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New Launch Condo Showflat Guide — What to Look For
A showflat is designed to sell you a dream. Your job is to see through the staging and figure out whether the actual unit works for you. Here’s what I’d check.
Answer: At a new launch showflat, always ask to see the actual unit (not just the display unit). Bring a laser measuring tape — check bedroom widths, kitchen depth, and balcony size against the floor plan. Ask about TOP date, maintenance fees, included fittings, and developer track record. Know the difference between Progressive Payment Scheme (standard) and Deferred Payment Scheme (2–3% premium). Have a 5% cashier’s order ready if you plan to book. Red flags: high-pressure tactics, no actual unit, and dimensions that don’t match the floor plan.
Display Unit vs Actual Unit
This is the single most important thing to understand. Most showflats show two types of units:
| Display Unit | Actual Unit | |
|---|---|---|
| Finishes | Designer furniture, premium materials | What you actually get |
| Furniture | Custom-sized (often smaller than normal) | Empty — bring your own |
| Mirrors | Everywhere — makes rooms look bigger | None |
| Walls | Sometimes removed or replaced with glass | As per floor plan |
| Ceiling | May have raised flooring (lower ceiling) | Standard height ~2.7m |
| Kitchen | High-end appliances, marble tops | Basic fittings as per spec sheet |
| Storage | Minimal — makes rooms feel bigger | You’ll need to add cabinets |
Always insist on viewing the actual unit. If the developer doesn’t have one, that’s a yellow flag. Study the specification sheet — it’s legally binding, not the showflat.
Measurements to Take
Bring a laser measuring tape ($20–$40 from hardware stores). Here’s your checklist:
| Area | What to Measure | Minimum Comfortable |
|---|---|---|
| Master bedroom | Width × length | 3.0m × 3.5m (queen bed + space) |
| Common bedroom | Width × length | 2.5m × 3.0m (single bed + desk) |
| Living room | Length × width | 3.5m × 5.0m (sofa + TV) |
| Kitchen | Depth (counter to counter) | 2.0m+ (open fridge + walk past) |
| Bathroom | Length × width | 1.5m × 2.0m minimum |
| Balcony | Depth from wall to railing | 1.5m+ (table + chairs) |
| Corridors | Width | 1.0m+ (comfortable passage) |
| Ceiling height | Floor to ceiling | 2.7m standard, 2.85m+ is generous |
Measure the actual unit, not the display unit. Display units may have thinner walls or no wardrobes, making rooms appear larger. Floor plan dimensions include wall thickness.
Questions to Ask the Sales Team
About the project
- • What is the expected TOP date? Any risk of delays?
- • What is the monthly maintenance fee? How is it calculated?
- • How many units in total? How many sold vs available?
- • What is the unit mix (how many 1-bed, 2-bed, 3-bed)?
- • Does the project have BCA Green Mark certification?
About the unit
- • What fixtures and fittings are included? (Check spec sheet)
- • What brand are the appliances? Are they upgradeable?
- • What floor is this unit on? Can I see units on different floors?
- • What is the facing/view? North-south orientation?
- • Is there a bomb shelter? Where is it located?
About the developer
- • What is the developer’s track record? Past projects?
- • What is the defect liability period? (Standard: 12 months)
- • How are defects handled? Dedicated team?
- • Any early bird discounts or payment scheme options?
Payment Scheme Options
| Progressive Payment (PPS) | Deferred Payment (DPS) | |
|---|---|---|
| How it works | Pay in stages as construction progresses | Pay 20% upfront, 80% at TOP |
| Upfront cash needed | 5% booking + 15% S&P = 20% | 5% booking + 15% S&P = 20% |
| During construction | Interest on loan drawdowns (growing) | No payments until TOP |
| Price premium | Standard price | 2–3% higher |
| Good for | Most buyers — lower total cost | Buyers who need time to sell existing property |
| Risk | Loan interest starts during construction | Higher purchase price, lump sum at TOP |
PPS is the standard scheme for all new launches. DPS is offered by some developers at a premium. Some developers also offer early-bird or loyalty discounts — always ask.
Booking Process — Step by Step
| Step | What Happens | What You Need |
|---|---|---|
| 1. Select unit | Choose your preferred stack, floor, facing | Floor plan, site plan, price list |
| 2. Sign OTP | Developer issues Option to Purchase | NRIC, bank AIP letter |
| 3. Pay booking fee | 5% of purchase price | Cashier’s order or cheque |
| 4. Cooling-off | 3 working days to cancel (forfeit 1.25%) | Time to reconsider |
| 5. Appoint lawyer | Handle S&P agreement | $3,000–$5,000 legal fees |
| 6. Sign S&P | Within 8 weeks of booking | 15% payment (CPF/cash) |
| 7. Pay stamp duty | Within 14 days of S&P | BSD (CPF OK) + ABSD (cash only) |
Come prepared: bank AIP, NRIC, cashier’s order for 5% of your target price. If you’re not sure about the amount, prepare for the highest unit price you’d consider.
Red Flags to Watch
| Red Flag | What It Means |
|---|---|
| No actual unit to view | You can’t verify real dimensions and finishes |
| “Only 3 units left” pressure | Artificial urgency — more units usually released later |
| Suspiciously low maintenance fees | Will likely increase significantly after MCST takes over |
| Unknown developer | Higher risk of delays, poor workmanship, defect handling |
| Floor plan doesn’t match showflat | Display unit may have walls removed or reconfigured |
| Tiny bedrooms (<8 sqm) | Can’t fit queen bed + wardrobe comfortably |
| Excessive bay windows/planters | Counted in strata area but not usable living space |
| No price list transparency | Should be able to see all unit prices, not just selected ones |
What to Bring to a Showflat Visit
• Laser measuring tape — verify dimensions against floor plan
• Camera/phone — take photos of everything (ask permission first)
• Floor plan printout — annotate while walking through
• Compass app — verify north-south facing claims
• Notepad — write down what the agent says (it’s not binding unless in the contract)
• Bank AIP letter — know your budget before visiting
• Cashier’s order (5% of target price) — only if you’re ready to book
Crunching numbers before the showflat?
Calculate your stamp duty, monthly payments, and total cash needed before you visit. Know your budget so you can negotiate from strength.
FAQ
Is the showflat unit the same as the actual unit?
No. The showflat is built to the developer’s specification but often has design enhancements: premium furniture, mirrors to make spaces look bigger, and sometimes even altered layouts. The key difference is the display unit (with designer touches) vs the actual unit (bare-bones, reflects contract specs). Always ask to see the actual unit, and check the floor plan for exact dimensions.
What measurements should I take at a showflat?
Bring a laser measuring tape and check: bedroom widths (can a queen bed fit with walking space?), living room length and width, kitchen depth (can you open the fridge and oven at the same time?), bathroom dimensions, balcony depth, and corridor widths. Compare everything against the floor plan. If measurements don’t match, ask why.
What questions should I ask the sales team?
Essential questions: What is the expected TOP date? What is the maintenance fee? What fixtures and fittings are included vs excluded? What is the defect liability period? Are there any deferred payment schemes? What is the developer’s track record? Has the project received BCA Green Mark? What is the unit mix and how many units are left? Can I see the actual unit (not just display)?
What payment schemes are available for new launches?
Standard: Progressive Payment Scheme (PPS) — pay in stages as construction progresses, 5% booking then milestones up to 100%. Some developers offer Deferred Payment Scheme (DPS) — pay 20% upfront, remaining 80% at TOP. DPS typically costs 2–3% more but delays your cash outlay. Absorption schemes are rare post-cooling measures.
How does the booking process work?
At the showflat, you choose your unit and sign the OTP (Option to Purchase). You pay 5% booking fee by cashier’s order or cheque — bring this prepared. You then have a 3 working day cooling-off period. If you proceed, you appoint a lawyer within 2–3 weeks and sign the S&P agreement within 8 weeks, paying another 15%.
What are red flags to watch at a showflat?
Watch for: (1) No actual unit available to view — only display unit. (2) High-pressure sales tactics or “today only” discounts. (3) Maintenance fees that seem low (likely to increase). (4) Developer with no track record or known delays. (5) Extremely small bedrooms disguised by clever furniture. (6) North-south facing claims without compass verification. (7) Floor plans not matching showflat layout.
Related
- New Launch Condo Buying Process — full step-by-step from ballot to keys
- Progressive Payment Scheme — pay in stages as condo is built
- New Launch vs Resale Condo — pros and cons comparison
- New Condo Defect Inspection — what to check after TOP
- Down Payment for First Condo — 25% (5% cash + 20% CPF)
Last updated Feb 2026. Showflat practices per Housing Developers (Control and Licensing) Act. Payment schemes vary by developer. This is informational, not financial or legal advice.