LAST 2025 PROPERTY UPDATE - MORE CHANGES TO NEW LAUNCHES! MORE OBVIOUS RESALE PROPERTY PROBLEMS!

This video provides an update on the Singapore property market, focusing on the trends and changes observed in new launches, resale private properties, and resale HDBs.

New Launch Market (0:15-9:50)

• Changing PSF Trends: Historically, smaller units (two-bedroom) had higher per square foot (PSF) prices than larger units. However, recent launches show that three-bedroom units now have higher PSF prices (0:39-1:17).

• High Demand and Sold-Out Launches: Despite a rigorous anti-money laundering process requiring bank approvals, employment details, and proof of funds, new launches are experiencing high demand, often seeing 2,000-3,000 checks for 600-900 units. Most projects are selling out to 95% on the first day, with a high conversion rate of ballot numbers to actual purchases (1:29-3:57, 8:26-9:20).

• Staggered Booking Days: Four and five-bedroom units are now balloted and purchased a day before the public booking day, typically on a Friday, to avoid the crowd of two and three-bedroom unit buyers on Saturday (4:10-4:42).

• Developer Changes: Developers are now opening only certain units for VVIP purchases, reserving low-floor units for the general public on the main booking day to ensure fairness (4:44-5:41).

• Absence of One-Bedroom Units: One-bedroom units are rarely seen in new launches anymore; the minimum size is now a two-bedroom unit with one bathroom. There's also a surprisingly high demand for four and five-bedroom units, often selling out faster than two-bedroom units (5:43-7:00).

Resale Private Market (9:50-17:08)

• The resale private market is performing better than the first half of the year, potentially due to lower interest rates and a limited supply of properties for sale (10:02-11:32).

• Market Extremes: The market is polarized:

  • Good Properties: Well-located and desirable condos are selling very quickly, sometimes within 24 hours (11:42-11:55, 14:09-14:13).

  • Not-So-Good Properties: Properties that fall into the "not good" or "not so good" category (bottom 70%) are taking months to years to sell (11:59-12:14, 14:14-14:43).

• Buyer Qualification: There are many unqualified buyers, leading to "false hope" for sellers. The speaker emphasizes the importance of finding qualified buyers and having a realistic strategy for selling (12:41-13:56).

• The speaker believes the challenges in the resale private market will continue and are not expected to improve soon (16:48-17:05).

Resale HDB Market (17:08-20:02)

• The resale HDB market is currently at its "worst moment" (17:11-17:16).

• Selling Trends:

  • Cheap and old three-room flats are selling (17:26-17:35).

  • New, not-so-expensive four-room flats are selling (17:39-17:43).

  • New, very expensive four-room flats also have a chance (17:44-17:48).

  • Old four-room, five-room, and Executive Apartments (EA) are very difficult to sell (17:49-17:56).

• Impact of 15-Month Waiting Period: The 15-month waiting period for HDB resale buyers is a major problem, as it restricts demand for larger HDB flats. The speaker expects the government to cancel this rule by the end of the year or next year due to the market's poor performance (17:58-18:50).

• Future Supply: The government's consistent release of new private condos, BTOs, and faster-build BTOs in 2026 and beyond is "sucking away" demand from the resale market, which is unlikely to improve (19:02-20:02).

Overall Market Outlook (20:03-21:05)

• The speaker believes the new launch market will continue to be strong due to a significant reserve of buyers (2,000-3,000 waiting buyers) (20:11-21:05).

• The property market will likely stabilize as the government continues to manage supply and demand (20:05-20:11).