In our previous article, we explored the key trends shaping the resale condo market in 2025-price movements, policy shifts, and investment outlook. Now, the burning question remains: who stands to gain the most this year-buyers or sellers?

With interest rates easing, resale supply fluctuating, and demand shifting across different regions, the market is in a state of flux. Some sellers are eager to offload properties before prices soften, while buyers are on the lookout for bargains. But in this tug-of-war, who really has the upper hand?

Let's dive in and break down whether 2025 is the year for buyers to strike or for sellers to call the shots.

Affordability - Walking the tightrope

In 2025, affordability remains a key concern for young buyers. The price gap between resale condos and new launches continues to favour the resale market, as new projects often come with higher psf prices due to higher land costs, modern features, and premium branding. Resale condos, on the other hand, provide more room for negotiation and offer better value per square foot, especially in mature estates.

However, financing challenges persist. Despite slightly lower interest rates compared to 2024, borrowing costs remain a significant factor. Buyers may need to manage tighter budgets or opt for smaller units to keep monthly repayments manageable.

Advantages of buying resale in 2025

1. Immediate availability: Resale condos are ready for occupation, making them ideal for buyers who don't want to wait years for a new launch to be completed.

2. Larger unit sizes: Many older resale condos offer more generous layouts compared to newer developments, which often prioritise compact units to maximise profits.

Challenges for buyers

1. Higher asking prices in prime locations: Sellers in popular districts, especially in the RCR and CCR, are holding firm on prices, making affordability a challenge for first-time buyers. While interest rates have fallen, strong demand in sought-after areas continues to sustain resale prices, as buyers take advantage of improved financing conditions.

2. Affordability vs supply: While more newly TOP units in 2025 add to the supply, they often come with higher psf prices due to rising land costs, modern features, and premium branding. This creates a dilemma for buyers: pay a premium for a freshly completed unit with the latest amenities or compete for limited resale stock, where price negotiations are possible.

3. Upfront costs: Beyond property prices, buyers must also account for stamp duties, legal fees, and renovation costs, which can add up significantly. Older resale condos may require additional renovation expenses, making budgeting a crucial factor in decision-making.

Key takeaway:

Resale condos are a practical choice for buyers seeking larger homes in established areas without the wait. However, navigating affordability challenges and competing for prime units requires strategic planning and a clear understanding of your priorities.

Market conditions - The resale seller's new playbook

The resale condo market in 2025 is no longer a straightforward seller's game - it's a strategic battlefield where pricing, presentation, and positioning determine success. While resale properties in prime and city-fringe locations remain in demand, buyers are more cautious, value-driven, and selective than ever.

Falling interest rates have brought renewed optimism, but affordability remains a key hurdle, as younger buyers navigate tighter budgets and weigh resale condos against pricier but feature-packed new launches. For sellers, this means that simply owning a unit in a good location is no longer enough - they need to actively position their properties to stand out in a market where buyers hold the power of choice.

In 2025, resale sellers must embrace a new playbook:

• Think like a buyer: Understand what today's property hunters value - convenience, liveability, and move-in readiness.

Condo New Sale (Blue) vs Resale (Red)

• Compete beyond price: Buyers compare resale units not just against each other, but against new launches with modern amenities. Smart sellers will highlight lifestyle perks, unique layouts, and established neighbourhood advantages.

• Adapt to shifting preferences: Hybrid work, evolving rental demand, and lifestyle-driven choices mean that the old rules of pricing and selling no longer apply.

Advantages for sellers

Despite changing dynamics, resale condos remain highly relevant - especially for buyers who prioritise space, convenience, and immediacy. Sellers who understand and leverage these strengths can turn the tide in their favour:

1. Ready for move-in = Ready to sell: Buyers, especially upgraders and families, want homes they can move into immediately. A well-maintained resale condo offers a hassle-free option compared to new launches that require a 3-5 year wait.

2. Bigger isn't just better - It's a rarity: Modern new launches tend to shrink unit sizes to boost affordability, making resale condos with spacious layouts a prized find. Additionally, larger units in established developments command a premium, particularly for families seeking comfortable living spaces.

3. Price flexibility = Negotiation power: Unlike new launches, where prices are set in stone, resale sellers have the upper hand in negotiations, allowing them to close deals faster. In a buyer-driven market, strategic pricing can be the difference between a quick sale and a prolonged listing.

Challenges for sellers

1. Higher buyer expectations: Today's buyers, especially younger ones, are savvy and value-conscious. They often compare resale properties against newer projects, expecting well-maintained units or a reasonable price advantage.

2. Softening rental market: The surge in newly completed units has softened the rental market, making it tougher for landlords to command high rents. With over 20,000 private homes completed in 2023 - the highest since 2016 - rental prices dipped for the first time in years. By 2024, rents continued to decline, with smaller units seeing a 1.4% drop in Q2 and analysts projecting a further 5% slide. In 2025, sellers may face weaker rental yields and increased competition from newer, modern units, making it harder to justify higher asking prices.

3. Cooling measures: Policies like ABSD and TDSR not only curb speculative buying but also limit the pool of eligible buyers, potentially slowing down transactions for larger or higher-priced units.

Tips for sellers

1. Price smart, not just high: Overpricing can push buyers towards new launches. Competitive pricing attracts serious offers and speeds up transactions.

2. Upgrade & upsell: Small improvements (fresh paint, modern fittings, minor renovations) can make a big difference in buyer perception.

3. Sell a lifestyle, not just a home: Emphasise proximity to lifestyle conveniences and work hubs to appeal to younger buyers who prioritise experience over just price.

4. Engage a property agent & plan your next move: A professional property agent can help you price your unit competitively, market it effectively, and connect you with serious buyers. Their expertise in negotiation and market trends ensures you get the best possible outcome. At the same time, it's crucial to plan your next move - whether upgrading, right-sizing, or rentvesting - so you can transition smoothly after selling.

Key takeaway:

Selling a resale condo in 2025 isn't just about listing and waiting - it's about understanding buyer psychology, adjusting expectations, and positioning your property as the best choice in a competitive landscape. Sellers who adapt to these shifts will not only close deals faster but also maximise their returns in a market that rewards strategy over luck.

The 2025 resale condo market presents a dynamic landscape, shaped by affordability concerns, cooling measures, and evolving buyer preferences. For those looking to buy, the market offers opportunities to secure larger, well-located homes in older estates or areas with upcoming infrastructure developments. Sellers, on the other hand, can still attract serious buyers, particularly in high-demand estates, by pricing realistically and highlighting the unique appeal of their properties.

Ultimately, whether it's a buyer's or seller's game will depend on individual or circumstances and the ability to adapt to market trends. Buyers and sellers who approach the market strategically, with a clear understanding of priorities and goals, will be best positioned to navigate 2025 confidently.

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