Price comparison between new launch and resale by segment
CCR resale$2,643 psf
RCR resale$2,123 psf
OCR resale$1,881 psf
New launches carry their largest premium over resale in RCR, at $2,762 psf against $2,123 psf for resale — a +30.1% gap. Source: URA caveat and developer-sales data, as of Jul 2026.
Both columns are per square foot, so they are directly comparable, but they are not like-for-like assets: new launches are sold on uncompleted units with a different payment schedule, and their mix shifts with whichever projects launched that year. A premium here is not automatically a mispricing.
Resale versus new-launch PSF by segment
| Segment |
Resale PSF |
New-launch PSF |
Premium |
| CCR |
$2,643 psf |
$3,315 psf |
+25.4% |
| RCR |
$2,123 psf |
$2,762 psf |
+30.1% |
| OCR |
$1,881 psf |
$2,207 psf |
+17.3% |
How to Read the New Launch vs Resale Insight
Key Takeaways
- Top three by resale psf: CCR ($2,643 psf), RCR ($2,123 psf), OCR ($1,881 psf).
- Source: URA caveat and developer-sales data, as of Jul 2026.
What It Does
The New Launch vs Resale insight tracks the PSF price gap between new-launch private condominiums (developer sales) and resale properties (sub-sale and resale caveats) across Singapore's three market segments: CCR (Core Central Region), RCR (Rest of Central Region), and OCR (Outside Central Region). The primary chart plots the rolling median PSF for new launches and resale separately, and a secondary indicator shows the new-launch premium as a percentage above resale. The view can be filte...
Why It Matters
The new-launch premium in Singapore is structural but variable. New launches consistently sell above resale comparables in the same district because buyers value developer newness, modern specifications, and the deferred payment profile of progressive payment scheme. However, the size of this premium fluctuates significantly through the property cycle — from near-zero in slow markets to 25–35% in hot launch environments. An investor buying a new launch at a 25% premium to resale is imm...
How It Works
- Select a district from the filter or leave it blank to view Singapore-wide data.
- Use the time-range buttons (1Y/2Y/3Y/5Y/All) to adjust the chart window.
- Hover any point on the chart to see exact values and underlying transaction counts.
- Review the KPI cards above the chart for headline numbers at a glance.
Examples
The figures in these examples are illustrative — they show how to read the data, not a live reading of it. Current values are in the summary at the top of this page.
OCR new-launch premium at cycle peak: evaluating a 2023 new launch
Inputs
- Segment
- OCR
- Bedroom
- 2-bedroom
- Metric
- New launch vs resale PSF gap
- Time point
- Q3 2023 (launch period)
Results
- OCR new-launch 2BR PSF (Q3 2023)
- ~$2,150
- OCR resale 2BR PSF (Q3 2023)
- ~$1,720
- New-launch premium
- +25.0%
- Historical OCR premium average
- ~10% (2015–2020 average)
How to read this:
A 25% new-launch premium in Q3 2023 is more than double the historical OCR average premium of ~10%. An OCR investor buying a new launch at $2,150 PSF in Q3 2023 is betting that resale values rise from $1,720 to at least $2,150 by the time the unit completes (typically 3–5 years). If resale values normalise toward their historical trend instead of chasing new-launch prices, the investor faces a substantial mark-to-market loss at completion — and sub-sale buyers will only purchase at a price reflecting the resale comparable, not the new-launch premium they originally paid.
RCR premium compression: resale catching up in a recovery cycle
Inputs
- Segment
- RCR
- Bedroom
- All types
- Time range
- 2019–2024
- Question
- When did resale catch up to new-launch PSF?
Results
- RCR new-launch premium 2019
- ~18%
- RCR new-launch premium 2022
- ~6% (resale surged, almost caught up)
- RCR new-launch premium 2024
- ~12% (re-widening as new launches re-price)
- Implication
- Resale buyers in 2019 at a 18% discount to new launches saw full convergence by 2022
How to read this:
The RCR new-launch premium compressed from 18% in 2019 to just 6% in 2022 as the rental surge drove resale price appreciation that nearly matched new-launch price escalation. Buyers who purchased RCR resale in 2019 at an 18% discount to new launches benefited from full premium convergence — their resale purchase effectively delivered new-launch equivalent price performance as the market caught up. The re-widening to 12% by 2024 (as developers launched new RCR projects at elevated prices) has created a new window where resale buyers can again enter at a 12% discount to new-launch comparables — a more normal spread than the 2022 trough.
Tips & Pitfalls
Expert Tips
- Compare 2–3 districts side-by-side to spot relative outliers rather than reading a single number in isolation.
- Always check the transaction count alongside any price metric — small sample sizes can produce misleading averages.
- Pair this insight with the related calculators and maps below for a complete decision framework.
Common Pitfalls
- Interpreting short-term movements (under 1 year) as trends — Singapore property data is noisy and needs a longer window.
- Ignoring the difference between median and mean — means are pulled by luxury outliers in prime districts.
- Forgetting that new-launch prices are often subsidised by developer discounts not visible in headline data.
Frequently Asked Questions
Where does the data come from?
Data is sourced from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) official APIs, refreshed monthly.
How often is this insight updated?
The underlying transaction data is synced monthly from URA and HDB. The charts recompute live as new data arrives.
Can I filter by district?
Yes — use the district filter above the chart. You can also share a deep link to a specific district via the URL.