How to Buy Without Regret In Today’s Market

Every other week, I see headlines about “sell-out launches” and “queues at showflats.”

That’s the kind of news that makes buyers panic and rush to enter.

But here’s what most people miss: the market is not moving evenly.

Let’s look at the facts.

Compare this with Bloombury (25.1% sold) and One Marina Garden (38%).

If you only read the headlines, you’d think everything is flying.

The reality?

Some launches fly, some struggle for sales.

And the difference is not luck.

A Comparison of 4Q of 2024 vs 1Q of 2025

Before Trump took office in January 2025, there was exuberance in the last quarter of 2024 with sold-out launches across various new developments.

In the first quarter of 2025 – we can see that most new launches continued to do well.

The Market Has Quietly Shifted

Earlier this year, Trump’s tariff announcement shook confidence.

Buyers pulled back.

But now, I’m seeing a different pattern:

• Developers have priced certain launches more realistically.
• Buyers are no longer buying blindly – they’re hunting for value.
• If the numbers make sense, deals are happening fast.

This isn’t a “boom” or a “crash.”

It’s what I call the selective opportunity phase – where you win only if you know exactly what to look for.

Why These Projects Still Sold Well (and What You Can Learn)

The best-performing launches weren’t just lucky.

They offered built-in price protection.

Lynden Woods

• Launched from ~$2,1xx psf
• Average transacted: ~$2,450 psf
• Average RCR: ~$2,600 psf

➡️ That ~$150 price gap may not sound like much – but for savvy buyers, that kind of pricing buffer offers peace of mind. This is what I call price protection.

UpperHouse @ Orchard

• Average: $3,350 psf
• Located directly in front of Orchard Boulevard MRT (TEL)
• Within 1km of River Valley Primary

Here’s the thing – take a look at nearby CCR projects:

• Park Nova: hit $6,150 psf this year
• Boulevard 88 (resale): ~$4,200 psf
• Cuscaden Reserve (99-yr lease): ~$3,100 psf

➡️ In this context, $3,350 psf doesn’t look high at all. In fact, with the CCR–RCR price gap narrowing (from 56.5% in 2018 to just 1.9% in 1H2025), this project stands out.

The Robertson Opus (Freehold)

• Average achieved: ~$3,350 psf
• Starting price: ~$3,100 psf
• Comparable to some freehold RCR launches (e.g. East Coast projects)

➡️ Some freehold projects in East Coast (RCR) are already nearing this price range – so for those who can afford it, buying a freehold in central Singapore at this quantum makes a lot of sense.

River Green and Promenade Peak

• Units priced from ~$2,600 – $2,700 psf
• Not far off from RCR projects like The Orie, Emerald of Katong, and Chuan Park

➡️ Buyers recognised the small premium and chose to go for better locations or project quality.

Clearly buyers are entering because they recognise that developers are selling at a “discount”.

Entering at a Safe Entry Price is definitely advantages.

After years of analysing deals, attending property strategy workshops, and being very active in the resale market, I’ve developed 3 key filters that go beyond price.

These filters go beyond surface-level price check.

They help uncover units with strong exit appeal, market support, and positioning advantages that many overlook.

The 3 Filters I Use Before Recommending Any Property

Most buyers focus only on the entry price.

For me, I don’t.

Every purchase I recommend must pass all three filters:

1. Price Protection – Is the entry price clearly better than comparable alternatives?
2. Exit Advantage – Will this unit stand out from others at TOP or resale?
3. Future Buyer Demand – Will the unit type have a strong pool of buyers in the resale market?

Without all three, your “good deal” can turn into a slow-moving, low-offer property in the future.

For a further detailed explanation: 3 Filters I Use Before Recommending Any Property

Why Entry Price Alone Isn’t Enough

I’ve seen buyers enter at a “good price” but pick:

• The wrong layout
• The wrong facing
• The wrong size for future buyers

Result? At resale, they’re one of 50 similar listings, with no edge.

The smartest buys are those where future buyers see your unit as “die die must buy”.

That means thinking about resale strategy before you sign the OTP.

What Other Factors Are Supporting Buyer Confidence?

✅ Interest rates have dropped

• 3-month SORA fell below 2%
• This lowers monthly mortgage commitments significantly
• For those with funds in fixed deposits or T-bills, property may now look more attractive

✅ Rising HDB MOP units may push up private demand

As more HDB upgraders hit MOP, expect increased competition for well-located private units.

✅ Future price clarity: Land bids & construction costs

Construction costs are rising – and will likely continue in 2026 due to inflation and tariffs.

Sources:

• EdgeProp: Construction costs to rise 5% by 2026
• Straits Times: Tariff truce, but higher cost outlook

⚠️ Supply Pressure: 8,059 Units in 2H 2025

That’s 18 new launches in the second half alone.

Developers will be competing hard – and some may offer short-term pricing incentives just to move units.

That’s where smart buyers can capitalise. But I don’t expect them to hold these prices for long.

With that much supply, developers under pressure may create rare pricing gaps — if you know where to look.

Conclusion: Entering The Market Is Just the Beginning

Let me say this clearly:
Buying at a good price is only half the story.

You also need a solid exit strategy.

Ask yourself:

• Will there be a pool of ready buyers for your unit type?
• Will your unit be among the top choices when resale hits?
• Are you picking a unit with clear advantages – layout, stack, micro-location?

I’ve seen people enter the right project – but choose the wrong unit type.

The key is to buy a unit that, in future, becomes someone’s “die die must buy.”

Internal competition is real – even within the same project.

Don’t commit to a cent before you can understand how the micro-trends in the property market work.

If you want a shortlist of current launches and units that pass all 3 of my filters, let’s arrange a no-obligation discussion.

Just an honest discussion about what’s possible – based on your plans and your budget.