New Launch Condo Buying Complete: Price Trends and Market Analysis in Singapore means understanding how per-square-foot (psf) prices, government cooling measures, and buyer demand interact so you can decide when and where to buy a new launch condo safely—without over-stretching your finances.
For Homejourney users, this article zooms into the pricing and market-analysis subtopic from our main guide, New Launch Condo Buying Complete Guide 2025 | Homejourney New Launch Condo Buying Complete Guide 2025 | Homejourney . Here, we focus on current price trends (2024–2025), how to read psf numbers, and practical decision frameworks tailored to Singapore buyers—especially first-timers, upgraders, and investors.
Why New Launch Condo Price Trends Matter in 2025
From walking showflats in Lentor and Tampines to comparing launch prices in the CCR around River Valley, you can feel that pricing has reached a new normal: small one-bedders easily cross S$1.1–1.2 million, while 3-bedders often start above S$1.8 million in many city-fringe projects.[4] At the same time, 2025 market forecasts show moderate price growth of about 3–5% for private homes—slower than the double‑digit spikes seen earlier in the decade.[3]
For buyers, this means two things:
- You are paying near-peak prices in many locations, so entry price discipline is crucial.
- The market is more stable, which favours long-term, fundamentals-based buying rather than speculation.
Homejourney’s focus on safety and trust means we always encourage you to analyse price trends alongside your own affordability, loan limits, and risk tolerance, rather than chasing hype.
Current New Launch Condo Price Benchmarks (CCR, RCR, OCR)
To analyse any new launch condo, you first need a grounding in typical psf ranges by region. As of 2025, a number of market guides and launch summaries indicate the following broad ranges for non-landed new launches:[1][2]
- Core Central Region (CCR) (e.g. River Valley, Orchard, Marina Bay): commonly around S$2,800–S$3,200 psf, with some luxury projects higher.[1][2]
- Rest of Central Region (RCR) (e.g. Queenstown, Bukit Merah, Kallang): often about S$2,400–S$2,800 psf, with some RCR launches now matching or exceeding CCR prices in specific cases.[1][2][5]
- Outside Central Region (OCR) (e.g. Tampines, Lentor, Bukit Batok): typically around S$1,800–S$2,300 psf for new launches.[2]
In H1 2025, some analyses noted the median prices by region around:[1]
- CCR: about S$2,826 psf
- RCR: about S$2,767 psf
- OCR: about S$2,347 psf
This narrow gap between CCR and RCR—sometimes less than S$60 psf on median—has two critical implications for buyers:[1][5]
- Some CCR projects may offer relative value versus expensive city-fringe launches.
- OCR launches above S$2,300 psf warrant extra scrutiny; you must be very comfortable with your long‑term holding power.
Real-Life Launch Examples: What Buyers Are Seeing on the Ground
Visiting showflats around 2025, these are typical launch quantum patterns buyers encounter:[1][4]
- Central / River Valley–type launches: 1‑bedroom units often start from about S$1.16M at around S$2,700 psf, especially near MRT stations like Great World.[1][4]
- City-fringe RCR projects (Queenstown, Holland, Kallang): 2‑bedders tend to start in the S$1.4–1.8M range, often S$2,1xx–S$2,4xx psf.[4]
- OCR launches in areas like Lentor or Tampines: smaller 1‑bedders can still hover near S$1M, but larger 3–4 bedders may start around S$1.8–2.4M, often 20–30% cheaper vs equivalent CCR units.[1][4]
From a practical Homejourney perspective, the key is to compare:
- Total quantum (S$ amount) you can safely service, not just psf.
- Liveability (space, layout, surrounding amenities) vs cheaper but much smaller units.
Homejourney’s projects directory lets you compare these launch quantums and psf ranges across different projects in one place Projects Directory , reducing the risk of overpaying just because you only visited one or two showflats.
Market Trends: Demand, Supply, and Buyer Profiles (2024–2025)
Based on 2025 market summaries and transaction statistics, the broader environment for new launch condos looks like this:[2][3][7]
- Moderate price growth: Private residential prices projected to rise roughly 3–5% in 2025, reflecting a more stable market.[3]
- Healthy transaction volumes: Q1 2025 saw more than 7,000 private homes sold, up over 70% year‑on‑year, signalling renewed buyer confidence.[3]
- Limited prime land keeps CCR pricing elevated, while strong bids in RCR push some city-fringe launches close to central prices.[2][5]
- HDB upgraders and families remain a major driver of demand for OCR and RCR new launches.[2][3]
At the same time, policymakers continue to use tools like Additional Buyer’s Stamp Duty (ABSD), Loan‑to‑Value (LTV) limits and the Total Debt Servicing Ratio (TDSR) to limit speculation and ensure financial prudence—supporting Homejourney’s own focus on safe, sustainable home journeys.
Key Singapore Regulations That Shape New Launch Affordability
To interpret price trends correctly, you must also understand the key rules that cap how much you can borrow and how much tax you pay. Figures below summarise regulations commonly in place in recent years; always verify on official sites (MAS, IRAS, HDB) before committing.
1. Buyer’s Stamp Duty (BSD)
BSD is payable on all residential property purchases in Singapore. Recent BSD structures mean higher-value purchases face higher marginal rates. This can easily add tens of thousands of dollars to your new launch purchase, especially for S$2M+ units. We recommend confirming current BSD tiers on IRAS before booking, and Homejourney’s advisors can help you estimate BSD safely using your chosen new launch price.
2. Additional Buyer’s Stamp Duty (ABSD)
ABSD rates are significantly higher for second or third properties and for foreigners, which directly affects whether a new launch makes investment sense. For example, a Singaporean buying a second private condo for investment pays substantial ABSD on top of BSD, changing your breakeven and rental yield calculations. Investors should model this carefully—Homejourney strongly recommends professional tax or legal advice if you are unsure.
3. Loan-to-Value (LTV) and TDSR
LTV limits, set by MAS, cap the percentage of the purchase price or value you can borrow. If you already have an outstanding home loan, your maximum LTV for a new launch typically falls, increasing the cash/CPF required. The Total Debt Servicing Ratio (TDSR) limits your monthly debt obligations (including the new loan, car loans, and credit cards) to a fixed percentage of your gross monthly income.
This framework means that even if you are tempted by a CCR new launch at S$3,000 psf, your bank loan may be smaller than you expect. Always obtain an indicative assessment from multiple banks—Homejourney’s bank rates page helps you compare mortgage packages safely and transparently Bank Rates .
4. CPF Usage
CPF Ordinary Account (OA) can be used for downpayment and monthly instalments for private properties, subject to the Valuation Limit and Withdrawal Limit
