Why Buyers in the Same Condo Ended Up With Very Different Results

Who actually made money at Grandeur Park Residences, and why did outcomes vary so widely? This Stacked Pro analysis breaks down performance by entry timing, entry price, and unit type post-TOP, showing how small differences at entry can shape very different results in the Tanah Merah condo cluster.

By Ryan J. Ong

Published 3 February 2026, 9:29 PM SGT · 27 min read · 125

In part 1 of our study of Grandeur Park Residences, which we published on Jan 27, we uncovered that this 99-year leasehold, 720-unit project managed to deliver on its promises: it was competitively priced compared to its neighbours, and beat District 16 (D16) for percentage gains in $PSF.

However, we also determined its price growth seemed constrained by this same advantage, causing a mediocre performance versus the Singapore-wide leasehold market.

In the next part of this two-part analysis of Grandeur Park Residences, we’ll look at who actually made money at Grandeur Park Residences, and why resale outcomes varied so widely despite the project’s broadly stable performance.

To identify who actually made money at Grandeur Park Residences, we need to answer two basic questions: when did they buy, and what did they buy?

To answer this, we’ll look at how prices changed at three key points: (1) at launch, (2) in the period shortly after Grandeur Park Residences was completed (around 2020), and (3) during the resale market in the year of 2025.

These are the three key moments when owners make or lose money on the sale of their unit, and depending on exactly when it happened, they don’t all lead to the same outcome.

Average $PSF

Frequently asked questions

How does the age of a flat affect its resale price?

The article suggests that the performance of resale prices can be influenced by factors like the flat's age and how long owners held onto their units, with buyers who bought earlier and held longer generally seeing better returns.

Do units facing certain directions or views perform better in resale?

The article indicates that units facing better views or quieter facings did not consistently outperform others in resale, and premium facing units often did not translate into higher resale prices.

When is the best time to buy a flat for better resale gains?

Buying at the initial launch and holding for several years generally yielded better dollar gains and ROI, compared to buying later in the resale market.

Do larger units or family-sized flats tend to do better in resale?

Yes, family-sized units like three- and four-bedders performed slightly better in terms of price growth, but overall, all unit types saw stable, follow-the-market appreciation.

How important is the unit's facing or stack location for resale performance?

While some stacks with better views recorded higher returns, overall, facing and stack location were less significant than entry price and market conditions in determining resale performance.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.