2015 New Launches Case Study Summary
The 2015 new launch market offers a useful case study for Singapore property buyers today. Many of the projects launched during that period have now matured into resale properties, allowing investors and homeowners to assess how different developments performed over a full 10-year cycle.
This comparison examines price data from the selected 2015 new-launch articles and focuses on one key question: which developments delivered the strongest capital appreciation, and which underperformed?
Across the projects reviewed, the results were far from uniform. Some developments nearly doubled in value, while others remained flat or even fell below their original launch prices. The difference came down to a combination of entry price, location, project positioning, buyer demand, tenure, EC pricing advantage and whether the development had enough room for future price discovery.
Summary of 2015 New Launch Price Performance
| Development | 2015 / Launch Price Data | 2025 Price Data | Approx. Capital Appreciation |
|---|---|---|---|
| Sol Acres EC | ~$784 to $800 psf | ~$1,461 to $1,547 psf | +85% to +95% |
| Botanique at Bartley | ~$1,276 to $1,317 psf | ~$1,791 to $2,320 psf | +38.6% to +81.8% |
| Westwood Residences EC | ~$777 to $860 psf | ~$1,329 to $1,497 psf | +66% to +74% |
| The Criterion EC | ~$780 to $820 psf | ~$1,330 to $1,400 psf | +69% to +71% |
| Signature at Yishun EC | ~$760 to $780 psf | ~$1,270 to $1,314 psf | +65% to +68% |
| The Poiz Residences | ~$1,313 to $1,500 psf | ~$1,913 to $2,211 psf | +27% to +66% |
| High Park Residences | ~$990 psf average | ~$1,620 psf average | +56% to +88% |
| North Park Residences | ~$1,230 to $1,436 psf | ~$1,804 to $1,952 psf | +25.6% to +58.7% |
| Principal Garden | ~$1,623 to $1,639 psf | ~$1,939 to $2,446 psf | +18% to +49% |
| Sims Urban Oasis | ~$1,330 to $1,432 psf | ~$1,860 to $1,925 psf | +31% to +42% |
| Symphony Suites | ~$1,004 to $1,029 psf | ~$1,336 to $1,353 psf | +30% to +33% |
| Pollen & Bleu | ~$1,900 to $2,000 psf | Close to launch levels | Mostly flat |
| Marina One Residences | ~$2,120 to $2,608 psf | ~$1,955 to $2,197 psf | -3.9% to -18.7% |
Access the Individual Development Analysis via the Link
The Best Performer: Sol Acres EC
Among all the developments reviewed, Sol Acres EC stands out as the strongest performer.
Its price growth was broad-based across almost every unit type. One-bedroom units rose by around 95%, while two-bedroom, three-bedroom and four-bedroom units recorded gains of about 85% to 88%. This makes Sol Acres not just a strong performer in one isolated segment, but the most consistent winner across the entire comparison.
The key reason is its executive condominium structure. Buyers entered at EC pricing, which was significantly lower than comparable private condominium prices. After the Minimum Occupation Period, Sol Acres was able to trade closer to private resale market levels. This created a powerful uplift for first owners.
For investors, Sol Acres shows the strength of buying into a development with built-in pricing headroom. For homeowners, it also proves that practical, mass-market family housing can outperform more premium or central projects when the entry price is attractive.
Strong EC Performance: The Criterion, Signature at Yishun and Westwood Residences
The broader EC segment performed very well in this 2015 cohort. The Criterion, Signature at Yishun and Westwood Residences all recorded strong capital appreciation.
The Criterion achieved gains of around 69% to 71%, while Signature at Yishun posted gains in the mid-to-high 60% range. Westwood Residences was also highlighted as delivering up to 74% price growth.
This reinforces one of the clearest findings from the data: EC buyers who purchased at launch and held through the MOP period were among the biggest beneficiaries of the 2015 cycle.
The reason is straightforward. ECs start with a lower entry price, but eventually compete in the resale market against private condominiums. Once the project reaches MOP and later privatisation milestones, the valuation gap can narrow significantly.
However, this strategy is not suitable for every investor. EC buyers must accept the initial occupation requirement and limited rental flexibility. The reward is usually stronger capital appreciation, but the trade-off is reduced flexibility in the early years.
Private Condo Winners: Botanique at Bartley, The Poiz and High Park Residences
Among private condominiums, Botanique at Bartley, The Poiz Residences and High Park Residences were among the stronger performers.
Botanique at Bartley was especially impressive in its three-bedroom segment, which rose by around 81.8%. This suggests that family-sized units in well-located city-fringe projects had strong resale demand. Its one-bedroom units also appreciated, but at a lower rate, showing that larger homes had stronger capital growth.
The Poiz Residences also performed well, with its larger units gaining up to around 66%. Its integrated mixed-use positioning and MRT convenience likely helped support resale demand. Buyers were willing to pay more for direct connectivity, daily convenience and accessibility.
High Park Residences recorded an overall increase of around 64% in average resale psf. Despite being a large-scale suburban project, it had a relatively affordable entry price, giving buyers room for future appreciation.
The key takeaway is that private condo performance was strongest when the launch price still left enough upside for future buyers. Projects that combined reasonable entry pricing, good connectivity and strong upgrader demand generally performed well.
Moderate Performers: North Park Residences, Principal Garden, Sims Urban Oasis and Symphony Suites
Several projects delivered respectable but more moderate gains.
North Park Residences performed well, especially in its larger units. Its one-bedroom units rose by about 25.6%, while four-bedroom units gained around 58.7%. This suggests that family-sized units benefited more from the integrated development concept than smaller investor units.
Principal Garden showed a similar pattern. One-bedroom units appreciated by only around 18%, while three-bedroom and larger units rose by about 49%. This highlights a recurring trend across the 2015 cohort: larger homes often outperformed smaller investor-focused units.
Sims Urban Oasis delivered steady gains of around 31% to 42%. This was a solid outcome, supported by its city-fringe location and relatively accessible price point.
Symphony Suites was more modest, with gains of around 30% to 33%. While this is still positive, it lagged behind stronger ECs and better-located private condos. Its performance suggests that suburban mass-market projects can still appreciate, but location and entry price remain critical.
The Weak Performers: Pollen & Bleu and Marina One Residences
At the weaker end of the table, Pollen & Bleu and Marina One Residences stood out.
Pollen & Bleu was largely flat over the period. Despite being located in District 10, its launch pricing was already high at around $1,900 to $2,000 psf. The resale market did not appear to provide much further uplift over the decade.
Marina One Residences was the weakest performer in terms of capital appreciation. Its one-bedroom, three-bedroom and four-bedroom units were all below launch-era pricing by 2025, while even its two-bedroom units remained slightly negative.
This is an important lesson for both investors and homeowners. A prestigious address, strong branding or integrated concept does not guarantee capital appreciation if the launch price is too high. Marina One may still appeal as a luxury residence or rental asset, but from a pure price growth perspective, it has underperformed.
Why Some Projects Outperformed
The strongest performers shared one common trait: they had valuation headroom at launch.
Sol Acres, The Criterion, Signature at Yishun and Westwood Residences benefited from EC pricing. Buyers entered at below-private-condo pricing and enjoyed a major uplift after the project matured.
Botanique at Bartley, The Poiz, and High Park Residences also benefited from relatively attractive entry prices relative to their future resale positioning. These projects gave the market room to reprice them upwards over time.
Another major factor was unit size. Larger units often performed better than smaller units. This was seen at North Park Residences, Principal Garden, The Poiz and Botanique at Bartley. The data suggests that genuine homeowner demand, especially from families and HDB upgraders, played a major role in supporting resale prices.
Connectivity and convenience also mattered. Integrated or transport-linked projects such as North Park Residences and The Poiz Residences performed well because they offered daily convenience, MRT access and strong tenant appeal.
Why Some Projects Underperformed
The weaker performers generally suffered from high entry pricing.
Marina One Residences launched at a premium level, with some unit categories above $2,500 psf. Even though the project has a prestigious CBD location and strong product attributes, buyers who entered at launch had limited capital upside.
Pollen & Bleu faced a similar issue. Its District 10 location was attractive, but its pricing already reflected much of that premium. As a result, resale prices had little room to rise significantly.
This shows that buying a good project is not enough. Buyers must also buy at the right price. A strong development purchased at an inflated entry price can still deliver weak returns.
What This Means for Investors
For investors, the 2015 cohort shows that entry price is one of the most important determinants of future returns.
The strongest results came from projects where the launch price was meaningfully below future resale value. ECs were the clearest example, but the same principle applied to selected private condos with reasonable starting prices.
Investors should also be careful with premium-priced projects. Luxury branding, central locations and integrated concepts may improve rentability, but they do not automatically guarantee capital appreciation. If too much future value is already priced in at launch, returns may disappoint.
The data also suggests that larger units can sometimes outperform smaller units. While one-bedroom units may offer lower quantum and easier rental entry, family-sized units may enjoy stronger resale demand from owner-occupiers.
What This Means for Homeowners
For homeowners, the results are encouraging. Many of the best-performing projects were not necessarily the most expensive or prestigious. Instead, they were practical homes with strong liveability, good layouts, access to amenities and strong upgrader appeal.
This is important because homeowners are not only buying an investment. They are buying a place to live. The 2015 data suggest that when a project offers both liveability and reasonable entry pricing, the long-term outcome can be very strong.
Family-sized units also stood out. Three- and four-bedroom homes are often more in demand than smaller units, especially in projects with strong owner-occupier demand.
Conclusion: The 2015 Launch Cohort Rewards Value, Not Just Prestige
The 2015 new launch cohort provides a clear lesson for today’s buyers.
The best-performing developments were not always the most central or most prestigious. Instead, the strongest gains came from projects that were priced with enough room for future growth.
Sol Acres EC was the standout winner, with gains of around 85% to 95% across its unit types. Other ECs, such as The Criterion, Signature at Yishun, and Westwood Residences, also performed strongly. Among private condos, Botanique at Bartley, The Poiz Residences and High Park Residences delivered some of the best results.
At the other end, Marina One Residences was the weakest performer in terms of capital appreciation, while Pollen & Bleu was largely flat despite its prime district location.
For investors and homeowners, the conclusion is simple: the launch price matters. A well-located project can still underperform if the entry price is too high, while a practical, well-priced development can deliver exceptional long-term returns.
Disclaimer: This article is intended for informational and educational purposes only and should not be construed as financial, investment or property-buying advice. The analysis is based solely on the historical price and performance data presented and reflects market conditions up to the stated period. Past performance is not indicative of future results, and property values may rise or fall depending on market conditions, government policies, interest rates and project-specific factors. While reasonable care has been taken to ensure the accuracy of the information, no representation or warranty is made regarding its completeness or accuracy. Readers should conduct their own due diligence and seek independent professional advice before making any property or investment decisions.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
