Last week I met Mr. Tan (not his real name). He said: 

“Josh, my cousin, bought an OCR condo in 2021 after the pandemic. He’s selling now and has made a nice profit. I’m stunned. We waited, thinking we were smart. Did we just lose our edge?”

That moment sums up what this article is about.

Not bragging about one buyer’s luck. Not guilt-tripping anyone who waited. But showing what actually happened after COVID.

Why some post‑COVID buyers gained real ground, and why others didn’t, and what the numbers look like today.

If you’re an investor wondering whether waiting really protected you, or quietly cost you, this article is for you.

The Setup: Why This Case Study Matters

We all like to think waiting is the safer choice, especially after an uncertain time like COVID. But in property investing, timing is everything. The difference between buying at the right moment and hesitating can mean hundreds of thousands in your pocket, or left on the table.

Today, we’ll look at three real examples of 3-bedroom Singapore properties, approximately 1,507 sqft each, bought either pre-COVID or post-COVID, held for several years, and then resold in 2025.

Data: URA Realis Dec 2025. All net after 2% agent commission + legal/reno costs.

1. Rivergate — The Classic CCR Resale That’s More About Preservation Than Profit

Rivergate is a beautiful freehold development in the coveted Core Central Region (CCR), completed in 2009. This is a solid home, with a lifestyle premium and scarcity that protects its value.

The numbers: Bought at S$3.918M, resold today at S$4.97M.

Gross gain: S$1.05M (27% over 16 years = 1.4% pa).

Net after costs:

• Agent: S$99,400
• Legal fees: S$10,000
• Renovation: S$100,000

Total costs: S$209,400 → Net gain: S$843K → 1.0% pa

What does this tell us?

CCR resale freehold is not a get-rich-quick vehicle. It's capital preservation and lifestyle, not rapid wealth building. Ideal for long-term stability.

2. Pasir Ris 8 — The Post-COVID OCR Gem That Quietly Outperformed

Now, let’s jump to something different, a post-COVID new launch in a suburban, family-friendly area: Pasir Ris 8.

Launched in 2021 at S$1,503 psf → S$2.264M.

Resale Dec 2025: S$2,030 psf → S$3.06M (URA Realis).

Gross gain: S$800K (35% in 4 years = 7.8% pa).

Net after costs:

• Agent: S$61,200
• Legal: S$8,000
• Reno/holding: S$80,000

Total: S$149,200 → Net gain: S$528K → 6.3% pa

What’s driving this?

• Suburban OCR integrated developments are in hot demand.
• Families love proximity to schools, transport, and lifestyle amenities.
• Limited supply and government policies have tightened new launches (including cooling measures and loan-to-value restrictions updated through 2024).
• Post-COVID, pent-up demand and new pricing benchmarks is being set.

This case shows you can still find juicy returns in Singapore property if you know where to look.

3. RCR Proxy Launches — Core Fringe Growth with a Balanced Profile

Finally, let’s look at the Core Fringe Region (RCR), where new launches like The Sen in 2022 are positioned.

We estimate launch prices at about S$2,350 psf for our 1,507 sqft unit, or roughly S$3.54 million.

Resale 2025: S$2,800 psf → S$4.22M.

Gross gain: S$680K (19% in 3 years = 6.0% pa).

Net after costs:

• Agent: S$84,400
• Legal: S$8,000
• Reno: S$70,000

Total: S$162,400 → Net gain: S$346K → 4.8% pa

Why does RCR show solid but not spectacular growth?

• New launches benefit from modern design and infrastructure.
• Location is a sweet spot — premium but more affordable than CCR.
• Good rental demand, but with a more moderate appreciation curve.

Comparison Matrix

The Rivergate seller made a nice profit (S$1M gross), but Pasir Ris 8 won on compounding.

• Rivergate: Bigger dollars, 16 years, 1% pa 
• Pasir Ris 8: 2/3 the dollars, 4 years, 6% pa 

Pasir Ris 8‑type buyer played speed, timing, and efficiency, not prestige, so his capital worked harder, not longer.

In investing terms:

Rivergate = wealth preserver
Pasir Ris 8 = wealth accelerator

But if you're wondering "what if" in the fair 4-year comparison, could Rivergate have won?

Fair 4-Year Comparison (All Bought 2021 → Dec 2025)

Even over identical 4 years, Pasir Ris 8 beats CCR resale by 2.2% pa and requires half the capital.

And if you’re wondering, “When could Rivergate have beaten Pasir Ris 8?”, the answer is timing.

In the fair 2021-2025 comparison?

Pasir Ris 8 wins on speed + entry quantum.

So, What’s the Takeaway?

1. Waiting doesn't always pay – Pasir Ris 8 crushed CCR compounding

2. Timing > location – Early CCR or post-COVID OCR both win

3. Costs matter – 2% agent + reno eats 15-20% of gains

4. Match goal to asset – Preservation (CCR) vs growth (OCR/RCR)

Let’s Talk About Your Next Move

The property market is complex, and the stakes are high.

If you want a trusted advisor who understands the numbers and the market pulse, and can guide you to the right investment for your goals — I’m here for you.

Don’t wait until you’re stunned by someone else’s gains. Let’s explore how you can make smart, data-backed moves today.

Contact me now!