Why Some New Launch Condos Struggle to Appreciate Over Time

Not all launches are winners. Learn why some condos lag in resale growth even in hot markets.

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Jul 3, 2025 - 10:25

Why Some New Launch Condos Struggle to Appreciate Over Time

New launch condos often attract strong buyer interest due to their modern design, new facilities, and early incentives. Developers market them with promises of capital appreciation and long-term investment value. Yet, not all projects live up to these expectations.

In fact, some condos see flat or even declining prices over time—despite being brand new. So what causes this underperformance? Here are the key reasons why some new launches struggle to appreciate in value after their initial launch period.

1. Overpriced Entry Point at Launch

One of the most common reasons is aggressive pricing during launch. Developers may set high per-square-foot (PSF) prices based on projected demand, future area development, or branding.

While this can create excitement, buyers who enter at these inflated prices may find:

Little room for further price growth after the project is completed
Difficulty reselling the unit at a higher price without waiting 5–10 years
Resale prices of nearby older condos becoming better value for buyers

Condos that are priced too far above resale comparables at launch often face resistance in the secondary market.

2. Lack of Differentiation from Nearby Projects

In areas with many new launches or dense competition, a condo needs a clear edge to sustain price growth. Projects that lack differentiation—whether in terms of location, views, layout, or facilities—may struggle to attract demand later.

Buyers often ask:

Does this condo offer anything unique?
Is it within walking distance to MRT or amenities?
Are the units well-designed and functional for families or tenants?

If the answer is no, the project may get overlooked during resale—even if it’s relatively new.

3. Poor Location Despite Strong Marketing

Some launches are marketed heavily as being part of an “up-and-coming” area. But if the actual location is inconvenient—far from MRT stations, schools, or shopping—its long-term appeal may be limited.

Condos located:

Along noisy roads or industrial zones
Far from established town centres
In areas with little surrounding development

…may struggle to grow in value if the neighbourhood doesn’t evolve as planned. Promises of future transformation don’t always materialise quickly enough to support appreciation.

4. Oversupply in the Area

In districts with many new condos launching within a short period, competition can dilute value growth. Too many similar units in a concentrated area means:

Buyers and tenants have more options
Prices may stagnate or drop as sellers compete
Rental yields may be suppressed by supply pressure

Developments in areas like Lentor, Tampines North, or even some parts of the OCR (Outside Central Region) could be vulnerable to oversupply effects if planning isn’t paced carefully.

5. Smaller Unit Sizes and High PSF

To keep absolute prices affordable, developers increasingly design smaller units with higher PSF pricing. While this may suit first-time buyers or investors, it can be a red flag for long-term value.

Issues include:

Lower livability for families
Limited pool of future buyers
Difficulty commanding strong resale prices on a per-unit basis

Buyers may be reluctant to pay a premium for compact layouts, especially when more spacious resale options are available nearby.

6. Weak Rental Demand

Rental income can support price appreciation by attracting investor interest. But if a condo is located in an area with low tenant demand, prices may remain flat. This is especially true if:

There are few employment hubs nearby
The property is not near a transport node
The area has limited appeal to expats or working professionals

Conclusion: Price Growth Isn’t Guaranteed

Not all new launches will appreciate over time. While showflats and brochures may highlight upside potential, long-term value depends on pricing, location, layout, surrounding supply, and real buyer demand.

To avoid buying into a stagnant project, focus on fundamentals—not just hype. Compare with resale alternatives, study upcoming supply in the area, and think about who your future buyer or tenant will be.