Every transaction. Every comparison. Every finding.

Pool premium cost $144 psf more at launch but only sold $16 psf higher at exit. Cheaper PIE unit earned +$68K more profit and 2.11 pp higher return — despite being 140 sqft smaller.

Rear paid $79 psf MORE at launch but exited $101 psf higher. Same 936 sqft, same launch week — rear unit earned 87 bp higher annualised return despite being further from front amenities.

Same launch day, near-identical psf. Rear Premium 3BR delivered nearly 2 pp more annualised and +$116K more profit, despite Block 20 being front-facing and "cheaper" at launch.

Level 7 cost $84 psf more at launch but only $43 psf more at exit — premium halved. Low-floor unit earned 1.05 pp higher return on lower capital.

AYE-facing paid $96 psf less at launch, earned $53K more profit, and 1.11 pp higher return. The noise discount was the better trade.

Identical launch psf (within $1). AYE resale psf was $115 psf HIGHER than quiet side. AYE earned 1.25 pp more + $109K more profit for same cheque.

Top floors returned <4.5% p.a., well below project average. Sea-view AYE beat quiet, but both lost to mid-floor units. Top floor was the wrong floor.

Same stack, 12 floors apart. Dollar profits IDENTICAL. Level 11 deployed $65K less capital for same exit, earning 62 bp higher return-on-capital.

Same stack, 12 floors apart, sold 25 days apart. L21 paid $87 psf more at launch; gap compressed to $33 psf at resale (62% compression). L9 earned 1.18 pp more + $52K more profit.

Tampines St 11 was cheaper at launch ($1,314 vs $1,432) — still lost by 1.90 pp annualised + $120K profit. Main-road frontage didn't materialise at resale.

Tampines St 11 buyer wrote $260K bigger cheque for larger unit, came out $45K behind. PIE earned 1.60 pp more annualised despite smaller layout.

Same launch day, same 1,033 sqft. Pool/Central paid $35 psf more at launch, earned $154 psf more at exit and 1.09 pp more annualised. For family-sized units, Pool/Central position won.

Bigger 3BR cost $197K more at launch, delivered +$133K more profit and 0.42 pp higher return. Extra 118 sqft was cheaper per sqft at resale.

Same launch day, larger format. Pool/Central cost $115K more, earned 0.37 pp more annualised + $127K more profit. For family units, Pool/Central is stronger.

Buyer A's single 4BR earned $276K more profit than Buyer B's two 2BRs — on slightly less capital. 4BR averaged +7.39% p.a. vs 2BR +3.69% in post-2020 cohort. The unit-size effect is the single most powerful lever.

Sengkang Way was 87 sqft smaller AND cost $65 psf more at launch — still lost. Park-facing earned 1.80 pp more annualised + $194K more profit.

Same block, facing, launch month. 980 sqft layout priced at essentially same psf as compact. Extra 108 sqft cost $96K more, returned $165K more at exit.

Cleanest controlled test — same 1,227 sqft 4BR, same launch day, sold within 30 days. Park-facing deployed $84K less capital upfront, earned +$75K more profit + 0.78 pp higher return. Pool premium paid at booking never recovered.

Same launch day. Park-facing paid $63K more for 280 sqft extra space, earned $232K more profit + best return in entire project. Block 25 was cheapest at launch because developer assumed pool view was preferred.

Buyer A walked away with +$555,000 more profit than Buyer B — biggest budget-split penalty across all four projects. 5BR +6.50% p.a. vs 2BR +4.63% p.a. in entire dataset.

7 floors apart, sold within 3 days. L29 paid $36 psf more at launch; floor premium evaporated to within $2 psf at resale. L22 earned +$21K more profit + 0.42 pp higher return.

Most dramatic floor spread in dataset (21 floors). L35 paid $191 psf more at launch — resale only paid back $66 psf. L14 earned +$96K more profit + 1.40 pp higher return.

When floor spread is only 2 storeys, it's essentially a tie (0.14 pp difference). Floor only matters at scale.

Same pattern as Reservoir. L27 paid $49 psf more; resale gave back only $8 psf. L19 earned +$25K more profit + 0.43 pp higher return.

Most dramatic floor comparison across ALL 5 projects. 25 floors apart. L31 paid $159 psf MORE at launch; gap compressed to $29 psf at resale (82% evaporation). L6 earned +$167K more profit + 2.40 pp more annualised — and best return in entire project.

12 floors apart, sold within 32 days. L19 paid $84 psf more; gap compressed to $52 psf at resale. L7 earned +$24K more profit + 0.26 pp higher return.

Identical purchase day, 3-day sale gap. Sims earned +$211K more profit. Tre's "convenient" location didn't translate to resale premium.

Same exit day. Near-identical launch psf ($1,416 vs $1,418). Sims resold at $240 psf higher ($2,052 vs $1,812). Sims earned +$317K more profit.

Same launch psf. Same product category. Sims resold at $111 psf higher. Sims earned +$195K more profit.

10% larger capital deployment, near-identical launch psf — Sims returned 2.3× the profit ($313K more).

Bigger floorplate (1,033 vs 947 sqft) beat more bedrooms (3BR vs 4BR). Sims resold at $240 psf higher. +$299K more profit.

Midtown had cheaper entry, held 9 months longer, AND was at MRT — still lost. Riverfront won +$70K more profit. Every theoretical advantage favoured Midtown; Riverfront still won.

Midtown held for 11+ years and still underperformed Riverfront's 7-year hold by +$261K profit. Launch timing advantage wiped out by project fundamentals.

Riverfront's smaller, cheaper unit earned +$131K more profit. Midtown's extra size didn't translate to better return.

Riverfront's 33-sqft-smaller unit earned +$107K more profit, despite Midtown holding 5 years longer.

Advantage: Swapper by +$344,680 extra profit. Both exited within 42 days of each other. After transaction costs (~$80K), Swapper edge is ~$264K. Critical caveat: ABSD timing must be "sell first, then buy" sequencing — poor timing could add $287K ABSD cost.

Advantage: Swapper by +$328,720 extra profit. Both exited within 2 days of each other. Even with less amenities and further from MRT, the brand-new project with full facilities outperformed the mature MRT-adjacent property.