Why I Told My Friends Not to Buy 1-Bedder Condos in 2025 — Even Though They Could Afford It

Back in 2017, when HeroHomes was still just a 3-man team, we shared a small, humble office with a few other startups. One of them was run by a good friend of mine — and he had brought in a teammate from across the causeway, a lady who was just starting to find her footing in Singapore.

Fast forward to 2025, and she reached out to me again.

She had gotten her PR status. Her partner had too. And they were ready to invest.

“Heikal, we’re thinking of buying one new launch 1-bedroom condo each. It’s progressive payment, so we can stretch the mortgage over the construction period. Once the condos are completed, we’ll rent them out, rent a separate place for ourselves… and when we’re ready to settle down, we’ll sell both units to buy a bigger home together.”

(Btw, I’m paraphrasing our coffee discussion — but you get the gist.) 

It was a well-thought-out plan. Logical, structured, and seemingly low-risk.

I prepared the research to share with them specifically about buying a new launch 1 bedder — I told them something they didn’t expect.

“I don’t think this is the best move.”

Here’s why.

Part 1: The Illusion of the 1-Bedder Investment

A lot of people assume one-bedroom units are the ideal “starter investment.”
They’re small, cheaper than other unit types, and seem easier to rent out. Today the prices starts from $1.2mil in the New Launch market. 

Plus, you buy early in a new launch, pay gradually during construction, then rent it out once it’s ready.

Sounds safe, right?

But here’s what most people don’t realise:

Most 1-bedroom new launches from 2020 to 2024 were already priced with future profits baked in.

If you’re buying now — you’re not getting in early.

You’re actually providing the exit liquidity for earlier buyers.

Their gains = your entry price.
Their profits = your risk.

So while it feels like a low-commitment way to get into the market, it may actually be a long corridor… lined with regret.

Part 2: New Launch 1-Bedder vs Resale 2-Bedder – A Real Comparison

Let’s rewind to 2020 and look at what buyers paid for new launch 1-bedders in the OCR (Outside Central Region):

• The Tapestry: $709K → Now $794K → Gain: $85K
• Treasure @ Tampines: $702K → Now $794K → Gain: $90K
• The Jovell: $705K → Now $733K → Gain: $28K

 

Not bad… but not exciting either.

This is how a 1 Bedder in Treasure At Tampines Looks like: 

Now let’s compare that to what buyers made on resale 2-bedroom units bought at the same time, in the same districts:

• Melville Park: $681K → $889K = Gain: $208K
• Ripple Bay: $787K → $1.09M = Gain: $303K
• Watercolours: $709K → $946K = Gain: $237K
• Inflora: $731K → $1.008M = Gain: $277K
  

Same budget.
Same location.
But double the space — and triple the returns.

For couples like my friends who are willing to rent and wait, this matters. Because if your exit is based on capital gain, you can’t afford a weak entry.

Part 3: “But Prime Area Sure Better What…”

At this point, you might be thinking:

“Of course lah — OCR units mah. What if I go prime area?”

Fair question. So let’s look at 1-bedders in RCR/CCR (Rest of Central Region / Core Central Region), bought in 2020:

 

• Stirling Residences: $999K → $1.18M = Gain: $181K

• Avenue South Residence:  $1.11M → $1.16M = Gain: $50K

• One Pearl Bank:  $1.26M → $1.19M = Loss: $70K 

Now compare those to nearby resale 2-bedroom units over the same timeframe:

• Metropolitan (2009): $1.42M → $1.68M = Gain: $260K
• Emerald Park (1993): $1.18M → $1.49M = Gain: $310K
• Central Green (1995): $1.25M → $1.45M = Gain: $200K

Each of these older resale units delivered six-figure returns — without the wait, hype, or premium of a new launch.

You could’ve bought something more spacious, more livable… and walked away with up to $300K more in gains.

Check out how this 1993 Emerald Park looks like right now:

Part 4: Even Older 1-Bedroom Resale Units Did Better

Maybe you’re still thinking:

“Surely newer is better. People want modern condos, right?”

Well, let’s compare new launch 1-bedders to older resale 1-bedders.

D3 Resale 1-Bedders (Bought 2020)

• Commonwealth Towers: $840K → $992K = Gain: $152K
• Principal Garden: $904K → $950K = Gain: $46K
• Alexis: $816K → $915K = Gain: $99K

Even older resale 1-bedders in the same area saw respectable capital growth — showing once again that value isn’t always found in shiny new launches.

 

D17/D18 Resale 1-Bedders (Bought 2020)

• Inflora: $519K → $663K = Gain: $144K
• Santorini: $604K → $725K = Gain: $121K
• Ripple Bay: $567K → $728K = Gain: $161K

 

These resale 1-bedders in the East, despite being older and less hyped than new launches, still delivered solid six-figure returns — and with lower entry prices.

Why?

Because they: 

✔️ Offered more space
✔️ Were liveable for actual owners
✔️ Attracted end-users, not just investors trying to flip

That matters — because real demand = stable growth.

Part 5: The $2.1M 1-Bedroom at Nassim 🤯

Here’s a fun fact (and a cautionary tale):

The most expensive 1-bedder transacted in this period? $2.1 million.

Project: Nassim Hill.
Layout: Completely ordinary.
Location: Exceptionally prime.

Here’s a hometour I found on youtube:

Emotion, status, and postcode appeal made that deal happen — not logic.

And that’s fine if you’re in that market.

But for most investors like my friends — following emotion over numbers can mean getting stuck when it’s time to exit.

Final Word: Don’t Just Buy “Safe.” Buy Smart.

If you’re planning to buy a 1-bedder new launch in 2025 with a $1.1M to $1.3M budget — I’m not saying it’s always wrong.

But you need to ask yourself:

• Is it really the best use of your capital?
• Are you buying based on comfort… or clarity?
• Are you planning your exit before you even enter?

Because with that same budget, you could:

✔️ Buy a larger resale unit
✔️ Tap into a broader tenant pool
✔️ See stronger capital appreciation
✔️ Exit on your own terms — not at a loss

And at the same time — if you’re buying a 1-bedder for your own stay, not investment,
then based on all the resale vs new launch stats I’ve seen,
it looks like the resale market is a much better hunting ground.
More space, better entry price, and still in great locations — especially if you know where to look.

Let’s Build a Strategy Together

Whether you’re buying solo, as a couple, or planning your property roadmap…

📲 DM me on Instagram @herohomes.sg
🧠 Or visit www.herohomes.sg — and let’s run the numbers, together.

I’m here to help you buy with confidence —
not just based on what’s available,
but based on what actually works.