Buying a condo in Singapore today comes with far more layers than just choosing the right location or deciding between leasehold and freehold. Beyond the typical concerns, one question continues to stir debate:

Should you go for an older resale unit - one that offers generous space, thoughtful layouts, and a shot at en bloc gains?

Or should you opt for a shiny new launch (BUC properties) that boasts cutting-edge facilities, smart-home integration, and that irresistible new-home feel?

It's not simply a matter of aesthetics or age. Your choice affects how you live, how you rent, and how you build wealth over time.

Let's unpack the real considerations - so you can buy smart, not just buy trendy.

Let's break this into two key aspects that often get bundled together: space and facilities. They're not the same, and your preferences may lean strongly toward one over the other.

Space: Room to breathe

Older condos tend to offer significantly more square footage for the price. Think full-sized kitchens, generous master bedrooms, and spacious layouts with clearly defined zones. These units often come with wide corridors, proper service yards, and larger balconies - things that are increasingly rare in modern condos.

Newer developments have generally been trending smaller in unit size, as developers seek to maximise unit count and profitability. This can result in tighter layouts, particularly in smaller developments or mass-market projects.

That said, recent URA guidelines and harmonisation measures have set clearer standards for liveable space, including minimum average units sizes. For instance, in 2019, URA introduced rules requiring an average unit size of at least 85 sqm in many areas. This has curbed excessively small units in newer launches, though developers still optimise layouts creatively to meet both compliance and market demand.

If liveable space is your top priority, older resale projects still offer more breathing room - newer condos may be improving layouts, but they're unlikely to match the spaciousness of older developments.

Facilities: Is new always better?

Newer condos definitely shine when it comes to facilities. They're designed with modern lifestyles in mind: think infinity pools, sky lounges, smart parcel lockers, co-working zones, yoga decks, and even pet grooming stations. Developers know that buyers today want more than just a home - they want a curated experience.

But does newer always mean better? Not necessarily. Some boutique new launches, especially those on smaller land plots, may offer fewer or more scaled-down facilities compared to larger older developments. Meanwhile, some older condos on larger land parcels come with sprawling grounds, tennis courts (sometimes two or more), squash courts, billiard rooms, golf putting greens, full-sized gyms, and even clubhouses - just without the fancy names.

Another often overlooked difference? Car park lots. Older developments typically provide more generous parking allocations - often one or more lots per unit - reflecting an era when private vehicle ownership was more common and expected. In contrast, newer condos, particularly those in central locations or near MRT stations, often reduce the number of lots to support car-lite policies and urban sustainability goals.

Furthermore, as EVs gain traction in Singapore, newer developments may come equipped with EV

If facilities matter most to you, newer launches often stand out with smart, modern features - but not all projects are equal, so check what's actually included and the scale of offerings.

Let's break this down, because price and value aren't the same thing.

Price: What you pay

Older condos are generally more attractively priced, especially on a PSF basis. You're paying less upfront and getting more space. This appeals to budget-conscious buyers or investors aiming for better rental yields. And for some, there's the tempting prospect of an en bloc - but that's a gamble, not a guarantee.

New launches, by contrast, command a premium. This is due to new-build appeal, developer markups, and modern features. However that premium often reflects early entry pricing - meaning first movers might enjoy capital appreciation by the time the property achieves TOP or as the area around it develops.

Need to stretch your dollar and maximise PSF? Older condos still win on upfront prices.

Value: What you get

Value considers more than just cost. It's about what that price gives you in return - be it convenience, appreciation potential, or lifestyle. And value isn't always purely financial; it can be both tangible, like space and facilities, and intangible, like community, prestige, or peace of mind.

Older condos may offer more space and rental income, but the building's age could mean more upkeep, older fittings, or less appeal to future buyers.

New launches, despite the higher cost, offer lifestyle-centric design, better facilities, and often shorter lease decay. Their appeal also tends to hold longer in the resale market.

If you're playing the long game or prioritising a smoother exit strategy, new launches could offer better long-term value.

Older condos may offer lower monthly maintenance fees, especially since they often lack extravagant, high-cost facilities. However, those savings can be offset over time by major repair bills and renovation works. As buildings age, issues like water seepage, outdated electrical systems, and lift replacements can emerge. And when large-scale works are needed, owners may be asked to contribute more to the sinking fund.

Newer condos tend to have higher maintenance fees upfront, largely due to their extensive facilities and premium services. Still, with everything being brand new, you're less likely to face major repairs for at least the first few years. Plus, many newer developments incorporate energy-efficient designs - like LED lighting and smart cooling systems - that can help keep monthly utilities in check.

Also, if you are considering integrated developments, do expect them to come with higher ongoing costs. These projects typically include malls, transport hubs, or commercial components, which introduce shared infrastructure and more complex management responsibilities. Maintaining these mix-use elements often means higher maintenance fees and more layered cost-sharing models. In contrast, traditional standalone condos tend to have simpler maintenance structures, fewer moving parts, and more predictable cost management.

The long-term cost trajectory for newer condos shouldn't be ignored. Once their lavish features begin to age, the cost of upkeep could increase significantly - especially for developments with lots of tech integrations or expansive shared spaces.

Older condos attract families and long-term tenants who value spacious layouts and established neighbourhoods. These units can fetch strong rental yields due to their larger size and lower purchase price. However, they may command slightly lower rental rates compared to newer developments, especially if interiors are dated or less visually appealing. To stay competitive, landlords often need to refresh or renovate units. Maintenance, presentation, and pricing strategy are all key to securing reliable tenants at attractive returns.

Newer condos appeal to younger tenants - singles, couples, or expats - who prioritise convenience, smart features, and lifestyle facilities. These developments often have the upper hand in tenant appeal, with modern aesthetics, concierge-like amenities, and proximity to MRT stations or mixed-use hubs. While rental yields may be slightly lower due to higher upfront prices, newer condos tend to be easier and faster to rent out.

For some investors, this is where rentvesting comes into play - renting a newer, lifestyle-centric home to enjoy modern conveniences while owning and leasing out an older condo for steady returns. It's a strategy that balances personal comfort with long-term wealth building.

So after all this, which is the better choice - a bigger, older condo or a newer, sleeker one? The answer depends on what you prioritise most.

Go for an older condo if you want...

• More space for your money

• Higher rental yield

• Potential en bloc windfall

Choose a new condo if you prefer...

• Trendy facilities and smart-home features

• Low maintenance early on

• Higher potential resale demand

Still torn? At the Property Wealth System (PWS), we break down these nuances to help you assess which type of property better aligns with your goals - whether it's immediate rental returns or long-term capital growth. Understanding these trade-offs is key to making savvy, confident decisions in any market.

Think about what matters most to you - whether that's space, lifestyle, investment returns, or ease of maintenance. Ultimately, it's not about choosing old or new - it's about choosing alignment with your lifestyle, financial goals, and comfort preferences.

Are you Team Bigger & Older or Team Newer & Shinier?

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