When considering a resale flat with a budget of around $1 million SGD, many buyers feel overwhelmed by the wide range of options and prices. From my experience helping clients, one crucial aspect often overlooked is comparing the resale flat's price against the upcoming new build developments nearby. For example, if a new BTO unit launches close to the resale flat but is priced significantly lower or higher, this will affect your resale property's value in the medium term. Many buyers also expect that $1 million budgets guarantee prime locations like Clementi or Queenstown, but the reality often leans towards older developments in Woodlands or Jurong West, where the value appreciation may be slower. To avoid overpaying, it's vital to assess whether the new benchmarks—such as recent transaction prices of new flats in the vicinity—justify paying the asking price for the older resale flat. This helps you understand if you are paying a premium mainly for location, age of the flat, or other factors. In my consultation experience, I've found that buyers who focus on this comparative logic avoid situations where the resale flat loses value once a new BTO launches nearby at a lower or more competitive price. I recommend prospective buyers to also factor in the remaining lease term of the resale flat since it has a direct impact on mortgage options and resale value. For instance, flats with more than 60 years remaining lease tend to hold their value better. Finally, it pays off to consult real estate professionals who offer clear price breakdowns and market insights. This helps you see beyond the sticker price and make a decision that aligns with your financial goals and living needs. DM me if you want detailed guidance tailored to your budget and preferences.