Singapore’s property prices rarely move without early signals, and understanding these cues can help buyers enter the market with better timing. Whether you’re tracking new-launch projects or monitoring resale trends, recognising shifts in property prices allows you to make more confident and well-informed decisions.
At Property Launcher, we analyse the key indicators from buyer demand to market cycles that often appear before price movements occur. These insights help buyers stay ahead of market changes and identify value opportunities early.
Property Prices Movements Around the 12-Month Mark
New-launch condos often experience their first meaningful price increase within the first year of sales, especially when the project records healthy demand. A good illustration is Treasure at Tampines. As Singapore’s largest condominium with over 2,200 units, its long sales period makes it a useful case study for understanding early price movements.
When the project debuted in March 2019, one-bedroom units were selling between approximately $1,286 and $1,321 PSF from March to June. By December 2019 to February 2020 roughly 9 to 11 months later the same stack of units had risen to around $1,472 to $1,482 PSF, reflecting a price increase of about 12 to 14 per cent. The upward trend continued into September 2020, with prices reaching about $1,586 PSF.
Clement Canopy showed a similar pattern. At launch, two-bedroom units were transacting at around $1,389 to $1,392 PSF. Yet by October 2017, only eight months after launch, comparable units in the same stack were selling at approximately $1,617 PSF, an increase of about 16 per cent.
For buyers studying new launches, the takeaway is clear: once a project approaches the 12-month mark, early-bird prices may already be gone. Delaying beyond the first year can make entry even more costly, as price escalations tend to accelerate after this initial window.
Resale Listings That Stay on the Market Too Long (Stale Listing Indicator)
This signal applies primarily to the resale market rather than new launches. While not a strict rule, resale listings that sit on the market for more than two to three weeks often risk becoming “stale.”
Most buyer interest typically occurs within the first 14 days of a listing being published. This is when active house-hunters in the area quickly notice a new option and arrange viewings. If no serious offers emerge during this initial surge, activity generally slows in the following weeks, and subsequent bids may be lower or less frequent.
For buyers, a stale listing can be a mixed signal. On one hand, reduced attention may indicate an underlying issue — such as unit condition, facing, noise exposure, or layout constraints. On the other hand, it could simply reflect a seller who started with an unrealistic price.
As time passes, some sellers become more willing to adjust their expectations, creating opportunities for buyers to secure the unit at a more reasonable price.
For sellers, the implication is the opposite. If you receive credible offers within the first two to three weeks but hold out too long, you may find that later interest weakens, resulting in fewer or less attractive offers over time.
Executive Condominiums (ECs) Reaching MOP and Entering the Resale Market
Executive Condominiums (ECs) reaching their five-year Minimum Occupation Period (MOP) can dramatically shift the dynamics of a neighbourhood’s resale market. Once an EC becomes eligible for resale, it introduces units that are typically priced lower than comparable private condos both because ECs start off subsidised and because early buyers often enjoy significant capital appreciation. This combination allows EC resale units to compete aggressively with surrounding private developments.
A good example is the Canberra Crescent enclave. Projects such as The Visionaire (MOP in 2018) and The Brownstone (MOP in 2017) have already begun adding resale supply to the market. Many of these homeowners are enjoying sizeable returns, often 67% to 74% ROI, far exceeding the 16% to 30% gains commonly observed among nearby private condo owners. With such strong profit margins, EC sellers can afford to list at more attractive prices than private-condo sellers, yet still secure healthy profits.
This price flexibility can draw buyers away from older private developments and reshape demand in the area.
For buyers, this shift can work in your favour. When ECs nearby start hitting their MOP, private-condo owners may feel pressured to moderate their asking prices or move toward quicker negotiations. In some cases, sellers prefer to close before EC resale activity ramps up, presenting opportunities for sharper deals on private units.
Why EC competition matters more today than it used to
In the 1990s and early 2000s, ECs were not seen as strong substitutes for private condominiums. Earlier batches of ECs often had simpler layouts, fewer facilities, tighter unit configurations, or more basic finishing standards. Because of these noticeable differences, ECs seldom posed a serious competitive threat to private developments in the same area.
However, the situation has changed significantly in the last decade. Modern ECs now feature amenities, layouts, landscaping, and finishing quality that are far closer to private condos and in some cases even superior to older private developments. Buyers today often compare ECs and private condos side by side and find that newer ECs provide strong value for money.
As a result, when a newer-generation EC approaches its five-year MOP, it becomes a much more disruptive force in the neighbourhood. These ECs draw attention from price-sensitive buyers, push private-seller expectations downward, and can influence market confidence across the entire locale.
Uptick in HDB Upgrader Activity in Surrounding Estates
HDB upgraders make up the bulk of demand for most mass-market condominiums. So when an HDB estate in the neighbourhood approaches its MOP, you can expect a surge of activity from property agents. This spike in attention doesn’t only affect the flats themselves; nearby condos also get swept up in the rush as agents hunt for potential sellers.
Condo owners may be spared from doorstep flyers, but they won’t escape enthusiastic outreach from realtors.
For sellers, this period is typically advantageous. One of the clearest signs of strong resale appeal is having a sizeable HDB community close by. Many homeowners upgrading from an HDB flat prefer to remain in a familiar environment, so they naturally gravitate toward condos within the same neighbourhood. This steady pool of demand often translates to healthier interest and more confident offers.
For buyers, however, the timing can be less favourable. Newly MOP-eligible HDB units often fetch higher prices, giving sellers more financial flexibility to bid aggressively for private condos. If you’re an upgrader yourself, it may feel like half the block is entering the market at the same time, increasing competition for the same handful of units.
When this happens, be prepared for firmer asking prices and faster-moving listings. Acting quickly can work in your favour if you secure a unit before the wave of HDB sellers finalises their sales, you may be able to buy ahead of the next price increase.
Fast or Full Sell-Through at New Launch Projects
When a new launch enters the market, it often draws attention away from nearby resale units. But once prices start rising or the project nears sell-out, buyers usually shift back to resale homes especially when larger resale units offer similar or lower overall quantum. By the later stages of a launch, only premium four- and five-bedders tend to remain, pushing most buyers to explore surrounding resale options instead.
This can create more competition for resale listings and may prompt sellers to raise their asking prices. Still, this doesn’t apply everywhere. In areas with multiple new launches—such as District 15 in 2025 buyers have plenty of alternatives, so spillover demand into the resale market may not occur.
These patterns aren’t foolproof, but they’re useful signals that property watchers pay attention to. For buyers, spotting these shifts can help you act before prices rise; for sellers, it helps determine when to hold firm or when waiting could hurt your position.
At the end of the day, the safest approach is to work with fixed numbers—your budget or target price and commit to them. Trying to perfectly time the market is risky, as conditions can change quickly.
What This Means for Buyers
When a new launch enters the market, most buyers instinctively look there first — early discounts, developer marketing, and first-mover attention tend to crowd the space. But the more interesting opportunities usually appear later. Once prices have increased and the project is deep into its sales cycle, buyers start comparing quantum, layout efficiency, and liveability with surrounding resale options. This is often when resale homes quietly become the smarter move.
The reverse is also true. In districts packed with multiple launches, urgency fades. Developers know buyers have no shortage of alternatives, so they become more measured with their price increases. In these cases, waiting gives buyers more negotiating power, not less.
You’ll occasionally encounter launches that don’t justify their premium. A quick reality check is to compare them with nearby resale units. If resale homes offer meaningfully better space or functionality at a similar price, the launch is likely testing the limits of buyer appetite. You can also observe the sales pattern: when all the smaller units disappear instantly but the larger ones stay unsold, the pricing framework is probably unbalanced.
Value projects tend to reveal themselves early. They’re usually the ones priced sensibly from the start, positioned near upcoming transport nodes or surrounded by strong resale competition — areas where developers don’t have the freedom to overprice. Buyers who recognise these signals early on tend to secure the best entries.
At the end of the day, clarity matters more than timing. Know your real budget, the quantum you’re comfortable with, and the lifestyle requirements you prioritise. The market shifts quickly, but a focused buyer can recognise when an opportunity is solid and when patience will pay off.
Get Accurate Prices Before You Commit
If you’re exploring a new launch, always start with verified pricing, the full e-brochure, and updated floor plans. These are the essentials that help you compare real value, not just headline numbers.
For personalised guidance, reach out directly via WhatsApp for quick answers, or submit a short request form if you prefer a detailed follow-up. Both options connect you to real advisors who can help you evaluate units, pricing trends, and alternatives in the area.
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