Singapore condo price gaps between older resale and newer or post-launch homes

The Condo Buy-Low Screen lists older private condos and apartments in Singapore whose median resale price sits more than $100,000 below a newer project in the same postal district. The age gap is 10 years or less, and both sides are the same bedroom type. The figures are medians of URA private residential caveats from November 2025 to October 2026. October 2026 is a part month.

What a buy-low gap means

A buy-low gap is the dollar difference between two median prices. It tells an HDB upgrader or a condo buyer where an older resale home sold for less than a newer resale condo, or for less than a post-launch project that is still recording developer sales. The gap is a comparison of recorded sales. The next question is whether the cheaper project is the right home, not simply the lower number.

How the comparison works

The resale view uses resale caveats only. The post-launch view takes the median new-sale price of projects with developer sales in the same window, then pairs them with resale condos up to 10 years older in the same district. URA caveats do not state a bedroom count, so this screen reads 2-bedder, 3-bedder and 4-bedder from the unit size and the era of the building. The size-adjusted gap applies the price-per-square-foot difference to the older unit’s floor area. A home that is cheaper only because it is smaller falls out of the clean matches.

Who it helps

Use it when you already know the district and the bedroom count. That includes an HDB upgrader comparing a resale condo with a new launch, and a buyer choosing between two private projects that are close in age. Each card is a shortlist. Check the remaining lease, the stack and floor, and whether a unit of that size is still for sale.

3 Things Buyers Should Check

1. How many years are left on the lease? A leasehold condo can show a large price gap because the lease is shorter. On this screen, a clean match asks for 70 years or more on a leasehold buy-low unit. Read the lease on the specific unit before you treat the gap as a reason to offer.
2. How close are the two projects, and how many sales support the median? A clean match keeps the pair within 1.5 km and uses at least 4 sales on each side. A wide gap from a few transactions, or from a project at the other end of the district, is a weaker comparison for a resale or new-launch decision.
3. Does the gap survive when the homes are compared at the same size? Sort by “Biggest gap at equal size”. If the raw dollar gap shrinks once the psf difference is applied to the older unit’s size, the lower price is mostly a smaller home. Buyers comparing resale with a post-launch project should read that size-adjusted gap beside the headline dollar gap.