, but it's important to avoid common mistakes that can...
Read More
The Hidden Hurdles of Purchasing a BTO Flat in Singapore: Unveiling 4 Lesser-Known Challenges During the 5-Year MOP
TLDR When contemplating the purchase or sale of a property under the Minimum Occupancy Period (MOP), it's crucial to consider...
Read More
The Unconventional Wisdom: Why Choosing a Home You Love Over Pure Profit May Be Singapore’s Smartest Move
TLDR In Singapore’s property market, prioritizing a home you genuinely love over chasing maximum profit may be the smarter long-term...
Read More
Singapore Luxury Property: 5 Reasons to Add it to Your Trophy Collection
Singapore Luxury Property: 5 Reasons to Add it to Your Trophy Collection When it comes to luxury property investments, Singapore...
Read More
A Guide to Purchasing a New Launch Condo in Singapore in 2023
TLDR When buying a new launch condo in Singapore, start by planning your finances to determine loan and property limits....
Read More
Top 5 : Potential Risks Should Be Considered When Investing Property Within Singapore’s Competitive Real Estate Markets
Singapore, a bustling financial hub in Southeast Asia, has seen its real estate market flourish over the years. The city-state's...
Read More
Discover Singapore: 5 Must-See Attractions for a Culture Lovers’ Paradise
TLDR Singapore stands out as a top destination for culture lovers, offering a rich blend of heritage and modernity through...
Read More
Top 5 Tips : How Investors Protect Themselves From Risk And Capitalize On Emerging Opportunities In Singapore’s Real Estate Landscape
The real estate landscape in Singapore has always been a lucrative investment opportunity for both local and international investors. However,...
Read More
Top 5 Secrets : Foreign Investors Are Rarely Told About Singapore’s Real Estate Market
Singapore's real estate market has been a popular choice for foreign investors due to its stable economy, strategic location, and...
Read More
