New Launch vs Resale Property Mortgages: Homejourney Guide 2025
This definitive Homejourney guide compares new launch mortgage options like BUC loans and progressive payment mortgages against resale property loans for completed properties. Discover Singapore-specific regulations, current 2025 rates, and practical tools to secure the best financing while prioritizing your safety and trust in every decision.[1][2]
Whether you're a first-time buyer eyeing a new launch condo in OCR or upgrading to a resale in a mature estate, understanding mortgage differences is crucial. Homejourney verifies all data from official sources like MAS and HDB, ensuring transparent advice. Calculate your options instantly at Homejourney bank rates.[2]
Table of Contents
- Executive Summary
- 1. Key Mortgage Differences: New Launch vs Resale
- 2. Financing New Launches: BUC Loans & Progressive Payments
- 3. Resale Property Loans: Full Disbursement Explained
- 4. HDB Loans vs Bank Loans for Both Property Types
- 5. TDSR, MSR, LTV, and CPF Rules in 2025
- 6. Total Cost Comparison with Tables
- 7. 2025 Market Trends Impacting Mortgages
- 8. Homejourney Tools for Smart Decisions
- 9. FAQ: Common Questions Answered
- Next Steps with Homejourney
Executive Summary
New launch mortgages offer progressive payments tied to construction milestones, easing cash flow but delaying occupancy by 3-5 years. Resale property loans require full upfront financing for immediate move-in.[1][2] In 2025, with OCR new launches at $2,100-$2,300 PSF and resales closing the gap, choose based on your timeline and risk tolerance.[7]
Homejourney's platform compares rates from DBS, OCBC, UOB, HSBC, and more, with Singpass integration for instant eligibility checks. This guide draws from MAS regulations and 10-year transaction data for authoritative insights.[6]
1. Key Mortgage Differences: New Launch vs Resale
The core distinction lies in payment structure and disbursement. New launches use BUC loans (Buyer’s Under Construction loan) with progressive payments, while resales demand a completed property loan disbursed fully at completion.[1][8]
| Aspect | New Launch Mortgage | Resale Property Loan |
|---|---|---|
| Payment Structure | Progressive (10-25% downpayment, rest in stages) | Full loan at purchase |
| Move-in Time | 3-5 years | Immediate |
| Interest During Construction | Low (on disbursed amount only) | Full from day 1 |
| Rental Offset | Factor in 3-year rent (~$4,000/month OCR) | None |
Progressive payments reduce early stress but add rental costs. Resales suit urgent needs but hike monthly repayments.[1]
Insider Tip: Rental vs Mortgage Math
For a $1.8M OCR new launch, progressive payments might total $200K pre-TOP vs $1.4M full loan on resale. Add $144K rent (3 years at $4K/month) – new launch could still win if appreciation hits 10-20%.[1][7]
2. Financing New Launches: BUC Loans & Progressive Payments
A new launch mortgage or BUC loan disburses in stages matching developer progress: 10% booking, 10% SPA signing, up to 70% at TOP.[2][8] Banks like DBS and OCBC offer these at 3M SORA + 0.6-1.0% (est. 3.2-3.6% in 2025).[2]
Advantages: Lower initial outlay, interest only on paid stages. Example: $2M unit – pay $200K first year, interest ~$6K vs $50K full loan.[1]
Progressive Payment Schedule Example
- 5% on booking
- 5% 14 days later
- 10% SPA signing (within 4 weeks)
- 10% 1 month from SPA
- 10% 2 months from SPA
- 5% construction start
- 5% 6 months in
- 10% 12 months in
- 10% 18 months in
- 25% TOP (3-5 years)
Homejourney tracks live SORA rates – view at mortgage calculator. Note: Developers hold payments in escrow for safety.[2]
Risks: Developer Delays
Rare but possible; MAS regulates via ABSD and progressive caps. Always verify via URA's launch portal.[2]
3. Resale Property Loans: Full Disbursement Explained
For resale property loans, banks disburse 75-90% LTV immediately post-SPA. No stages – full interest from purchase.[3] Rates mirror new launches but higher early payments: est. $7,000/month on $1.5M loan (30 years, 3.5%).[1]
Pros: Instant occupancy, no rental. Ideal for HDB upgraders. Cons: Higher MSR/TDSR stress.[4]
Real Example: OCR Resale 2025
A 3-bed resale in District 19 ($2.2M, $2,200 PSF) vs nearby new launch ($2.3M). Resale loan: $1.76M (80% LTV), monthly $8,500. Move in day 1.[6][7]
Compare offers from UOB, HSBC via Homejourney's multi-bank tool – one Singpass submission.[2]
4. HDB Loans vs Bank Loans for Both Property Types
HDB loans (2.6% fixed 2025) cap at 80% LTV for new/ resale flats, no progressive for BTO but available for ECs. Banks offer flexibility, SORA/Pibor rates lower for high-credit buyers.[2]
| Feature | HDB Loan | Bank Loan (e.g., DBS/OCBC) |
|---|---|---|
| Rate (2025) | 2.6% fixed | 3M SORA + 0.7% (~3.3%) |
| LTV Max | 80% (HDB flats) | 75% private |
| Progressive? | For EC/BTO | Yes for new launch |
| Flexibility | Low | Refinance easy |
Banks beat HDB for private resales if SORA dips. Use Homejourney to compare live.[2]
5. TDSR, MSR, LTV, and CPF Rules in 2025
MAS TDSR (60% debt-to-income) and HDB MSR (30%) apply. LTV: 75% first loan. CPF Ordinary Account usable up to 80% loan quantum, but new launches defer grants.[2]
- TDSR Example: $10K monthly income → max $6K debt (incl. mortgage).
- ABSD: 17% additional for second property (Singaporean).
- Insider: Factor lease decay in 99-year resales vs new 99-year launches.[6]
Test eligibility at Homejourney calculator – Singpass verified.[2]
6. Total Cost Comparison with Tables
Over 5 years, new launch saves ~$150K interest but adds $120K rent. Resale: higher payments but equity builds faster.[1]
5-Year Cost Breakdown ($2M Property, 80% Loan)
| Cost Item | New Launch | Resale |
|---|---|---|
| Interest Paid | $120K | $180K |
| Rental Cost | $144K (3yrs) | $0 |
| Total Cash Out | $400K | $500K |
Data synthesized from 2025 trends; personalize via Homejourney.[1][7]
7. 2025 Market Trends Impacting Mortgages
New launches drive prices up $400 PSF every 5 years; resales now match in Districts 12/19.[1][6] With 5,000+ units launching, demand high in OCR (e.g., Lentor Central 93% sold).[2] SORA expected stable at 3% – lock fixed if risk-averse.[5]
For decoupling families, see Decoupling Property Mortgage Implications Cost Guide | Homejourney . Explore projects at Homejourney projects directory.[2]
8. Homejourney Tools for Smart Decisions
Homejourney prioritizes your safety with verified rates and Singpass apps.
- Compare DBS/OCBC/UOB/HSBC at bank rates.
- Instant calculator: eligibility tool.
- Multi-bank apply: One form, all offers.
- Live SORA tracker for timing.
WhatsApp support for queries – trust built on feedback.[2]
9. FAQ: Common Questions Answered
Q: Can I use the same bank for new launch and resale?
A: Yes, but check LTV per property. Homejourney compares all.[2]
Q: What's better for investors – new launch mortgage or resale loan?
A: New launch for appreciation potential (10-20%), resale for yield.[1][3]
Q: How does CPF work with progressive payments?
A: Use OA for stages; accrued interest deductible.[2]
Q: Refinancing new launch pre-TOP?
A: Limited; post-TOP like resale. Use Homejourney for rates.[2]
Q: Impact of ABSD on mortgages?
A: Cash component only; loan unchanged.[2]
References
- Singapore Property Market Analysis 1 (2025)
- Singapore Property Market Analysis 2 (2025)
- Singapore Property Market Analysis 7 (2025)
- Singapore Property Market Analysis 6 (2025)
- Singapore Property Market Analysis 8 (2025)
- Singapore Property Market Analysis 3 (2025)
- Singapore Property Market Analysis 4 (2025)
- Singapore Property Market Analysis 5 (2025)
