Last week I met Mr. Tan (not his real name). He said: 

“Josh, my cousin, bought an OCR condo in 2021 after the pandemic. He’s selling now and has made a nice profit. I’m stunned. We waited, thinking we were smart. Did we just lose our edge?”

That moment sums up what this article is about.

Not bragging about one buyer’s luck. Not guilt-tripping anyone who waited. But showing what actually happened after COVID.

Why some post‑COVID buyers gained real ground, and why others didn’t, and what the numbers look like today.

If you’re an investor wondering whether waiting really protected you, or quietly cost you, this article is for you.

The Setup: Why This Case Study Matters

We all like to think waiting is the safer choice, especially after an uncertain time like COVID. But in property investing, timing is everything. The difference between buying at the right moment and hesitating can mean hundreds of thousands in your pocket, or left on the table.

Today, we’ll look at three real examples of 3-bedroom Singapore properties, approximately 1,507 sqft each, bought either pre-COVID or post-COVID, held for several years, and then resold in December 2025.

1. Rivergate — The Classic CCR Resale That’s More About Preservation Than Profit

Rivergate is a beautiful freehold development in the coveted Core Central Region (CCR), completed in 2009. Let’s be honest, this is a solid home, with a lifestyle premium and scarcity that protects its value.

But here’s the kicker: If you bought a 3-bedroom there at launch for about S$3.918 million, and held until today, your gross gain would be about S$862,000 — a 22% increase over 16 years. 

That’s roughly 1.3% annualised gain.

Sounds low? It is, especially compared to newer launches.

After deducting realistic costs like:

• Agent commission (1.5% = S$71,700)
• Legal fees (S$10,000)
• Renovation (S$100,000, assuming one major renovation during the hold)

Your net gain is about S$680,000, or a 17.4% net increase, translating to about 1.1% per annum.

What does this tell us?

CCR resale freehold is not a get-rich-quick vehicle.

It’s a capital preservation and lifestyle choice more than a rapid wealth builder.

This kind of property is ideal for those who want stability and can hold long-term without needing fast profits.

If you bought this as a home or legacy asset, congrats, you held steady and didn’t lose money. But those waiting for explosive growth here have had to be very patient.

2. Pasir Ris 8 — The Post-COVID OCR Gem That Quietly Outperformed

Now, let’s jump to something different, a post-COVID new launch in a suburban, family-friendly area: Pasir Ris 8.

Launched in 2021 at roughly S$1,503 psf for a 3-bedroom, this meant a launch price of around S$2.264 million for our 1,507 sqft unit.

Fast forward to late 2025, and the resale market values it at about S$1,963 psf, or S$2.96 million (URA Realis data, December 2025).

The gross gain: S$696,000 — a 30.7% increase in just 4 years.

That’s a whopping 6.9% annualised gain — over six times higher than Rivergate’s annualised gain.

Net of all costs:

• Agent commission (1.5% = S$44,400)
• Legal fees (S$8,000)
• Renovation and holding costs (S$80,000)

Your net gain drops to about S$564,000, or 24.9% total — roughly 5.7% per annum.

What’s driving this?

• Suburban OCR integrated developments are in hot demand.
• Families love proximity to schools, transport, and lifestyle amenities.
• Limited supply and government policies have tightened new launches (including cooling measures and loan-to-value restrictions updated through 2024).
• Post-COVID, there’s pent-up demand and new pricing benchmarks being set.

This case shows you can still find juicy returns in Singapore property if you know where to look.

3. RCR Proxy Launches — Core Fringe Growth with a Balanced Profile

Finally, let’s look at the Core Fringe Region (RCR), where new launches like The Sen in 2022 are positioned.

We estimate launch prices at about S$2,350 psf for our 1,507 sqft unit, or roughly S$3.54 million.

In 2025, resale prices have moved up to around S$2,700 psf, or about S$4.07 million.

That’s a gross gain of S$527,000 — 14.9% over 3 years, annualising to 4.7% pa.

After costs:

• Agent commission (S$61,000)
• Legal fees (S$8,000)
• Renovation/holding (S$70,000)

Net proceeds are about S$3.93 million, with a net gain of around S$388,000 — 11% total, or 3.5% annualised.

Why does RCR show solid but not spectacular growth?

• New launches benefit from modern design and infrastructure.
• Location is a sweet spot — premium but more affordable than CCR.
• Good rental demand but with a more moderate appreciation curve.

Comparison Matrix

So, What’s the Takeaway?

1. Waiting Doesn’t Always Pay Off

 If you waited after COVID to buy, hoping to avoid risk, you might have missed out on the strongest gains in the market. The Pasir Ris 8 example shows returns that dwarf long-term CCR resale growth.

2. Location and Timing Matter More Than Ever

• CCR resale remains stable but slow-growing.
• OCR post-COVID launches are where growth and yield converge.
• RCR offers a middle ground with balanced risk and reward.
  

3. Costs Can Eat Into Gains — Know Them Before You Buy

 Agent fees, legal costs, renovations, and holding costs add up and reduce your net profits. Always calculate net proceeds, not just gross gains.

4. Your Investment Goal Shapes the Best Choice

• For steady capital preservation and lifestyle, consider CCR resale.
• For growth and rental yield, post-COVID suburban launches can be gems.
• For balanced growth and access, RCR launches make sense.

Let’s Talk About Your Next Move

The property market is complex, and the stakes are high.

If you want a trusted advisor who understands the numbers and the market pulse, and can guide you to the right investment for your goals — I’m here for you.

Don’t wait until you’re stunned by someone else’s gains. Let’s explore how you can make smart, data-backed moves today.

Contact me now!