How Condo Buying In Singapore Became A Game Of Luck

Published 3 August 2025, 1:58 PM SGT · 5 min read · 1.3k

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Some time ago, I met a condo buyer who told me he spent weeks obsessing over floor plans, stack orientations, and even fortune teller consultations over the better unit for his one-bedder.

He finally settled on the perfect unit: high floor, greenery view, and in the block closest to the side gate for MRT and mall access. He balloted for it under the placement system. He didn’t get it.

And that was that. No fallback, no pivot. The unit went to someone else, and he went home feeling like he had played a game with only one move and lost.

That’s the trade-off with the placement system, which some developers have started using at new launches. On paper, it is neater and simpler to understand; but it can be less forgiving than the more common balloting system.

In the usual balloting process, buyers register interest and are assigned a queue number. When their number is called on launch day, they choose from whatever units are available. Now it can get fast and stressful, especially for popular projects; but there is some flexibility. If you’re prepared, for example, you can walk in with a ranked list, watch the screen, and adjust your picks on the fly.

But the placement system works differently. Buyers select one specific unit before the ballot. If ten people choose the same unit, they are entered into a draw for it. The one who gets picked gets the unit. Everyone else walks away empty-handed.

Now again, placement sounds cleaner on the surface. There’s no last-minute decision-making, and no pressure to make on-the-spot decisions (although again, if you walk in with a ranked list and plan, you won’t have to.)

But what it removes in decision-based stress, it adds back in pre-ballot anxiety.

Buyers are now placed in a position where they’re gambling on the popularity of a unit. Do you go all in on your ideal unit and risk competing with dozens of others? Or do you choose a less popular unit, just to improve your chances of getting something close to what you want?

In the placement system, there is no safety net; your only hope is for the person who secured the unit to somehow change their mind and back out.

(And yes, part of the reason for a placement system is to dissuade this - if you feel you got really lucky and secured a high-demand unit, you’re even less likely to back out and lose it.)

Balloting is not perfect, but most buyers are probably better off with it

If your number is called late, many of your preferred units might already be gone. But at least you are still in the game. It’s especially helpful in projects with higher unit counts and many similar layouts, as you’re still likely to walk away with a unit that fits your needs.

Sometimes, the nature of the project makes balloting better. For example, at a project like Parktown Residence - which has a dozen towers - it doesn’t matter too much if you miss a specific unit. You might be able to get another similar unit at a similar floor, in a different tower. When the project is big enough, balloting is the system you’ll probably hope for.

I’ve also found that, practically speaking, most buyers are not so uncompromising that they want one exact layout and one exact view. Most would rather compromise a little (e.g., go a few floors up or down, or get a different facing) than walk away with nothing.

This isn’t really something we can choose, but it’s something worth bracing for; especially if you’ve spent months narrowing your options to one perfect unit.

If you're the type who can afford to walk away when that one option falls through, placement might not worry you. But if you still want alternatives, it’s best to talk to an agent about it. And in the event you do face a balloting system, I’d suggest preplanning the alternative picks, in case you end up with a later queue ticket than expected.

Meanwhile, in other property news

Can you still buy anything at a new launch with $1.5 million or just under that? The answer is yes, and some of the projects are surprisingly central.
A 50+ year old flat for $1 million is not as crazy as many people think; you just need to be in a different stage of your life to make sense of it.
Buyer trends are reshaping our priciest prime neighbourhoods in 2025. Here’s what heralds the wave.
River Green is surprising everyone with its sub-$2 million pricing, despite being next to Great World MRT. But how does it really measure up against nearby projects? Find out with Stacked Pro.

Weekly Sales Roundup (21 July - 27 July)

Top 5 Most Expensive New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
21 ANDERSON	$21,060,160	4489	$4,692	FH
UPPERHOUSE AT ORCHARD BOULEVARD	$7,629,000	2056	$3,711	99 years
MEYER BLUE	$6,037,000	1905	$3,169	FH
GRAND DUNMAN	$4,558,000	1787	$2,551	99 yrs (2022)
TEMBUSU GRAND	$4,076,000	1711	$2,382	99 yrs (2022)

Top 5 Cheapest New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
THE ROBERTSON OPUS	$1,386,000	431	$3,219	999 years
HILL HOUSE	$1,396,000	431	$3,242	999 years
UPPERHOUSE AT ORCHARD BOULEVARD	$1,402,000	474	$2,960	99 years
TEMBUSU GRAND	$1,472,000	527	$2,791	99 yrs (2022)
PROVENCE RESIDENCE	$1,496,000	926	$1,616	99 yrs (2020)

Top 5 Most Expensive Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
THE SOVEREIGN	$6,500,000	2637	$2,465	FH
MARINA BAY SUITES	$6,400,000	2691	$2,378	99 yrs (2007)
HALLMARK RESIDENCES	$5,000,000	2788	$1,793	FH
SCOTTS 28	$4,620,000	2034	$2,271	FH
TREASURE ON BALMORAL	$4,400,000	1765	$2,492	FH

Top 5 Cheapest Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
ISUITES @ PALM	$660,000	431	$1,533	999 yrs (1878)
NESS	$680,000	431	$1,579	FH
VIBES@UPPER SERANGOON	$685,000	409	$1,675	FH
THE INTERWEAVE	$700,000	388	$1,806	FH
# 1 SUITES	$700,000	560	$1,251	FH

Top 5 Biggest Winners

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
THE SOVEREIGN	$3,000,000	2637	$1,138	$3,500,000	19 Years
PARC PALAIS	$720,000	1485	$485	$1,679,000	21 Years
ONE LEICESTER	$808,120	1281	$631	$1,620,768	18 Years
WATERFRONT KEY	$898,010	1313	$684	$1,505,278	16 Years
GLENTREES	$1,550,000	1442	$1,075	$1,400,000	16 Years

Top 5 Biggest Losers

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
DEVONSHIRE RESIDENCES	$2,462,200	947	$2,599	-$912,200	14 Years
HELIOS RESIDENCES	$4,880,000	1668	$2,925	-$630,000	11 Years
DUO RESIDENCES	$3,496,000	1528	$2,287	-$46,000	11 Years
GRAND DUNMAN	$3,604,000	1518	$2,375	$0	0.2 Years
THE ARDEN	$1,974,000	1141	$1,730	$0	0.3 Years

Transaction Breakdown

At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.

If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.

Frequently asked questions

What is the main difference between the balloting and placement systems in Singapore condo buying?

In the balloting system, buyers register interest and are assigned a queue number, then choose units when called. The placement system requires buyers to select a specific unit before the ballot, and if multiple choose the same unit, a draw decides who gets it.

Why might some buyers prefer the balloting system over the placement system?

Buyers might prefer balloting because it offers more flexibility and a better chance to get a preferred unit, especially in projects with many similar units, as they can adjust their choices on the spot and still participate even if their number is called late.

What are the risks associated with the placement system for condo buyers?

The placement system involves gambling on a unit’s popularity, as multiple buyers may compete for the same unit, and only one will get it. Others walk away empty-handed, making it riskier if you are set on a specific unit.

In what situations might balloting be more advantageous than the placement system?

Balloting is often better in larger projects with many similar units, where missing out on a specific unit is less critical because alternative units nearby can meet buyers’ needs, providing more chances to secure a suitable unit.

What should buyers do to prepare for a balloting process?

Buyers should preplan alternative unit options and discuss with agents to have backup choices ready, as their position in the queue can affect the units they may end up with.

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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.