Every transaction. Every comparison. Every finding.

How to read this reference

This is a master reference of every head-to-head matched-pair comparison I've built. Each project section contains 4–6 comparisons drawn from real URA caveat records, with matched purchase and sale windows (typically within 3 months of each other) so the only variable is the unit characteristic being tested — facing, floor, layout, bedroom count, or budget allocation. The same pattern shows up over and over: the unit you pick matters more than the project you pick.

The 5-Factor Framework

Every comparison below maps to one of these five factors. Factors 1–4 are about choosing the right unit at the right project. Factor 5 is the foundation that compounds every other factor.

Penrose

PIE-facing units launched at a discount, pool-view units at a premium. Five years on, every resale is profitable — but the units that looked like the bargain at launch ended up earning the most. Floor matters less than stack, and the rear blocks performed best.

Clavon

Two facings: AYE-facing (south, expressway) cheaper, Quiet-facing (north) premium. Sea-view-eligible units at Level 30+ on AYE side paid both the high-floor and noise-facing premiums. Five years on, every resale profitable — but launch logic was reversed.

Treasure at Tampines

Singapore's largest condo by unit count, with three facings: PIE (north), Pool/Central, Tampines St 11 (south). Developer raised prices mid-2020 — pre/post cohorts are kept separate for fair comparison. Six years on, every resale is profitable, but launch-day pricing order didn't survive resale.

High Park Residences

Four facings: Park (east), Pool (central), Fernvale Road (south), Sengkang West Way (west). A decade later every resale is profitable — but the developer's pricing logic was reversed. Cheapest at launch returned most; most expensive returned least.

Whistler Grand

Two facings: Pandan Reservoir (north) and City/AYE (south). Perfect testbed for the high-floor premium. Dataset: 94 profitable resales through May 2026. Floor matters more than facing here — and at scale, the difference is dramatic.

Sims Urban Oasis vs Tre Residences

Both launched 2014 in the same district at near-identical psf (~$1,355 vs $1,381). Sims is 4× the land, 4× the unit count, full condo facilities. Tre is compact, convenient, basic mixed-use. Over 11 years, Sims buyers made 2× the average profit. The "convenience premium" never materialised.

Midtown Residences vs Riverfront Residences

Midtown built right at MRT; Riverfront a 12-minute walk away with sprawling facilities. Midtown launched 5 years earlier at higher psf. Riverfront buyers made 3.5× the average profit despite the less convenient location and later launch.

The Florence Residences vs Riverbank @ Fernvale

On paper Florence should win: bigger development, newer product, and Hougang is the "better" address than Fernvale. The data says otherwise. The older resale condo grew faster in percentage terms since launch (+41.5% vs +38.7%) — and since the 2023 subsale window, Riverbank has grown at nearly double Florence's pace (+18.3% vs +9.6%). The engine behind it: Sengkang's BTO upgrader wave, for whom a $1.3–1.5M quantum is the natural landing spot.

Lakefront → Whistler Grand

Two buyers bought identical Lakefront 3BR units on the same day in Dec 2010 for $1.115M. One held 14 years. The other sold in 2018 at Lakefront's then-average ($1.52M), bought brand-new Whistler Grand 3BR ($1.44M), and sold it in Jan 2025. Both exited within 42 days of each other.

Sky Habitat → JadeScape

Two buyers bought identical Sky Habitat 3BR units on the same day in May 2013 for $1.77M. One held 11.2 years. The other sold in 2019 at Bishan's then-average ($1.87M), bought brand-new JadeScape 3BR ($1.73M), and sold it in Aug 2024. Both exited within 2 days of each other.

HDB MOP Pipeline 2026–2035

Every BTO flat is locked for a 5-year Minimum Occupation Period from key collection. Roughly 190,000 flats cross that line between 2026 and 2035. MOP 2026–2031 is built from every completed HDB block on record (the 2026 cohort reconciles to 13,484 units exactly); 2032–2035 is compiled from announced BTO launches and estimated completion dates. Filter by year and flat type to see which towns release the most sellable stock.

Open the MOP Pipeline Table →

Consolidated Patterns Across All Projects

After analyzing 1,000+ URA caveats across 12 condos, these are the patterns that show up over and over. Same project, same year — profit gaps of $100K-$500K are routine. The unit you pick decides which side of that gap you end up on.