After spending over 15 years in the real estate industry and helping hundreds of families find their ideal homes, I’ve seen countless buyers struggle with one key question: Should I invest in a new launch or a resale property?
The common perception is that new launches guarantee higher profits, while resale properties are often dismissed as slower-growing investments. But is that really the case?
From firsthand experience, I’ve seen both sides of the equation – new launch buyers who faced unexpected losses and resale homeowners who walked away with significant gains.
The truth is there’s no one-size-fits-all answer.
It all comes down to understanding the market, your personal goals, and making informed choices.
Let’s take a deeper look at how both options stack up and what you should consider before making your next property move.
The Danger of “Skimming” Through Singapore Property Headlines
Turn on the news, scroll through social media, or check your WhatsApp chats, and you’ll see the same thing – another new launch selling out in days.
It almost feels like a guarantee, doesn’t it?
If so many people are rushing to buy, it must be a good investment, right?
That’s how most buyers think. It’s natural.
No one wants to miss out – especially when it seems like everyone else is getting in.
Seeing others snap up units creates a sense of urgency, making it easy to assume that new launches are the safest bet.
But does demand always equal a good investment? Not necessarily.
I’ve seen projects sell out in a frenzy, only for buyers to later struggle with weak rental demand or slower-than-expected growth.
Before following the crowd, it’s worth taking a step back and asking: What’s driving this demand, and will it hold up in the long run?
We will refer back to this question later on.
For Every 6-Figure Profit, there’s a 6-Figure Loss No One Talks About
I have come across owners of new launch properties who sold at substantial losses and owners of resale properties who are sitting on considerable gains if they do decide to sell.
You can refer to “8 Selection Factors You Must Consider For Your Next Property In Singapore” for further reading.
Over the years, I’ve seen countless cases that highlight both the wins and pitfalls of property investment, proving that there’s no single right answer to the “new launch vs resale” debate.
Below are three real-life case studies that demonstrate how timing, location, and strategy intertwine, shaping whether a property becomes a profitable investment or a financial setback.
Understanding how these factors work together can make all the difference in making the right property decision.
Case Study 1: The “Unfortunate” Timing Factor
Right after the Covid lockdown restrictions were lifted, I assisted a young couple in purchasing a 3-bedroom unit (850 sqft) at Treasures at Tampines (a new launch at the time) for slightly below $1.2 million in June 2020.
This was meant to be their first matrimonial home.
However, due to unforeseen circumstances, they had to back out of the purchase, losing 25% of their initial 5% deposit to the developer.
Today, this property could fetch around $1.5 million, translating to an estimated $300,000 profit or 25% growth over 4-5 years.
After this painful setback, we secured a resale 3-bedroom unit (990 sqft) at Riverparc Residence in Punggol for $910,000 in January 2021.
Today, a high-floor unit in the same stack has been transacted at $1.48 million. Conservatively, if sold today, this unit could fetch at least $1.38 million, resulting in a profit of around $470,000 – over 50% growth in just 4 years!
Both properties have yielded substantial gains, demonstrating that resale properties can also be lucrative investments.
We chose Riverparc Residence because it was one of the few developments offering 3-bedroom units below $1 million, and the Punggol area had promising growth potential with developments like the
- Digital District
- the new Cross Island Line
- a growing number of BTO upgraders
- the Park Connector, and the
- upcoming 4th University.
Development Name | Price (2020/ 2021) | Projected Price (2025) | Projected Growth % |
---|---|---|---|
Treasure @ Tampines | $1,196,000 | $1,494,000 | ~25% |
Riverparc Residence | $910,000 | $1,380,000 | ~51.6% |
Whether it’s a new launch or resale, knowing where and when to buy can make all the difference.
At the end of the day, it’s not just about whether you choose a new launch or resale –it’s about having the right strategy.
With an agent who truly understands your needs and is constantly on the lookout for great opportunities, you might just turn what seems like a setback into an even better outcome than you imagined.
Case Study 2: The Location & Growth Factor
I had a client, a local family of three, who purchased a brand-new 3-bedroom unit (1,173 sqft) at Coastal Breeze Residences along Loyang Besar Close (near Downtown East and Wild Wild Wet) in 2009 for $766k.
I wasn’t their agent at the time, but they later shared that they were drawn to the development because of its proximity to the beach, private lift access, and freehold status.
After nearly 10 years, they decided to sell the unit for $960k. Growth was slow, and they didn’t see much upside in holding on. If they had kept it until today, they could likely fetch around $1.27 million. That’s a $500k gain, but spread over 15 years.
In June 2018, they reinvested in a 2-bedroom resale unit (1,302 sqft) at Pebble Bay in Tanjong Rhu for $1.788 million. We believed in the area’s potential.
It had beautiful bay views, an upcoming MRT line, a central location, and the long-term upside of the Greater Southern Waterfront. Fast forward to today.
The unit’s value has surged to $2.4 million, netting an estimated $612k gain in just 6 years.
Not all new launches grow at the same rate. Location and surrounding developments can make or break an investment.
Sometimes, making a move at the right time can unlock far greater returns than holding on to the wrong property.
Having worked extensively in Tanjong Rhu, I’ve helped many buyers make confident moves in this sought-after neighborhood. Buyers here look for more than just a home.
They want unblocked bay views, waterfront living, and excellent connectivity. Many are drawn to its exclusive feel, upcoming MRT stations, and proximity to Marina Bay and the CBD.
Development Name | Price purchased | Price sold | Growth (%) |
---|---|---|---|
Coastal Breeze Residences | $766,000 (2009) | $960,000 (2018) | ~25% over 9 years |
Pebble Bay | $1,788,000 (2018) | $2,400,000 (not sold, today’s value) | ~34% over 6 years |
It’s a location with both lifestyle appeal and strong investment fundamentals.
Over the years, I’ve helped many clients spot profitable resale opportunities that others overlook.
This knowledge has been built up over a period of more than 15 years – and my clients who put their trust in me have benefited.
The right property, at the right time, with the right strategy, can turn into a powerful financial asset.
Case Study 3: The Strategic Entry Price Factor
Let’s be fair. New launch developments can be great for capital gains – if chosen wisely.
A good example is Parc Esta, a project that MCL Land took its time to sell. Out of 1,399 units, only 450 were released in the initial launch in late 2018, just after a round of cooling measures.
Despite the slower start, it was only a matter of time before Parc Esta was fully sold out by 2021, thanks to its prime location near an MRT station and a vibrant surrounding area (Eunos Town Centre, Siglap, Joo Chiat, and Paya Lebar).
However, not every buyer was convinced.
Some clients I worked with had concerns about its proximity to a mosque, facing the train tracks, or being near Changi Road, which made them hesitant to commit.
While these factors mattered to them personally, they overlooked that investors may prioritize different criteria.
It’s not uncommon for buyers to dismiss a project without fully considering its investment potential.
But we must remember that personal preference often gets mistaken for sound judgment, especially by those unfamiliar with an area’s potential.
The difference is subtle, yet it is what separates those who make profitable property moves from those who miss out.
To better understand why some new developments remain highly attractive to investors, let’s look at the latest 10 transactions at Parc Esta and how much these owners have made.
Details of Parc Esta Unit | Price Sold / Date | Price Bought / Date | Gains |
---|---|---|---|
2-bed #16-XX (743sqft) | $1,708,000 Jan 2025 | $1,270,000 Dec 2019 | $438,000 ~34% |
1-bed #16-XX (452sqft) | $1,010,000 Jan 2025 | $880,000 May 2020 | $130,000 ~15% |
3-bed #01-XX (915sqft) | $2,000,000 Jan 2025 | $1,493,000 March 2020 | $507,000 ~34% |
1-bed #10-XX (452sqft) | $995,000 Jan 2025 | $825,000 Sept 2019 | $170,000 ~21% |
2-bed #17-XX (743sqft) | $1,690,000 Jan 2025 | $1,319,000 Jun 2020 | $371,000 ~28% |
2-bed #04-XX (700sqft) | $1,608,000 Jan 2025 | $1,241,000 Aug 2020 | $367,000 ~30% |
2-bed #01-XX (700sqft) | $1,500,000 Jan 2025 | $1,165,000 April 2019 | $335,000 ~29% |
3-bed #05-XX (926sqft) | $2,165,000 Dec 2024 | $1,542,000 Jun 2020 | $623,000 ~40% |
3-bed #14-XX (915sqft) | $2,240,000 Dec 2024 | $1,533,000 Nov 2018 | $707,000 ~46% |
2-bed #12-XX (635sqft) | $1,455,000 Dec 2024 | $1,095,000 May 2019 | $360,000 ~33% |
This is one of the rare developments where even 1-bedroom units have performed exceptionally well within a short to medium investment horizon.
It is precisely projects like Parc Esta that reinforce investor confidence in new launches as a viable investment option.
The Subtle Difference Between Personal Preference and Good Judgment
Preferences are emotional and subjective, while good judgment is based on data, market trends, and long-term potential.
The challenge is that many buyers unknowingly let personal biases steer their decisions, overlooking opportunities that, with an objective lens, could have been highly rewarding investments.
At the end of the day, both new launches and resale properties have their merits. The right choice depends on your needs, budget, and investment goals.
So the next time someone insists that only new launches or only resale properties are the way to go, take a step back and evaluate what truly works best for you and your family.
Conclusion
There is no absolute right or wrong when it comes to new launch vs resale.
Both can be profitable under the right conditions, and both come with their own risks.
- New Launches:
- First-mover advantage
- Developer incentives
- A fresh start with brand-new facilities
- Resale Properties:
- Immediate rental income potential
- Established locations with existing amenities
- Sometimes even stronger capital appreciation
The key is knowing what to buy, when to buy, and why you are buying.
Many buyers get caught up in market trends, flashy headlines, or emotional biases, but property investment should always be grounded in objective analysis and a clear long-term strategy.
Whether it’s a brand-new development in a high-demand location or an undervalued resale gem with strong upside potential, the best decision is one that aligns with your financial goals and lifestyle needs.
If you are unsure about which option is right for you, working with an experienced realtor who understands market cycles and can spot true investment potential will make all the difference.
At the end of the day, smart property moves are not about following the crowd, but about making informed decisions that work for you.
Have further questions? Let me know.
Drop a WhatsApp message to arrange a non-obligatory discussion.
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