In URA transaction records from Q4 2025 to Q3 2026, new-launch condos sold at a median of about 40% more per square foot than resale condos in every market segment. The median new sale was S$3,078 psf in the CCR, S$2,767 in the RCR and S$2,256 in the OCR. Resale medians were S$2,177, S$1,959 and S$1,565. Much of that gap reflects what is being sold: new units are brand new, smaller, mostly leasehold with a full lease, and in different locations. Against resale homes whose lease began in 2015 or later, the premium falls to 13% to 25%.
Figures as at 10 October 2026. Check the official source before acting.
What was measured
This is a PropAce analysis of URA's private residential transaction records as of 10 October 2026:
- Period: contract dates from October 2025 to September 2026, the last four complete quarters.
- Homes covered: apartments and condominiums only. Executive condominiums and landed homes are left out.
- Records: single-unit transactions only, so bulk purchases are excluded.
- Sale types: new sales (bought from the developer) and resales. Sub sales are left out of this comparison.
- Measure: median price per square foot (psf), on the floor area URA records for the unit.
New-sale records come from developers' sales. Resale records come from caveats lodged with the Singapore Land Authority. Records can reach the dataset weeks after the contract, so the Q3 2026 counts may still rise a little.
Median psf by quarter and segment
| Segment | Quarter | New sale: median psf (N) | Resale: median psf (N) |
|---|---|---|---|
| CCR | Q4 2025 | S$2,970 (779) | S$2,157 (582) |
| CCR | Q1 2026 | S$3,171 (689) | S$2,219 (518) |
| CCR | Q2 2026 | S$3,361 (68) | S$2,169 (622) |
| CCR | Q3 2026 | S$3,106 (297) | S$2,166 (516) |
| RCR | Q4 2025 | S$2,862 (1,522) | S$1,938 (884) |
| RCR | Q1 2026 | S$2,690 (379) | S$1,951 (819) |
| RCR | Q2 2026 | S$2,590 (552) | S$1,968 (1,017) |
| RCR | Q3 2026 | S$2,654 (372) | S$1,983 (969) |
| OCR | Q4 2025 | S$2,150 (602) | S$1,548 (1,476) |
| OCR | Q1 2026 | S$2,504 (874) | S$1,558 (1,393) |
| OCR | Q2 2026 | S$2,181 (1,495) | S$1,591 (1,568) |
| OCR | Q3 2026 | S$2,347 (476) | S$1,562 (1,499) |
All four quarters together
| Segment | New sale: median psf (N) | Resale: median psf (N) | New sale premium |
|---|---|---|---|
| CCR | S$3,078 (1,833) | S$2,177 (2,238) | 41% |
| RCR | S$2,767 (2,825) | S$1,959 (3,689) | 41% |
| OCR | S$2,256 (3,447) | S$1,565 (5,936) | 44% |
Resale medians barely moved from one quarter to the next. New-sale medians jumped around: OCR went from S$2,150 to S$2,504 and back to S$2,181. That is mostly a question of which projects launched and sold in each quarter. A big launch in a pricier location lifts the median for that quarter without any change in prices. The Q2 2026 CCR figure rests on only 68 sales, so read it with care.
Why new launches cost more per square foot
1. Age and lease. A new launch comes with a fresh 99-year lease and new facilities. A resale unit may be decades old. Among leasehold resales (leases shorter than 900 years), the median lease start year was 2011 in the OCR and 2013 in the RCR. For new sales it was 2024–2025. Age shows clearly in resale prices themselves:
| Leasehold resales (12 months, N in brackets) | Lease began 2015 or later | 2005–2014 | 1995–2004 | Before 1995 |
|---|---|---|---|---|
| OCR median psf | S$1,858 (1,258) | S$1,545 (2,225) | S$1,215 (823) | S$1,180 (412) |
| RCR median psf | S$2,217 (880) | S$1,986 (827) | S$1,744 (337) | S$1,455 (202) |
| CCR median psf | S$2,722 (131) | S$2,031 (460) | S$1,878 (146) | S$1,494 (94) |
Now compare new sales with resales whose lease began in 2015 or later. The premium shrinks from about 40% to about 21% in the OCR, 25% in the RCR and 13% in the CCR.
2. Unit size. Smaller units usually sell for more per square foot. New-sale units were much smaller. In the CCR, the median new-sale unit was 69 sqm, against 113 sqm for resales. In the OCR it was 82 sqm against 93 sqm.
Comparing only units of 70–100 sqm leaves the premium at about 40% in each segment: S$3,055 vs S$2,183 in the CCR, S$2,823 vs S$2,013 in the RCR, and S$2,191 vs S$1,559 in the OCR. So size alone does not explain the gap. Age does more of the work.
3. Tenure. 63% of CCR resales and 39% of RCR resales were freehold or on leases of 900 years or more. For new sales the shares were 17% and 18%. In those segments the resale side has more freehold units, which usually trade at a higher psf. That works against the gap, so the age effect is if anything understated.
4. Location mix. Within a segment, new launches cluster where land was sold in recent government land sales or en bloc deals. Resale homes are spread across every older estate. A segment median compares two different maps.
What this means when you compare
- Compare like with like. Line up a new launch against resale homes that are recent, similar in size and tenure, and nearby, not against the segment median.
- Remember what the premium buys. The new-launch price includes the years of lease that an older resale unit has already used up, plus newer facilities. For a new launch you also wait for construction, and you pay by instalments over that time.
- Use the right tools. Check payments for a project under construction with the progressive payment calculator. Look up resale records for a specific project on the condos page. See projects now selling on the new launches page.
This analysis describes past transactions. It does not predict where either set of prices will go.
Frequently asked questions
Is a 40% premium normal?
It is what the latest four quarters of URA records show at segment level. Much of it reflects age, size and location. Against resales whose lease began in 2015 or later, the premium was 13% to 25%.
Why does the new-sale median jump from quarter to quarter?
It depends on which projects sold units in that quarter. One large launch in an expensive area can move a quarter's median on its own.
Are sub sales new or resale?
Neither. URA defines a sub sale as a sale by someone who agreed to buy the unit from the developer (or from a later buyer), made before the development's Certificate of Statutory Completion and strata titles are issued. Sub sales are a small share of deals and were left out here.
Does this cover executive condominiums?
No. EC new sales have eligibility rules and grants that make their prices not comparable, so ECs were excluded.
Sources
- URA: private residential transactions: new sale and resale records, prices, areas, tenure and market segment. Records as of 10 October 2026.
- URA property market data dictionary: URA's definition of a sub sale.
- URA: Q3 2026 real estate statistics flash estimate: URA's official price index, for context. PropAce's medians are not an official URA statistic.