Property Unpacked: Is GLS Impacting Property Values?
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TLDR
District 15 remains a prime family location in Singapore, with resale condos offering larger layouts and raw space, while new launches provide modern efficiency, facilities, and longer leases. From 2014–2024, new-launch prices per sqft rose faster, widening the premium gap, though resale units often matched or exceeded total quantum due to bigger floor areas. Three-bedders show the narrowest gap, making resale competitive, while four-bedders increasingly see resale units priced higher thanks to sheer size. Five-bedder data is less reliable due to low transaction volumes. Ultimately, resale suits families prioritizing space and generous bedrooms, while new launches appeal to those valuing efficiency, amenities, and lower maintenance. Buyers should weigh total quantum, layout functionality, and tenure against their lifestyle needs.
District 15 remains one of Singapore’s most popular family districts — from exclusive Meyer Road addresses to the vibrant Katong stretch. Older developments here often offer much larger room sizes, wider layouts and even full‑sized yards. New launches, by contrast, deliver modern fittings, efficient layouts and longer remaining lease terms. For buyers needing three bedrooms and above, the decision between resale and new often comes down to trade‑offs: raw space versus layout efficiency, proven size versus newer facilities, and total quantum versus $PSF. Below I walk through the data, sizes and layout differences so you can see where value lies.
Overall price gap trends (2014–2024) Across the district, new‑launch prices per sqft have risen faster than resale prices. The gap between new sale and resale widened from about 31% in 2014 to roughly 49% in 2024, peaking in 2019 when several high‑end launches pushed the average for new projects sharply higher. The post‑COVID market then lifted prices broadly, but the premium for new launches has remained material for most of the decade.
Three‑bedrooms: tightest gap, but still a premium for new launches Price per sqft (trend)
- 2014: new $1,596 | resale $1,166 → +37%
- 2024: new $2,630 | resale $1,733 → +52%
Quantum (average transaction)
- 2014: new ~$1.86m | resale ~$1.69m → difference ~$167k (10%)
- 2024: new ~$2.70m | resale ~$2.48m → difference ~$221k (9%)
What this means Three‑bedder buyers see the smallest relative gap between new and resale on a percentage basis. Over the decade, resale three‑bedder prices grew slightly faster than new launches (resale +47% vs new +45%). In practice, that means resale units—often larger—can track closely with newer units in total price terms, especially in recent years. But note: new launches tend to be more space‑efficient, so the same quantum may get you different usable layouts.
Four‑bedrooms: size matters — resale increasingly competitive on quantum Price per sqft (trend)
- Wide volatility due to low transaction counts.
- 2014: new $1,520 | resale $1,310 → +16%
- 2018–2020: gap surged (peaked around 68% in 2020)
- 2024: new $2,568 | resale $1,965 → +31%
Quantum (average transaction)
- 2014: new ~$2.74m | resale ~$2.69m → almost identical
- 2020: new jumped ~+$1.49m above resale
- 2024: resale average overtook new — resale four‑bedders priced ~14% higher in aggregate
What this means Four‑bedder comparisons are volatile because transactions are fewer and units vary widely in size. Crucially, many older four‑bedder resale units in D15 are substantially larger (often 1,600–2,000+ sq ft), so even with a lower $PSF their total quantum can exceed new launches. From 2022 onwards, resale four‑bedders have on average been pricier than new launches — a sign that sheer floor area still drives buyer willingness to pay.
Five‑bedrooms: noisy data, interpret with caution
- Transaction volumes are tiny, often just one or two deals per year for resales.
- Year‑to‑year figures swing wildly; averages can be skewed by a single large unit sale (Peach Garden, large penthouses, etc.).
- Across 2014–2024 the headline numbers show big percentage shifts, but they aren’t reliable indicators because of low sample sizes.
Size differences: new launches are generally smaller Average unit sizes in the data show a consistent pattern: resale units are usually larger across three‑, four‑ and five‑bedder categories. Examples:
- 3‑bedder average sizes (2024): new 1,030 sqft | resale ~1,454 sqft → resale +425 sqft
- 4‑bedder average sizes (2024): new 1,329 sqft | resale ~2,027 sqft → resale +698 sqft
- 5‑bedder average sizes show even larger gaps, but again sample sizes are small.
Why sizes differ Developers have reduced unit footprints in recent years to keep headline prices and quantum within a broader buyer pool. Older projects were built when larger layouts were more common. That structural size gap explains why resales often command similar or even higher total prices despite a lower $PSF.
Leasehold vs freehold (and quantum implications)
- For three‑bedder units in 2024, the price gap narrowed to single digits in percentage terms — both leasehold and freehold segments showed comparable differences. That suggests tenure matters less for mid‑sized family units than layout and quantum.
- For larger units, tenure mixes with size to produce different outcomes. In several years resale freehold four‑bedders and five‑bedders traded at higher totals than new launches, reflecting both generous floor areas and prime locations.
2024 transaction snapshots — what buyers actually paid Three‑bedder examples (selected new launches vs resales in 2024)
- New launches (average prices ranged roughly $2.09m to $3.39m across projects). Notable transaction volume at The Continuum and Meyer Blue pushed averages up for some projects.
- Resale three‑bedder prices ranged widely — from about $1.17m at the low end to nearly $4.88m at the top. Most resale trades clustered in the $1.5m–$2.4m band, reflective of older, larger units.
Layout comparisons — three‑bedder case study
- The Continuum (newer): more efficient layout, compact balcony, integrated kitchen/yard design — generally easier to furnish and use.
- Park East (resale): larger three‑bedder, separated yard and kitchen, semi‑circular balcony (less practical). Appeals to buyers who prioritise raw square footage over efficiency.
Four‑bedder snapshots (2024)
- New launches mostly sat between ~$2.4m and ~$3.6m, with Meyer Blue as a higher outlier.
- Resale four‑bedders ranged much wider (~$1.5m up to $5.6m+). Bigger resale units — often duplexes or large single‑storey layouts with expansive outdoor space — explain the higher quantums despite lower $PSF.
- Layout comparison example: The Continuum’s four‑bedder is efficient (single storey, dry kitchen, two ensuites via jack‑and‑jill), while Tierra Vue’s larger duplex units favour outdoor terraces and more generous circulation space — great for buyers who want scale and entertaining areas.
Five‑bedder snapshots (2024)
- Again, low counts. New launch five‑bedder averages were skewed upward by projects with multiple high‑value deals (Meyer Blue), while resales included one‑off very large units (e.g., penthouses at Peach Garden) that swing averages dramatically. Use caution when interpreting these figures.
Practical guidance for family buyers
- If you prioritise space and generous bedroom sizes
- Resale is often the better option. Older projects deliver larger units: more usable bedrooms, yard areas and sometimes utility rooms. For families who need play areas, home offices and storage, the extra square footage is meaningful.
- If you prioritise a modern layout and facilities
- New launches win for efficiency, amenities, and lower maintenance risk in the near term. Smaller but smarter layouts can still live very well; in many cases a new 3‑bedder’s functional design will outperform an older unit with awkward circulation.
- Consider total quantum, not only $PSF
- A lower $PSF on a resale doesn’t automatically mean it’s the cheaper option. Larger resale units can push total price above comparable new launches. Run the total cost alongside borrowing capacity to see which fits your finances.
- Tenure and exit strategy
- Freehold resale units command a premium in some cases, but for mid‑sized family units (notably three‑bedders) tenure becomes less decisive. Think about your likely holding period and whether you value the long‑term scarcity argument for freehold.
- Check layouts closely
- Bedroom dimensions, usable living area, bay windows and planter/ balcony layouts can materially affect how the space functions. Two units with similar square footage can feel very different depending on plan efficiency.
Bottom line There is no one‑size‑fits‑all answer. For three‑bedder buyers, the new vs resale gap is narrowest, and resale units have shown strong price growth — so resale remains a serious contender. For four‑bedder buyers and above, larger resale units frequently deliver more usable space and can trade at similar or higher total prices despite lower $PSF. New launches offer better efficiency, newer finishes and facilities, but smaller GFA.
Your decision should be driven by what you value most: raw space for family life and storage, or modern efficiency and facilities. If you want, I can:
- Run a tailored comparison for specific projects you’re considering;
- Model borrowings and cashflow for sample resale vs new scenarios;
- Produce a shortlist of resale projects that match the room sizes of particular new launches.
Interested in any of the above? Tell me which projects or budgets to use and I’ll prepare the next step.
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.
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