New launch prices are too high and yet people are still running towards it
Discover why everyone rushed into new launches in 2025 and how interest rates dropping & rising land bid prices mean for your upgrade journey in 2026.
New launch prices are too high and yet people are still running towards it
Discover why everyone rushed into new launches in 2025 and how interest rates dropping & rising land bid prices mean for your upgrade journey in 2026.
The Price Gap Between Resale & New Launch Has Narrowed
And why new performed better in 2025
Let's break it down even further and clearly:
- Many new launches in 2025 were only 5% or less above comparable resale units.
- Buyers get a new 99-year lease, better layouts, and stronger capital appreciation potential.
- In some districts, resale units may actually be overvalued relative to remaining lease and condition.
The Price Gap Between Resale & New Launch Has Narrowed
And why new performed better in 2025
Let's break it down even further and clearly:
- Many new launches in 2025 were only 5% or less above comparable resale units.
- Buyers get a new 99-year lease, better layouts, and stronger capital appreciation potential.
- In some districts, resale units may actually be overvalued relative to remaining lease and condition.
Why New Launch Prices Will Continue to Climb
This year's launches will be priced even higher than last year, and next year will be priced higher than this year and the cycle continues!! All these are driven by:
- Rising government land bid prices - 20% higher
- Developer construction and material cost increases
- Lower supply of good sites
When land is bought higher, future selling prices must increase, meaning today’s buyers Enter At A Lower Baseline.
How do we look at pre-harmonisation & post-harmonisation in today’s climate?
There will be a season of time where people will see….
• 2 bedroom in a pre-harmonised can be the same price as a 3 bedroom in a post harmonised
• Your 3 bedroom in a pre-harmonised project can be $500k more expensive than a 3 bedroom in a post-harmonised project
• How do you navigate this well so your exit is more secured and certain
Claire thinks about her customers first. We were well taken care of and guided at every step of the process when selling our HDB for the first time and purchasing our first private property too!
She accommodated us readily when we requested to delay the selling timeline so that we could manage our move better, allowing us to plan logistics and save money even though it cost her time and money too.
Claire also patiently and diligently helped us to find our dream home, advising on how to plan finances in a clear and easy to understand way. She accompanied us through the many visits to launch events, helping us to make an informed decision. When the time came to purchase she leveraged her network to help us secure our unit of choice while giving us time to set finances up.
No regrets working with Claire! 100% recommend 👍
- J & A
The move to upgrade from a HDB to buy two properties under both of me and my spouse’s names was a tough one. We had to ensure that we had sufficient income and funds to be able to secure two properties safely. With Claire’s proper framework, we managed to secure 1 for an objective of own-stay in the district that is close to our family and the other, a resale EC that eventually reaped returns of 500K over 4 years, all without the stress of not being able to rent out or to sell because both the rental & the sale were secured at a short period of time. Today, the property that we bought for own-stay is still running on a 25% capital gain! All of these will eventually be able to serve us well in our retirement & we are so thankful. Thank you for guiding us through - we truly appreciate it.
- K & J
How the Clear Value Advantage Secure (CVAS™) Method can Help You Choose the Right Property Today
1. Assess Your Profile & Goals
A home to live in and a property to invest in should be approached very differently. This step helps avoid common mistakes like paying too much for a “nice” unit that doesn’t perform especially if you are looking at resale, paying the highest psf in the development, etc.
We align on:
- Stay vs investment (or a mix of both)
- Holding period and exit plan
- Budget comfort, not just maximum affordability
Outcome: Only look for properties that make sense for your goals.
2. Value & Advantage = Proper Risk Analysis
2 Projects: Same size, One Floor Apart, 2 Different Outcomes
- #10-08's first owner bought the unit in 2017 at $2.87Million
- #11-08's first owner bought the unit in 2018 at $3.64 Million
As a buyer, looking at these 2 units in the market selling at the same asking of $3.8 Million, how do you get the best deal possible?
#11-08’s owner would have to at least cover his costs (mortgage, stamp duties) to let go of the property at 3.7M since he bought it at 3.64M while #10-08, who bought 20% cheaper can afford to let go of the property at a lower price over the same time period - making him more profits.
This is just one of the ways to make sure we avoid a risk with your purchase.
How do we then spot the units like #10-08 to get the best returns possible?
Other factors include understanding:
- Projects transacting below comparable developments
- Units with strong attributes (layout, stack, facing, size) that are overlooked
- Areas where future demand or transformation is not fully priced in to give you more upside, and downside protection.
3. Secure Exit - Before You Enter
A good purchase is defined by how easily you can exit.
Before committing, we clarify:
- Your time horizon
- The profile of future demand — who is likely to buy or rent this unit next, where are they coming from, firm demand and supply factors to consider
- Whether pricing at your exit window is realistic and defendable
By understanding future demand before entering, we avoid purchases that rely on market luck or leave you with limited options.
More Than 50 Videos Done On Making The Right Move & New Project Analysis
About Claire
More than 50 videos done on making the right move & new project analysis
Case Study #1
Strategic Upgrade Within the Same District (D15)
In 2016, I helped a client purchase a 2-bedroom unit in District 15.
As his family plans evolved and the need to upgrade became clearer, we identified the right next move—one that aligned with his budget (without over-leveraging) and prioritised proximity to good schools.
We timed the sale decisively and sold it without viewing, achieving $300,000 in profit over 3 years. The proceeds were reinvested into a 3-bedroom + study unit within the same district, secured at an attractive PSF and a facing that continues to enjoy strong tenant and buyer demand.
Today, a similar 3-bedroom unit in the same development is transacting at over $250 PSF higher, translating into significant paper gains.
Case Study #2
Value Asset Building Through Strategic Entry & Exit
Another client purchased a freehold 2-bedroom, 1-bath unit in Aljunied, with the long-term objective of upgrading to a larger home.
At the point of exit, market conditions were challenging:
- Over 30 competing units within the same development
- Some listings priced below our asking price
- Many units remained unsold for over a year
By anchoring decisions to a value-driven framework, we positioned the property correctly and achieved the highest gross profit in the entire development.
On the re-entry, we secured a new purchase that was approximately $150 PSF undervalued compared to neighbouring transactions completed in the same month—creating immediate paper gains upon purchase.
Top 1% in Propnex Realty Pte Ltd
Rising Millionaire Achiever
Property Strategist & Analyst
Helped more than 300 families over 10 years upgrade safely
I’m Claire Loh, a Singapore real estate advisor with over 10 years of experience. I’ve had the honor of helping hundreds of families and individuals navigate some of their biggest property decisions—across HDBs, private homes, and new launch projects. I don’t just help do the transaction - with every move, its about understanding when to move, when to wait, and how each decision affects their long-term financial position. A large part of the work comes from referrals and repeat clients who value honesty, transparency, and thoughtful guidance, which I'm very thankful for. As a mother and homeowner myself, I understand that property decisions aren’t just financial. They affect family life, future options, and peace of mind. That’s why I believe in giving clients clarity before commitment, not pressure at the point of signing. If you’re planning your next move—or simply want to understand your options better—I’m always happy to start with a conversation.
©2026 Claire Loh Real Estate. All rights reserved.