12 Practical Tips to Choose the Best Unit in a New Launch Condo
- Stuart Chng
- Dec 21, 2025
- 8 min read
Buying a unit in a new launch condominium can be exciting—and overwhelming.
Developers spend millions creating stunning showflats filled with designer furniture and themed interiors. Naturally, it’s easy to be impressed. After all, there’s rarely such a thing as an “ugly” showflat.
Add to that the buzz of a project preview—crowds, noise, sales pressure, and adrenaline—and it becomes difficult to think clearly.
Step outside the showroom, take a breather, and give yourself space to think. Having a checklist and a clear framework will help you make a well-considered decision rather than a rushed one.
Despite commonly heard sales lines like “another buyer is also interested”, there’s nothing wrong with taking your time.
As the saying goes: It’s better to miss an opportunity with cash in hand than make a rushed decision you regret for years.
If this is your first time buying a new launch property, knowing what to look out for can make all the difference. This guide is designed to help you approach your purchase with clarity and confidence.
New Launch Buyers vs Resale Buyers: What’s the Difference?
New launch buyers rely far more on imagination and foresight. You won’t be able to fully experience ventilation, brightness, noise levels, or the actual “feel” of the home until the project is completed.
Resale buyers, on the other hand, can see, hear, and experience everything firsthand, making comparisons easier.
Since not everyone has strong visualisation skills or deep property knowledge, the tips below will help bridge that gap.
Tip 1: Identify Premium-Facing Units
Most developments have multiple blocks and orientations. Developers typically allocate larger unit types to the best facings.
For example, in Parc Centros, four- and five-bedroom units enjoy superior pool views compared to smaller units.
To assess this properly:
Study the site plan and showflat model carefully
Confirm whether the showflat is built on the actual site (often, it isn’t—always ask)
Compare maps with real-world surroundings
Premium facings usually offer unblocked views such as greenery, landed estates, city skylines, or water features—and they come at a higher price.
Whenever possible:
Request drone or pre-demolition visuals from the developer or agent
Walk the site personally
Use OneMap.sg to compare maps with ground conditions
Check nearby buildings or elevation points to understand potential views
For extra caution, review land-use zoning, plot ratios, and height restrictions in the URA Master Plan to assess future blocking risks.
Side story: I had a friend who did not mind buying a home facing the wall of a neighbouring block as their living habits consisted mainly of closed curtains and minimal view requirements.
That saved them a significant sum of money which they invested into their interiors and reaped the most bang for buck.
The point is, not everyone values views equally. Some buyers prefer lower prices and invest the savings into renovations instead.
The key is knowing what matters most to you.
Tip 2: Choosing Between Low, Mid, and High Floors
High-floor units usually offer better ventilation, more natural light, and nicer views—but they aren’t always the best choice.
Advantages of High Floors
Less dust and insects
Reduced noise (especially above the 15th storey)
Better security
Lower electricity usage
More privacy
Advantages of Low Floors
Shorter waiting times for lifts
Safer for children
Better access to greenery or pool views
Lower purchase price
Easier furniture movement
More pet-friendly
Stuart's Practical Recommendations
- Lower floors (7 and below) are generally what i recommend for pool view units as anything higher and you would have to be at the balcony in order to enjoy the view.
- Pool view units normally face a neighbouring block so it's important to check the distance between blocks to be sure it's not too close for comfort.
- It is a waste to buy a high floor pool view unit that faces your neighbours as you would end up spending most of your time looking into your neighbour's home.
- If you enjoy greenery views, you might not need to go too high up (And spend extra $$) as your focal point changes and you will see more skies than greenery.
To illustrate this, just imagine yourself in a cable car. Not too much focus on the greenery now right?
So pick something just a few storeys above the canopy of the trees surrounding it and you get a lot more greens than blues.
- Mid to mid-high floor units can be just as noisy as low floor ones. As there are more low height objects (E..g clubhouse, plants, walls) that absorb and scatter sounds on the lower floors, while sound travels and reflects upwards unobstructed.
Tip 3: Proximity to Entrances, Gates, and Facilities
Blocks closer to entrances and exits reduce time spent navigating large carparks—a detail you’ll appreciate daily.
However, nearby drop-off points may bring some traffic noise. Choosing inward-facing units near entrances often provides a good compromise.
Also consider how close you are to facilities like gyms, MRT access points, or nearby malls. An extra 200–300 metres of walking every day adds up over time.
Tip 4: Avoid Bin Centres, Substations, and BBQ Pits
Unless you just want the cheapest units in the development, there are few reasons to choose a unit facing the bin centre and substation (Usually next to each other).
Apart from the fragrance and roaches, the views are uninspiring (Unless you're Oscar The Grouch) and will be a harder sell when it's time to exit the investment.
BBQ pits are potential hubs for noise as gatherings will be held there regularly and the smells might unintentionally waft through your home at night causing uncontrollable hunger pangs at the wrong hours.
Tip 5: Be Mindful of Noisy Facilities
Facilities like kids’ pools, water features, and tennis courts can be surprisingly noisy.
If the sound of kids screaming frustrates you, or "pok pok pok" noises from your condo's Rafaels and Federers distracts you easily, you might not want to stay too close to any of these facilities.
If you’re a light sleeper or work from home, it’s best to avoid units near:
Children’s play areas
Tennis courts
Continuous waterfall features
Tip 6: Look for Efficient Layouts
Some layouts sacrifice usability in exchange for views. Long corridors and awkward spaces increase your price per square foot without adding real value.
In some cases, you may not have a choice as the views that you like may only come with this layout. In such cases, you will have to prioritise which is more important to you.
Tip 7: Check the Number of Units Per Floor
This is a factor that many people miss out on when buying a new launch. The number of units per floor can affect the environment you step into before you reach home.
Generally, the fewer units per floor, the better as you will spend less of your precious lifespan waiting for the lift. And, there will be fewer potential grumblers if you start using your corridor space for your barang barang.
If you're sharing the floor with 1-2 bedroom units, you can expect a higher frequency of change of neighbours as small units will more likely be tenanted than occupied by an owner occupier family.
Tip 8: Spot Bonus Floor Space
Some units come with a small recessed area outside the main door. This “bonus” space isn’t counted in the official floor area but can be useful for shoe racks or seating.
Tip 9: Assess Road and Environmental Noise
Avoid units facing major roads or highways when possible. Check the URA Master Plan for upcoming road developments, such as the North-South Expressway, which may increase noise levels.
Other potential noise sources include:
Military flight paths
In some areas such as Punggol, the daily deafening flight of the fighter planes circling overhead can be a major source of irritation especially if you work night shifts and tend to sleep in the day or work from home.
Nearby places of worship with amplified prayers
Locations facing places of worship where loud chanting, praying and incense burning occurs are also not the typically preferred choices.
Tip 10: Consider West-Facing Units Carefully
West-facing units receive strong afternoon sun and are generally warmer in the evenings. This makes them less popular among local buyers, though they can be attractive to expatriates—Westerners and Europeans are usually the ones who wouldn't mind renting or buying west facing homes.
Developers typically prefer north-south orientations, but west-facing units still exist due to site constraints.
Tip 11: Look for Unique Selling Points
Units with standout features often perform better in resale or rental markets.
Examples include:
Ground-floor units with large patios
Ground floor units with a huge patio facing the swimming pool will be exceptionally attractive to ground floor lovers or those who enjoy outdoor spaces for gardening and recreation. There are only that many units in every development.
Homes on the same level as sky terraces or communal decks
A unit on the same level as the sky terrace with jacuzzis, chill out spaces and dining pavilions will attract those who love high floor units and outdoor spaces right outside their door step.
These units are limited in supply and appeal strongly to specific buyer groups.
Tip 12: Review Fittings and Materials Carefully
Check the brands and materials provided by the developer—they reflect overall build quality and value.
When comparing similar projects:
Marble vs ceramic flooring
Appliance inclusion (fridge, washer, dryer)
Are DB boxes already concealed
Cabinet storage and wardrobe height
Are false ceilings pre-built
Developers are required to provide full documentation of included items—ask for it.
MoneySmart Blog's on Renovation Costs lists out the costs of renovation and common materials used for floorings.
Note that within each category, there are also various grades, types and material origin. E.g. Marble is pricier than Compressed Marble. Italian marble is pricier than Dubai Marble. So it depends how much details you would like to go into.
Final Thoughts
Choosing the right unit in a new launch project requires more than falling in love with a showflat.
By slowing down, asking the right questions, and following a structured checklist, you put yourself in a much stronger position—whether you’re buying for own stay or investment.
A well-chosen unit today can make a significant difference to your comfort, returns, and exit options in the future.
Need an opinion on your property investment plans, the best buys available or help marketing your properties?
Get a 1-time free 30 min Property Wealth Planning consultation with Stuart Chng and his team of Property Wealth Planners. Schedule one right now.
A PWP consultation includes:
- An in-depth financial affordability assessment and timeline planning
- Highly relevant investment insights
- A clear and customised investment road map
- A curated list of best buys in today's market with good growth potential & minimal risks
- Selecting units with the highest potential in a new launch project
- Advice on marketing and getting a buyer for your property fast
Stuart Chng, Executive Group District Director at Huttons, is a renowned leader and personality in the real estate industry.
He adores music and can play a few instruments decently without upsetting his neighbours. When not doing so, he enjoys pillow fighting with his son and coming up with silly puns which barely amuses his wife.
Professionally, he is a licensed real estate agent, an avid stocks, options and real estate investor, business owner, team leader, speaker and columnist for several property newsletters and blogs and is often quoted in media interviews on 938FM, Channel 8, PropertyReport, PropertyGuru and other publications.
Throughout his career, he has helped many clients grow their wealth through selecting great property investments and managing their portfolios actively. Read his clients' reviews here.
Stuart has also coached many top million dollar producing agents from top real estate agencies in Singapore. Read his agents' reviews here.
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