|
Project |
Region |
Loss |
Years Held |
Why It Dropped |
|---|---|---|---|---|
|
Marina Bay Suites |
CCR |
S$2.05M |
12.4 years |
Large luxury units, hard to rent or sell |
|
The Ritz- Carlton Residences |
CCR |
S$1.798M |
6.3 years |
Foreign buyers gone, poor demand but rents now rising |
|
Gramercy Park |
CCR |
S$1.55M |
3.1 years |
Oversupply of large units; premium market weak |
|
TwentyOne Angullia Park |
CCR |
S$1.48M |
13.1 years |
Ultra-luxury, limited local demand, resale market soft |
|
The Scotts Tower (Newton) |
CCR |
S$950K |
7.5 years |
Leasehold near freehold, buyers not interested |
Biggest Losers in Singapore Property H1 2025
Right now, some parts of Singapore’s property market are losing value fast. If you don’t pay attention, you could lose big money or miss a chance to buy at a discount.
Let me show you where the losses are, what they mean, and how you can still profit if you act smart.
The Shocking Losses of Q2 2025 Real Examples You Should Know
The data doesn’t lie. Here are the top resale losses in Q2 2025 by percentage and quantum, with many centered in the Core Central Region (CCR):
Biggest Losses by Quantum (Non-Landed
These are not fringe condos. They are top-tier, trophy assets. Yet losses of up to S$2 million have occurred. Many units were bought at peak optimismand sold at steep discounts.
Losses by Percentage
- The Peak @ Cairnhill I –24% loss
- The Sail @ Marina Bay –24%
- Up@Robertson Quay –23%
Why These Properties Dropped in Value
- Cooling Measures Are Biting
- ABSD (Additional Buyer’s Stamp Duty) is still up to 60% for foreigners.
- Local buyers face stricter TDSR (Total Debt Servicing Ratio). - Luxury Properties Are Illiquid
- The CCR vacancy rate rose to 10.7%.
- High-end units are harder to rent out, especially the large 3,000+ sqft types. - Older Leaseholds Are Fading
- Many losing units are leasehold near freehold zones (e.g., Scotts Tower, Marina Bay Residences). Buyers prefer freehold if prices are the same. - Buyer Preferences Have Shifted
- New launches are more attractive with better design, amenities, and payment schemes. - Low rental income: Luxury condos don't give good rental yield.
- Too many new launches: Buyers choose newer condos, older ones lose appeal.
- Less expats: Fewer foreign workers = less rental demand.
Areas That Are Also Struggling
Rest of Central Region (RCR)
In Q2 2025, private non‑landed prices in the Rest of Central Region (RCR) dropped −1.1% quarter-on-quarter, reversing previous growth trends.
That’s painful compared to +3.0% q-o-q gains in CCR, and +1.1% in OCR.
- Vacancy rate at 7.2%
Developers launched major projects like One Marina Gardens and Bloomsbury Residences in RCR, selling at more cautious, lower prices, dragging down overall averages.
In short, RCR is the biggest loser in Q2. Prices fell, and sentiment cooled amid cautious pricing at new launches.
Woodlands / RTS Fringe (OCR border)
Johor RTS may shift tenants to Malaysia
Rental demand and prices may drop
|
Important Lessons for Investors in 2025 |
|---|
|
Luxury condos can lose money |
|
Buy when others are scared, not when it’s safe |
|
Freehold is still king but location is important. Leasehold can work if price and location is right |
|
Buying during hype often ends in regret |
Hidden Opportunities in a Down Market
|
What's Down |
What's Coming Back |
|---|---|
|
Seascape lost S$1.97M |
Now gives 3.7% rental yield – best ever |
|
Newton leasehold unpopular |
Good location near Orchard, prices are low |
|
RCR resale units weak now |
May rebound faster than expected |
Why You Should Look at RCR Now
|
Prices dropped, which means you can buy low |
|
Buy near CCR border for the best value |
|
While residential units in RCR slip, landed property prices rose +2.2% q-o-q in Q2, up from +0.4% in Q1 2025. Wealthy locals still buyng. |
|
RCR sales made up 74% of all new home sales in Q2 |
|
CCR and OCR are heating up again. RCR may be next |
My Personal Take
What You Should Do Now
I’ve seen many buyers fall for showrooms, then panic when prices drop.
The smart ones? They buy during fear. That’s where the best deals live.
If you'll ask me what you should do now,
Look at CCR resale condos with better rental yields
Check undervalued RCR projects near MRT or close to CCR—lower entry, high future potential
Consider freehold CCR land plots, limited supply, strong long-term value
Explore new launches like UPPERHOUSE and Robertson Opus
Act before others rush in and the rebound begins
The market is already shifting. If you wait, you’ll pay more later.
Ready to explore your best options?
Feel free to reach out. I’ll help you find the smartest buys in today’s market.