In 2026, the gap between New Launch and Resale isn't just about PSF—it's about Efficiency. With mortgage rates stabilized at a favorable 1.4%, the cost of debt has dropped significantly from the 2024 peak, yet the cost of waiting remains the upgrader's biggest hurdle.
AVG. NEW LAUNCH PSF
$2,650
Harmonized Area
AVG. RESALE PSF
$1,720
Standard Area (OCR)
By 2026, the 2023 URA/LTA harmonization rules are the market standard.New Launch PSF reflects only usable floor area (no AC ledges or strata voids). While this transparency is good, it results in a higher entry PSF that many Resale units still "hide" in their older, less efficient floor plans.
You pay $1,700 PSF for 1000 sqft, but up to 7% is "dead space" like oversized AC ledges. Effective useable PSF is higher than it looks.
You pay $2,650 PSF. Every square foot is internal living space. Maximum transparency, but significantly higher financial threshold.
Lower rates compared to 2024 significantly reduce the cost of holding debt.
Monthly Difference
+$1,643 in savings
Annual Saving
$19,716
By 2026, the market has settled at 1.4%. While this is higher than the extreme sub-1% lows of the early 2020s, it allows Resale buyers to lock in immediate, sustainable monthly cashflow profiles.
With a 1.4% interest rate, Resale mortgage payments are heavily weighted toward principal reduction. In contrast, a 3.5-year wait for a New Launch results in massive rental outflow that yields zero equity.
Sunk Cost vs Resale Principal
$201,600
The "Rental Burn" is often forgotten. By the time a New Launch completes, a Resale owner has already converted ~$120k of debt into home equity.
Net worth comparison at 1.4% mortgage interest rate.