Here’s Where The Price Gaps Are The Biggest

District 15 is one of the most recognisable names in the private property market. Mention it, and most Singaporeans will immediately think of Katong shophouses, East Coast Park, or Meyer Road’s “Millionaire’s Row.” It’s also a district where you can find almost every kind of private housing – boutique condos hidden in side lanes, sprawling old apartments from the 1980s, and shiny new launches with rooftop pools.

But for singles and couples, the real question isn’t Meyer Road versus East Coast Road, it’s whether to go for a bigger, older resale unit, or stick to a compact new launch. The gap between the two has widened in interesting ways, and it’s worth asking which side really delivers better value.

So is it worth buying a larger and pricier resale unit? Or should they stick to the new launch one and two-bedders, which may be a bit smaller, and hence sometimes cheaper (in an overall sense)? Here’s a deeper look at the state of the price gap:

Let’s start with the general price trend for D15

Year	New Sale	Sub sale and resale	% difference
2014	$1,609	$1,230	30.73%
2015	$1,638	$1,222	34.11%
2016	$1,742	$1,209	44.07%
2017	$1,756	$1,306	34.50%
2018	$1,968	$1,325	48.54%
2019	$2,342	$1,317	77.78%
2020	$2,199	$1,321	66.42%
2021	$2,351	$1,458	61.26%
2022	$2,390	$1,575	51.69%
2023	$2,549	$1,711	48.99%
2024	$2,683	$1,805	48.66%

Overall, the price gap between new launches and resale units has widened by almost 18 per cent from 2014 to 2024. The most dramatic divergence came in 2019, when new sale prices surged ahead to create a gap of nearly 78 per cent, the widest margin in the decade. This was largely due to the launches of Seaside Residences and Amber Park, which drove up the price gap that year. 

The most dramatic divergence came in 2019, when new sale prices surged ahead to create a gap of nearly 78 per cent, the widest margin in the decade.

Following that, the COVID pandemic struck in 2020, which drove up housing prices across the market. 

With this broad trend in mind, let’s break the numbers down by bedroom type:

1-bedroom units

Year	New Sale	Sub sale and resale	% difference
2014	$1,710	$1,436	19.08%
2015	$1,793	$1,429	25.47%
2016	$1,796	$1,357	32.40%
2017	$1,813	$1,531	18.44%
2018	$1,843	$1,511	22.02%
2019	$2,429	$1,384	75.49%
2020	$2,244	$1,450	54.80%
2021	$2,374	$1,501	58.16%
2022	$2,466	$1,600	54.11%
2023	$2,570	$1,777	44.67%
2024	$2,723	$1,854	46.93%

The price gap for one-bedders in District 15 has been especially volatile. From 2014 to 2024, the difference widened from about 19 per cent to nearly 47 per cent. The sharpest spike came in 2019, when new launch prices surged, pushing the gap to over 75 per cent (as mentioned earlier, we can attribute this to Seaside Residences and Amber Park). 

Although the gap narrowed after that peak, it remained consistently high; often above 50 per cent through 2020 to 2022, before settling closer to the 45 per cent range in 2023 and 2024.

2-bedroom units

Year	New Sale	Sub sale and resale	% difference
2014	$1,626	$1,295	25.57%
2015	$1,663	$1,243	33.80%
2016	$1,785	$1,294	37.92%
2017	$1,767	$1,374	28.60%
2018	$2,200	$1,321	66.56%
2019	$2,399	$1,373	74.78%
2020	$2,350	$1,376	70.78%
2021	$2,458	$1,463	67.97%
2022	$2,414	$1,599	50.98%
2023	$2,585	$1,746	48.02%
2024	$2,802	$1,890	48.25%

The two-bedder price gap widened more significantly than one-bedders, and has stayed that way for most of the decade. 

In 2014, new launches were priced about 26 per cent higher than resale counterparts. By 2018, the difference had ballooned to nearly 67 per cent, before peaking in 2019 at almost 75 per cent.

Even after that peak, the gap remained high through 2020 and 2021, hovering above 65 per cent. It only began to narrow more from 2022 onward, with the gap narrowing to about 48 per cent by 2023 and 2024.

But $PSF may be less useful today, as developers have shrunk unit sizes to keep the overall quantum lower.

With that in mind, let’s shift the comparison from $PSF to total quantum across the various bedroom types.

1-bedroom units

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$983,656	$768,748	$214,908	27.96%
2015	$1,100,508	$726,202	$374,307	51.54%
2016	$1,014,329	$734,292	$280,037	38.14%
2017	$1,005,242	$924,603	$80,639	8.72%
2018	$1,028,274	$834,100	$194,174	23.28%
2019	$1,175,765	$872,641	$303,124	34.74%
2020	$1,114,752	$750,965	$363,787	48.44%
2021	$1,170,863	$832,030	$338,833	40.72%
2022	$1,273,566	$874,975	$398,591	45.55%
2023	$1,294,609	$930,155	$364,453	39.18%
2024	$1,357,950	$989,677	$368,273	37.21%
% increase from 2014 to 2024	38.05%	28.74%

From 2014 to 2024, new one-bedders saw a 38.05 per cent increase in overall quantum, compared to 28.74 per cent for subsale and resale counterparts. During the aftermath of COVID in 2022, the price gap was close to $400,000, largely due to housing supply shortages in that era. 

Over the past 10 years though, there was only one year (2017) where the percentage difference in price dipped below 20 per cent. This was due to 2017 being a low point in the property market after repeated cooling measures, and being the end point of the “shoebox craze.”

2-bedroom units

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$1,399,203	$1,261,355	$137,847	10.93%
2015	$1,468,704	$1,201,157	$267,547	22.27%
2016	$1,369,383	$1,244,106	$125,277	10.07%
2017	$1,397,951	$1,291,568	$106,383	8.24%
2018	$1,512,856	$1,286,024	$226,833	17.64%
2019	$1,723,582	$1,310,045	$413,537	31.57%
2020	$1,647,279	$1,325,455	$321,824	24.28%
2021	$1,761,972	$1,396,415	$365,557	26.18%
2022	$1,825,005	$1,503,834	$321,171	21.36%
2023	$1,845,332	$1,581,051	$264,281	16.72%
2024	$1,907,467	$1,687,632	$219,835	13.03%
% increase from 2014 to 2024	36.33%	33.80%

The percentage increase for both new and resale two-bedders has been fairly close over the past decade, although new units still maintain a slight lead. 

We saw the biggest jump in 2019, as is the repeated pattern, when the gap briefly exceeded $400,000. But in six of the past 10 years, the price gap has hovered below 20 per cent. 

Let’s now take a look at the average unit size 

One tricky issue here is GFA harmonisation. Ever since 1st September 2022, developers can no longer include the square footage of certain non-liveable spaces, like air-con ledges, to the total square footage sold. As such, resale condos will often appear much bigger than newer condos on paper, even though the practical differences in space may be more negligible than you might think.

That being said, here are the size differences:

1-bedroom units

Year	New Sale	Sub sale and resale	Difference
2014	572	559	13
2015	618	520	98
2016	587	559	29
2017	558	613	-55
2018	558	557	1
2019	486	653	-167
2020	502	522	-20
2021	499	563	-65
2022	522	555	-34
2023	504	526	-22
2024	499	547	-48

2-bedroom units

Year	New Sale	Sub sale and resale	Difference
2014	865	996	-131
2015	887	986	-99
2016	772	993	-221
2017	792	959	-167
2018	688	993	-305
2019	721	968	-247
2020	702	981	-279
2021	719	973	-254
2022	761	959	-198
2023	715	919	-204
2024	681	916	-234

As we’ve mentioned above, new launches tend to have smaller average unit sizes compared to resale counterparts. Apart from GFA harmonisation, developers have had to build smaller, to ensure the overall price (not so much the $PSF) is palatable.

Based on 2024 transactions, one-bedders show the largest percentage price difference between new launches and resale. 

For that reason, we’ll take a closer look at this segment first, before moving on to the other unit types.

We will separate the 99-year leasehold properties from the freehold ones (in which we include 999-year leases) to keep comparisons fair:

99-year leasehold

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$703,100	$927,556	-$224,456	-24.20%
2015	$715,000	$693,000	$22,000	3.17%
2016		$832,750
2017	$944,979	$798,299	$146,679	18.37%
2018	$1,031,747	$997,988	$33,760	3.38%
2019	$1,101,139	$913,875	$187,264	20.49%
2020	$1,069,901	$887,250	$182,651	20.59%
2021	$1,179,000	$1,067,963	$111,037	10.40%
2022	$1,295,641	$1,115,886	$179,755	16.11%
2023	$1,289,641	$1,199,529	$90,112	7.51%
2024	$1,345,758	$1,186,626	$159,132	13.41%

999-year/freehold

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$1,034,666	$742,127	$292,539	39.42%
2015	$1,110,927	$717,836	$393,091	54.76%
2016	$1,014,329	$723,606	$290,723	40.18%
2017	$1,233,194	$937,020	$296,174	31.61%
2018	$889,350	$819,063	$70,287	8.58%
2019	$1,189,252	$865,832	$323,420	37.35%
2020	$1,133,440	$730,848	$402,591	55.09%
2021	$1,169,921	$786,578	$383,342	48.74%
2022	$1,234,433	$836,391	$398,042	47.59%
2023	$1,510,200	$892,361	$617,839	69.24%
2024	$1,551,000	$935,558	$615,442	65.78%

Lease tenure does appear to be a cause of a wide price gap between new and resale one-bedders. The difference for 99-year leasehold units has generally remained within the 10 to 20 per cent range, but the gap for freehold projects has surged, reaching over 65 per cent in 2024.

To better understand why, let’s drill down into the one-bedder transactions recorded in 2024.

999-year/freehold New sale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
THE CONTINUUM	$1,551,000	$2,771	560	6

In 2024, The Continuum was the only new freehold project with one-bedders that registered new sale transactions.

Let’s examine the resale and sub sale transactions of other D15 projects to compare:

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
STRAITS RESIDENCES	$638,000	$1,852	344	1
SUITES@ KATONG	$675,500	$1,728	392	6
THE COTZ	$683,250	$1,599	428	4
SUITES @ EASTCOAST	$684,000	$1,781	384	3
HAIG 162	$698,500	$1,923	363	4
VIBES @ EAST COAST	$705,200	$1,700	418	5
SUITES @ GUILLEMARD	$741,496	$1,660	459	3
448@EAST COAST	$742,500	$1,725	431	2
EVERITT EDGE	$750,000	$1,742	431	1
PARC BLEU	$750,000	$1,620	463	1
ESPIRA SUITES	$750,972	$1,672	449	4
SYCAMORE TREE	$758,857	$1,890	403	7
HERITAGE EAST	$770,000	$1,760	438	3
IMPERIAL HEIGHTS	$800,000	$1,770	452	2
SIGLAP V	$803,378	$1,556	517	5
QUESTA @ DUNMAN	$806,000	$1,872	431	3
AURA 83	$808,000	$1,668	484	1
THE LUCENT	$808,000	$1,706	474	2
JUPITER 18	$809,600	$1,653	500	5
THE SERENNO	$835,000	$1,724	484	1
VENTURA VIEW	$838,333	$1,428	592	3
NATURALIS	$845,000	$1,635	517	1
BELLA CASITA	$850,000	$1,645	517	1
16 @ AMBER	$859,000	$2,047	420	2
THE CRISTALLO	$880,000	$1,543	570	1
38 I SUITES	$909,222	$1,613	614	4
THE LUSH	$955,000	$1,848	517	1
THE ODEON KATONG	$959,000	$1,620	592	2
D’ CASTILIA	$977,400	$1,593	614	2
SUNNY PARC	$978,000	$1,398	700	1
DE CENTURION	$980,000	$1,718	570	1
77 @ EAST COAST	$995,000	$2,006	501	2
THE MONTAGE	$1,000,000	$1,523	657	1
THE GERANIUM	$1,018,000	$1,603	635	1
D’ECOSIA	$1,025,397	$1,618	660	7
THE LINE @ TANJONG RHU	$1,038,000	$2,473	420	1
IVORY	$1,070,000	$1,630	657	1
FULCRUM	$1,075,000	$2,270	474	2
8M RESIDENCES	$1,150,000	$2,226	517	1
KATONG REGENCY	$1,175,000	$1,859	643	4
THE SEAWIND	$1,201,000	$1,791	671	3
COASTLINE RESIDENCES	$1,230,000	$2,721	452	2
ONE AMBER	$1,250,000	$2,191	570	2
NYON	$1,260,000	$2,601	484	1
AMBER PARK	$1,318,200	$2,848	463	5
THE SEA VIEW	$1,360,000	$2,430	560	2
EASTERN LAGOON	$1,393,000	$1,849	753	1
EIS RESIDENCES	$1,430,000	$1,342	1066	1
SPRING GARDENS	$1,520,000	$1,358	1119	1
MARINE BLUE	$1,547,500	$2,091	794	4
COSTA ESTE	$1,780,000	$1,243	1432	1

The Continuum stands out quite clearly. At an average price of $1.55 million, it was second only to Costa Este, which transacted higher but for much larger units (1,432 sq ft versus The Continuum’s 560 sq ft). 

On a $PSF basis, The Continuum ranked among the very top, second only to Amber Park; but since Amber Park’s one-bedders are smaller on average, their overall quantum remains lower.

The resale and subsale market shows quite a wide spread. Average prices ranged from just $638,000 (Straits Residences) to $1.78 million (Costa Este), with more than half of the projects trading below $1 million. This drags down the overall average for resale, creating a large price gap. 

It’s also worth noting that many of these resale transactions were in boutique projects, whereas The Continuum is a large 816-unit project. As such, this isn’t always an apples-to-apples comparison. Boutique projects are more exclusive and private, but they also lack the full range of condo facilities like The Continuum would have. 

And while lease decay isn’t a factor for 999-year or freehold properties, older projects often come with dated designs and ageing facilities, which can contribute to a significant price gap.

For buyers weighing a resale option at a similar price point to The Continuum, Marine Blue comes closest in terms of average quantum. 

Let’s take a look at how the two compare:

Both units are 1 + Study configurations, but Marine Blue’s is slightly larger in size. At Marine Blue, the study is spacious enough to function as a small bedroom, and it comes with sliding doors for full enclosure. In contrast, The Continuum’s study is more of an open nook – its positioning makes it more practical as a walk-in closet than a true work or sleep space.

Marine Blue also features a Jack and Jill bathroom, accessible from both the master bedroom and the living area. The Continuum’s bathroom, however, is only accessible via the study, which may limit convenience for guests.

Both layouts provide an open kitchen, compact dining area, and a living room that extends to an attached balcony. But Marine Blue has the additional benefit of a foyer, offering a greater sense of privacy compared to The Continuum’s entryway, which opens directly into the living area.

Taken together – especially with the Jack and Jill bathroom and the more versatile study – Marine Blue’s layout stands out as the more functional of the two.

(As an aside that’s unrelated to layouts, it’s worth mentioning that Marine Blue is closer to the Katong/East Coast expatriate enclave – it’s between Parkway Parade and i12 Orchard. The Continuum is more toward Paya Lebar, and given that one-bedders are often catered to renters, this may also give Marine Blue a slight edge.)

New sale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
EMERALD OF KATONG	$1,329,459	$2,745	484	74
TEMBUSU GRAND	$1,392,625	$2,640	527	16
GRAND DUNMAN	$1,437,000	$2,617	549	5

Sub sale and resale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
TANJONG RIA CONDOMINIUM	$959,333	$1,564	614	3
MANDARIN GARDENS	$1,030,000	$1,407	732	2
SEASIDE RESIDENCES	$1,181,712	$2,172	545	22
CASUARINA COVE	$1,242,500	$1,589	780	2
COTE D’AZUR	$1,288,000	$1,425	904	1
PEBBLE BAY	$1,483,333	$1,627	915	3

All expected, all three new launches have noticeably higher $PSF, but come with a lower overall price due to the smaller units. And even the most affordable of the new launches, Emerald of Katong, already costs more than most of the resale projects.

The only resale project with a higher average quantum than all three new launches is Pebble Bay, and this is simply due to its higher square footage. 

Overall, the percentage difference in pricing is narrower among leasehold compared to freehold projects in D15; even though individual developments may buck the trend.

In terms of practical experience, buyers with the budget for a resale one-bedder may find that their options for new launches are limited or out of reach in D15.

For buyers comparing directly against Emerald of Katong, the most affordable new launch – Cote D’Azur – comes closest in average price. 

Let’s compare how their one-bedder floor plans measure up:

Emerald of Katong offers a 1 + Study, while Cote D’Azur is a straightforward one-bedroom unit (but still notably larger). There are a few similarities: in both layouts, the bathroom is accessible only from the master bedroom, and the living areas extend into a balcony. Their living and dining spaces are somewhat segregated, though the dining area in Cote D’Azur is clearly more generous.

Emerald of Katong’s “study” functions more as a nook than a true enclosed space. Its kitchen is open, in contrast to Cote D’Azur’s enclosed kitchen, which even comes with a yard and utility room; something that you will only find in older one-bedders today. The master bedroom at Cote D’Azur also opens to its own balcony, while its bathroom is notably spacious, featuring both a bathtub and a separate shower area.

The much larger unit size, together with features like the enclosed kitchen, yard, utility room, and full-sized master bathroom, gives Cote D’Azur the edge in terms of liveability. However, efficiency is another issue: for a landlord who simply wants a one-bedder to rent out (especially to shorter-term tenants), these may be seen as extraneous or unnecessary additions.

Now let’s look at the two-bedders

99-year leasehold

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$1,070,500	$1,619,137	-$548,637	-33.88%
2015		$1,657,677
2016		$1,542,515
2017	$1,333,505	$1,600,285	-$266,780	-16.67%
2018	$1,295,402	$1,705,983	-$410,581	-24.07%
2019	$1,315,219	$1,738,854	-$423,635	-24.36%
2020	$1,355,643	$1,644,419	-$288,776	-17.56%
2021		$1,883,502
2022	$1,868,324	$2,064,840	-$196,517	-9.52%
2023	$1,824,611	$2,096,172	-$271,562	-12.96%
2024	$1,817,065	$2,348,369	-$531,304	-22.62%

999-year/freehold

Year	New Sale	Sub sale and resale	Price difference	% difference
2014	$1,407,220	$1,226,219	$181,001	14.76%
2015	$1,468,704	$1,154,631	$314,073	27.20%
2016	$1,369,383	$1,235,473	$133,910	10.84%
2017	$1,673,189	$1,298,366	$374,823	28.87%
2018	$1,598,520	$1,252,960	$345,560	27.58%
2019	$1,746,269	$1,325,413	$420,857	31.75%
2020	$1,684,312	$1,305,417	$378,895	29.02%
2021	$1,761,972	$1,355,624	$406,347	29.97%
2022	$1,748,824	$1,456,235	$292,590	20.09%
2023	$1,887,993	$1,561,685	$326,307	20.89%
2024	$2,084,635	$1,653,264	$431,371	26.09%

Among the 99-year leasehold condos, resale two-bedders have consistently transacted at higher quantums than new launches, by as much as 22.6 per cent in 2024. For freehold projects, the opposite is true: new launches have maintained a sizable premium over resale, with the gap widening to over 26 per cent in 2024.

This suggests that the price gap for two-bedders is largely driven by freehold developments. With that in mind, let’s drill down into the specific two-bedder transactions in 2024.

999-year/freehold

New sale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
KOON SENG HOUSE	$1,842,857	$2,345	786	3
MEYER MANSION	$2,000,000	$2,903	689	1
THE CONTINUUM	$2,003,196	$2,904	690	97
CLAYDENCE	$2,020,500	$2,288	883	4
MEYER BLUE	$2,214,580	$3,246	682	69

Sub sale and resale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
STUDIOS@TEMBELING	$820,000	$1,772	463	1
THE VANDERLINT	$894,500	$1,614	554	2
VIBES @ EAST COAST	$980,000	$1,570	624	1
JUPITER 18	$985,888	$1,696	581	1
SUITES @ EASTCOAST	$986,667	$1,604	620	3
ISUITES @ MARSHALL	$1,000,000	$1,660	603	2
CADENCE LIGHT	$1,020,000	$1,504	678	1
PARC ELEGANCE	$1,024,000	$1,552	662	2
JC RESIDENCE	$1,088,888	$1,510	721	1
RESIDENCE 66	$1,090,000	$1,447	753	1
PALM OASIS	$1,095,000	$1,373	802	2
SUNSHINE LOFT	$1,110,000	$1,539	721	1
38 I SUITES	$1,119,000	$1,750	639	5
HAIG 162	$1,150,000	$1,978	581	1
RADIX	$1,150,000	$1,505	764	1
SUITES @ GUILLEMARD	$1,150,000	$1,444	797	1
91 MARSHALL	$1,160,000	$1,804	646	2
EVERITT EDGE	$1,200,000	$1,593	753	1
ONE EIGHTIES RESIDENCES	$1,208,750	$1,783	676	4
AQUARINE GARDENS	$1,220,000	$1,667	732	1
THE CRISTALLO	$1,222,963	$1,378	887	3
COASTARINA	$1,228,888	$1,812	678	1
SIGLAP V	$1,236,815	$1,398	897	6
IMPERIAL HEIGHTS	$1,237,000	$1,810	678	2
CHELSEA LODGE	$1,240,000	$1,600	775	1
SUNSHINE MANSIONS	$1,240,000	$1,578	786	1
TIVOLI GRANDE	$1,251,667	$1,603	782	3
THE ARISTO @ AMBER	$1,257,200	$1,943	646	5
THE TREELINE	$1,260,000	$1,582	797	1
SERAYA 9	$1,265,000	$1,567	808	2
THE BEACON EDGE	$1,270,000	$1,873	678	1
THE AMBRA	$1,278,000	$1,562	818	1
CRESCENDO PARK	$1,280,000	$1,505	850	1
SANDY EIGHT	$1,300,000	$1,878	692	3
SHIRO	$1,308,000	$1,321	990	1
QUESTA @ DUNMAN	$1,320,000	$1,752	753	1
AQUENE	$1,339,444	$1,455	936	2
ESPIRA SPRING	$1,350,000	$1,511	893	1
ONE @ PULASAN	$1,360,000	$1,560	872	1
BLU CORAL	$1,363,444	$1,242	1168	2
THE LINE @ TANJONG RHU	$1,370,000	$2,401	570	2
SUNNY PARC	$1,400,000	$1,429	980	1
CRANE COURT	$1,420,000	$1,466	969	1
LA VIDA @ 130	$1,427,500	$1,378	1050	2
MABELLE	$1,428,888	$1,619	883	1
DUNMAN REGENCY	$1,430,000	$1,795	797	1
SPRING @ LANGSAT	$1,430,000	$1,601	893	1
PARC BLEU	$1,452,500	$1,285	1130	2
THE AMARELLE	$1,460,000	$1,596	915	1
THE MINT RESIDENCES	$1,492,500	$1,507	990	2
D’ CASTILIA	$1,500,000	$1,679	893	1
DE CENTURION	$1,500,000	$1,935	775	1
AURALIS	$1,505,000	$1,722	877	2
FERNWOOD TOWERS	$1,538,888	$1,906	807	1
GALAXY TOWERS	$1,560,000	$1,464	1066	1
RICCHEZZA	$1,560,000	$1,239	1259	1
THE LUSH	$1,560,000	$1,907	818	1
THE BALE	$1,572,250	$1,495	1053	4
CANTIZ @ RAMBAI	$1,600,000	$1,414	1184	2
ESTIQUE	$1,629,444	$1,508	1093	2
EASTERN LAGOON	$1,650,000	$1,847	893	1
PALMERA RESIDENCE	$1,650,000	$1,869	883	1
FLAMINGO VALLEY	$1,670,429	$1,702	1037	7
CELESTIA	$1,675,000	$1,533	1120	2
THE SOUND	$1,680,000	$2,027	829	1
ENVIO	$1,695,000	$1,640	1033	2
EAST GALLERIA	$1,700,000	$1,903	893	1
EAST PALM	$1,700,000	$1,612	1055	1
ESPIRA RESIDENCE	$1,703,800	$1,190	1432	1
VERANDA	$1,740,000	$1,600	1087	1
AMBER 45	$1,751,250	$2,584	681	4
ONE MEYER	$1,775,000	$2,893	614	2
THE NCLAVE	$1,808,000	$1,388	1302	1
FULCRUM	$1,820,000	$2,021	926	2
HAIG COURT	$1,850,000	$1,719	1076	1
THE CAPE	$1,850,000	$2,176	850	1
NYON	$1,852,667	$2,383	786	3
FORT GARDENS	$1,860,000	$1,942	958	2
THE MAKENA	$1,860,000	$1,819	1023	1
MODA	$1,874,148	$2,125	881	6
CORALIS	$1,900,000	$2,153	883	2
THE SEAWIND	$1,900,000	$2,077	915	1
VERSILIA ON HAIG	$1,900,000	$1,858	1023	1
CRYSTAL RHU	$1,960,000	$1,858	1055	1
THE PALLADIUM	$1,965,000	$2,226	883	1
BUTTERWORTH 8	$2,000,000	$1,956	1023	2
SEVENTY SAINT PATRICK’S	$2,019,000	$2,382	848	4
AMBER PARK	$2,040,401	$2,839	718	18
THE HACIENDA	$2,068,000	$1,715	1206	1
PARKSHORE	$2,075,000	$2,073	1001	2
PALM VISTA	$2,080,000	$1,475	1410	1
HAIG RESIDENCES	$2,100,000	$1,682	1249	1
ONE AMBER	$2,182,250	$2,278	958	4
EMERALD EAST	$2,188,888	$1,832	1195	1
COASTLINE RESIDENCES	$2,195,000	$3,044	721	2
THE MEYERISE	$2,221,500	$2,517	883	2
SPRING @ KATONG	$2,250,000	$2,133	1055	1
THE ESTA	$2,250,000	$2,113	1071	2
LA MEYER	$2,265,000	$1,768	1281	1
THE VIEW @ MEYER	$2,375,000	$2,229	1066	1
AMBER SKYE	$2,377,600	$2,340	1016	5
EAST SIGNATURE	$2,380,000	$1,235	1927	1
VERTIS	$2,380,000	$1,974	1206	1
THE SEAFRONT ON MEYER	$2,416,667	$2,268	1066	3
THE ATRIA AT MEYER	$2,450,000	$2,347	1044	1
MEYER RESIDENCE	$2,451,800	$2,301	1066	1
CUBIK	$2,480,000	$1,170	2121	1
THE BELVEDERE	$2,490,000	$2,461	1012	1
AMBER RESIDENCES	$2,520,000	$2,168	1163	1
FORTUNE JADE	$2,628,000	$1,411	1862	1
DUNMAN PLACE	$2,750,000	$1,907	1442	1

For the new launches, the average two-bedder prices in 2024 ranged tightly between $1.84 million and $2.21 million. In contrast, resale prices had a much bigger range: from as low as $820,000 to as high as $2.75 million.

We will take Koon Seng House as the baseline – the most affordable new launch at $1.84 million. We can see that more than half of the resale projects transacted below this level, pulling the overall resale average down. The reason is exactly as we stated earlier: most resale two-bedders are simply much bigger than today’s new launches.

As we saw earlier, the overall price gap between new and resale two-bedders in District 15 was relatively small at 13 per cent in 2024. This suggests that buyers shopping at the mid- to high-end of the resale market could seriously consider a new launch instead.

For buyers weighing a resale alternative around the same price point as Koon Seng House, Fulcrum comes closest in terms of average pricing. 

Let’s take a closer look at how their floor plans compare:

Both projects offer two-bedroom, two-bathroom units, though the one at Koon Seng House is larger in size. 

At Koon Seng House, the common bathroom is designed as a Jack and Jill, accessible from both the walkway and the adjacent bedroom; so both bedrooms are ensuite. In Fulcrum, only the master bedroom has an attached bathroom.

Koon Seng House provides an enclosed kitchen, while Fulcrum has an open one (though its design allows it to be enclosed with some work). Both units feature spacious living and dining areas with an attached balcony, but Koon Seng House adds a household shelter, which Fulcrum lacks.

Considering the two ensuite bedrooms, enclosed kitchen, and additional storage space, Koon Seng House offers a more practical layout overall.

Let’s now take a look at the new and resale transactions for leasehold projects in 2024

New sale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
EMERALD OF KATONG	$1,778,726	$2,696	660	285
TEMBUSU GRAND	$1,991,759	$2,619	762	29
GRAND DUNMAN	$2,034,111	$2,739	743	27

Sub sale and resale

Project	Average price	Average $PSF	Average size (sqft) for units transacted	Transaction volume
THE RED HOUSE	$1,225,000	$1,662	737	2
MANDARIN GARDENS	$1,377,222	$1,432	958	4
TANJONG RIA CONDOMINIUM	$1,443,500	$1,627	888	2
SANCTUARY GREEN	$1,448,100	$1,741	832	10
DUNMAN VIEW	$1,500,000	$1,764	850	1
LEGENDA AT JOO CHIAT	$1,520,000	$1,471	1033	1
VILLA MARINA	$1,536,000	$1,359	1130	3
RIVEREDGE	$1,630,000	$1,664	980	1
WATER PLACE	$1,650,000	$1,825	904	1
SEASIDE RESIDENCES	$1,697,389	$2,293	737	12
COSTA RHU	$1,891,143	$1,406	1347	7
COTE D’AZUR	$2,027,000	$1,728	1179	4
CASUARINA COVE	$2,053,333	$1,602	1288	3
SILVERSEA	$2,076,074	$2,041	1019	12
PEBBLE BAY	$2,425,200	$1,785	1358	5

As identified earlier, Emerald of Katong costs more than most resale projects in 2024; and they come with a higher $PSF but lower quantum due to smaller sizes.

On the resale side, three developments – Casuarina Cove, Silversea, and Pebble Bay – registered higher average prices than all three new launches, new to a higher square footage.

While the overall price gap in 2024 was smaller than the freehold segment, discrepancies between individual projects can still be wide. Practically speaking, only buyers with budgets at the higher end of the resale market will be able to cross over into new launch territory.

For those weighing a resale alternative close to Emerald of Katong’s average pricing, Seaside Residences comes the closest. 

Let’s compare the floor plans between the two:

Both units are two-bedders with two bathrooms, though the one at Seaside Residences is noticeably larger. For the most part, their layouts are similar, but there are a few key differences.

The unit at Emerald of Katong adopts a dumbbell layout, with bedrooms flanking the living space, while Seaside Residences uses a more conventional configuration. Dumbbell configurations are considered more efficient, because they eliminate the need for hallways (at the cost of some loss of privacy, as noise in the living area will affect both bedrooms). In both cases, only one bedroom is ensuite.

Their living and dining areas are segregated, with the living room extending into a balcony. Both feature open kitchens; Emerald of Katong’s is L-shaped, while Seaside Residences offers a U-shaped design. 

Overall, there isn’t a clear discernible winner on layout alone. It will come down to personal preference and the size difference.

Conclusion:

For buyers in District 15, one- and two-bedders show the sharpest and most persistent premiums for new launches, especially in the freehold segment. Leasehold projects tell a more mixed story, but even here, newer units often hold the edge in terms of $PSF, while resale counterparts offer more space for the money.

Still, these are only the smaller formats. Families and long-term owner-occupiers are usually more focused on three-bedders and larger, where the calculus changes: resale units often come with far more generous layouts, and the quantum gaps don’t always favour new. We’ll explore that in the next part of this series, as we dive into three-bedders and up in D15, and see how the balance tips once space and liveability become the priority. 

The challenge with one- and two-bedders in D15 isn’t just the price gap; it’s knowing whether to trade space for future liquidity. Too many buyers overpay for size without considering tenant demand and resale appetite.

Now you have a framework for weighing space against efficiency. We’ve applied this same approach to help clients secure smaller units that went on to outperform bulkier resale counterparts.

Interested to see how this works for your budget and timeline? Let’s chat.

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