Key Takeaways
- District 25 has the highest new launch premium at +105.1%.
- District 8 shows new launches trading below resale at -41.4%.
- Average new launch premium across 26 districts: +40.4%.
How much more do you pay for a new launch versus a resale condo? This district-by-district breakdown shows the new launch premium (or discount) based on median PSF from URA data. New launches are proxied as properties with TOP year from 2023 onwards.
D25
Highest Premium District
New Launch Premium by District
New Launch Premium — District Breakdown| District | New Launch PSF | Resale PSF | Premium | New Txns | Resale Txns |
|---|
| D25 — Kranji, Woodgrove | $2,078 psf | $1,013 psf | ↑ 105.1% | 305 | 1,505 |
|---|
| D28 — Seletar | $2,601 psf | $1,284 psf | ↑ 102.6% | 23 | 2,882 |
|---|
| D22 — Jurong | $2,284 psf | $1,219 psf | ↑ 87.3% | 855 | 2,056 |
|---|
| D19 — Serangoon Garden, Hougang, Punggol | $2,591 psf | $1,434 psf | ↑ 80.7% | 897 | 14,493 |
|---|
| D12 — Balestier, Toa Payoh, Serangoon | $2,693 psf | $1,561 psf | ↑ 72.5% | 867 | 1,872 |
|---|
| D27 — Yishun, Sembawang | $1,995 psf | $1,253 psf | ↑ 59.1% | 313 | 5,033 |
|---|
| D16 — Bedok, Upper East Coast, Eastwood, Kew Drive | $2,124 psf | $1,347 psf | ↑ 57.7% | 371 | 4,394 |
|---|
| D11 — Watten Estate, Novena, Thomson | $3,200 psf | $2,036 psf | ↑ 57.2% | 268 | 2,736 |
|---|
| D17 — Loyang, Changi | $1,815 psf | $1,171 psf | ↑ 55.0% | 741 | 2,295 |
|---|
| D1 — Raffles Place, Cecil, Marina, People's Park | $2,972 psf | $2,025 psf | ↑ 46.7% | 729 | 983 |
|---|
| D15 — Katong, Joo Chiat, Amber Road | $2,599 psf | $1,794 psf | ↑ 44.8% | 3,551 | 8,116 |
|---|
| D23 — Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang | $1,956 psf | $1,362 psf | ↑ 43.6% | 2,208 | 5,702 |
|---|
| D18 — Tampines, Pasir Ris | $1,780 psf | $1,251 psf | ↑ 42.3% | 3,098 | 6,239 |
|---|
| D21 — Upper Bukit Timah, Clementi Park, Ulu Pandan | $2,485 psf | $1,777 psf | ↑ 39.8% | 1,970 | 3,643 |
|---|
| D5 — Pasir Panjang, Hong Leong Garden, Clementi New Town | $2,468 psf | $1,775 psf | ↑ 39.1% | 1,952 | 6,282 |
|---|
| D2 — Anson, Tanjong Pagar | $3,074 psf | $2,305 psf | ↑ 33.4% | 171 | 996 |
|---|
| D3 — Queenstown, Tiong Bahru | $2,921 psf | $2,213 psf | ↑ 32.0% | 1,483 | 4,094 |
|---|
| D24 — Lim Chu Kang, Tengah | $1,708 psf | $1,340 psf | ↑ 27.4% | 1,092 | 639 |
|---|
| D10 — Ardmore, Bukit Timah, Holland Road, Tanglin | $3,019 psf | $2,398 psf | ↑ 25.9% | 958 | 7,403 |
|---|
| D9 — Orchard, Cairnhill, River Valley | $3,141 psf | $2,507 psf | ↑ 25.3% | 868 | 4,645 |
|---|
| D26 — Upper Thomson, Springleaf | $2,191 psf | $1,949 psf | ↑ 12.4% | 3,215 | 1,290 |
|---|
| D14 — Geylang, Eunos | $1,810 psf | $1,638 psf | ↑ 10.5% | 126 | 4,531 |
|---|
| D7 — Middle Road, Golden Mile | $2,858 psf | $2,615 psf | ↑ 9.3% | 55 | 1,253 |
|---|
| D20 — Bishan, Ang Mo Kio | $1,844 psf | $1,779 psf | ↑ 3.6% | 189 | 2,514 |
|---|
| D13 — Macpherson, Braddell | $1,466 psf | $1,862 psf | ↓ 21.3% | 41 | 2,440 |
|---|
| D8 — Little India | $1,073 psf | $1,832 psf | ↓ 41.4% | 37 | 1,305 |
|---|
Districts With New Launch Discounts
Some districts show new launches trading below resale prices, which may indicate developer pricing pressure or market correction:
💡 Buyer Tip
A high premium does not always mean poor value. New launches in prime districts may offer
progressive payment schemes and newer building specifications that justify the premium.
ℹ
Key Finding
The new launch premium varies widely across districts — some offer better value than others.
Frequently Asked Questions
Why do new launches cost more per square foot?
New launches include developer profit margins, marketing costs, modern finishes, and compliance with the latest building codes.
Can the new launch premium disappear?
Yes. In some districts, resale condos can trade above new launches, especially if the new development is in a less desirable micro-location.
How is the premium calculated?
Premium = (New Launch Median PSF - Resale Median PSF) / Resale Median PSF * 100%.
Frequently Asked Questions
Why do new launches cost more per square foot?
New launches include developer profit margins, marketing costs, modern finishes, and compliance with the latest building codes.
Can the new launch premium disappear?
Yes. In some districts, resale condos can trade above new launches, especially if the new development is in a less desirable micro-location.
How is the premium calculated?
Premium = (New Launch Median PSF - Resale Median PSF) / Resale Median PSF * 100%.
Methodology & Sources
This analysis covers all available transaction periods and is updated annually.
Transaction data sourced from URA.
- Median PSF values used to minimize outlier impact.
- New launch proxy: properties with TOP year within the last 3 years.
- Auto-generated from URA REALIS data. Last updated: 15 Mar 2026.
Median values used to minimize outlier impact. PSF = price per square foot.