Biggest Losers in Singapore Property H1 2025
- Some 2025 resales sold below purchase price, often in the CCR and RCR.
- Losses cluster where owners bought at peaks, held short, or mispriced.
- Entry price, holding period and segment drive outcomes.
Right now, some parts of Singapore's property market are losing value fast. 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
The data doesn't lie. Here are top resale losses in Q2 2025, many centred in the Core Central Region (CCR):
| Project | Region | Loss | Years Held | Why It Dropped |
|---|---|---|---|---|
| Marina Bay Suites | CCR | S$2.05M | 12.4 | Large luxury units, hard to rent or sell |
| The Ritz-Carlton Residences | CCR | S$1.80M | 6.3 | Foreign buyers gone; rents now rising |
| Gramercy Park | CCR | S$1.55M | 3.1 | Oversupply of large units; premium weak |
| TwentyOne Angullia Park | CCR | S$1.48M | 13.1 | Ultra-luxury, limited local demand |
| The Scotts Tower (Newton) | CCR | S$950K | 7.5 | Leasehold near freehold, weak interest |
By percentage: The Peak @ Cairnhill I −24%, The Sail @ Marina Bay −24%, Up@Robertson Quay −23%. These are top-tier trophy assets, yet losses of up to S$2 million occurred — many bought at peak optimism and sold at steep discounts.
Why These Properties Dropped
Cooling measures are biting (60% ABSD for foreigners, stricter TDSR for locals). Luxury properties are illiquid — the CCR vacancy rate rose to 10.7%, and large 3,000+ sqft units are hard to rent. Older leaseholds near freehold zones fade as buyers prefer freehold at similar prices. Buyer preferences shifted toward new launches with better design and payment schemes, while luxury condos offer low rental yields and fewer expats mean less rental demand.
Areas Also Struggling
Rest of Central Region (RCR): private non-landed prices fell −1.1% quarter-on-quarter in Q2 2025, versus +3.0% in CCR and +1.1% in OCR, with vacancy at 7.2% and cautious pricing at launches like One Marina Gardens and Bloomsbury Residences. Woodlands / RTS fringe: the Johor RTS may shift tenants to Malaysia, softening rental demand.
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 low |
| RCR resale units weak now | May rebound faster than expected |
Why look at RCR now? Prices dropped, so you can buy low near the CCR border. Landed in RCR actually rose +2.2% q-o-q in Q2 (wealthy locals still buying), RCR made up 74% of all new-home sales in Q2, and with CCR and OCR heating up, RCR may be next.
My Personal Take
The smart buyers buy during fear — that's where the best deals live. Look at CCR resale condos with better rental yields, undervalued RCR projects near MRT or close to CCR, freehold CCR land plots, and selected new launches. Act before others rush in and the rebound begins.