Version: BM
When it comes to buying property in Malaysia, one trend continues to raise eyebrows:
Many buyers are choosing new projects, even though subsale properties are often cheaper, bigger, and located in mature neighbourhoods.
On the surface, subsales appear to be the better deal. They’re ready to move in, typically located in prime areas, and can be more spacious.
But despite the high-price, new launches remain in high demand, especially among first-time buyers and younger homeowners.
So what’s really driving this trend? Let’s explore the key reasons and what they mean for today’s homebuyers.
New Projects vs. Subsales:
Upfront Costs
While new projects usually have a higher total price, they’re often easier to afford at the start.
Most developers today offer attractive packages like zero down payment, legal fee absorption, cashback, and stamp duty exemptions.
These reduce the upfront cash needed to secure a unit, which is a game changer for younger or first-time buyers.
On the other hand, buying a subsale property means paying a 10% deposit, legal fees, stamp duty, and renovation costs, often all at once.
So even though the listed price is lower, the actual financial burden upfront can be heavier.
| Category | New Projects | Subsale Properties |
|---|---|---|
| Down Payment | Often 0% or low (developer absorbs it) | Typically 10% of purchase price, paid upfront |
| Legal Fees | Usually covered by developer | Paid by buyer |
| Stamp Duty | Often waived or partially absorbed | Fully borne by buyer |
| Cashback / Rebates | Commonly offered | Not available |
| Renovation Costs | Minimal (brand new unit) | Often required; can be substantial |
| Other Incentives | Free kitchen appliances, air-conditioning, partial furnishing | None or very rare |
| Total Upfront Commitment | Lower and staggered | Higher and paid upfront |
Maintenance-Free Living
New homes come with developer warranties and are free from past wear and tear.
There are no leaking pipes or hidden defects waiting to be discovered.
Everything is brand new, clean, and covered.
This matters, especially for younger buyers who may not have the time, knowledge, or budget to manage repairs.
Subsale homes may offer charm and character, but they often come with potential headaches and surprise expenses, such as:
- Outdated plumbing that leads to leaks or low water pressure
- Faulty wiring that may require a full electrical overhaul
- Roofing issues like water seepage or broken tiles
- Termite damage that isn’t always visible during initial inspections
- Aging kitchen or bathroom fittings that need replacing
- Unapproved renovations that cause loan approval issues or safety concerns
These hidden costs can add up quickly, especially if buyers aren’t prepared for them. Turning what seemed like a good deal into an expensive renovation project.
Modern Living, Built In
Today’s new developments focus on lifestyle as much as structure.
Features like co-working spaces, smart home systems, parcel lockers, gyms, and multi-tier security are now considered standard in many new projects.
These are things older subsale properties often lack.
Upgrading a subsale unit to match modern expectations can be costly and in some cases, not even possible due to structural or community restrictions.
Flexible Payment, Less Pressure
With new projects, buyers pay in stages as construction progresses.
This gives them time to plan, save, and prepare financially before the keys are handed over.
Subsale purchases move faster.
Once the agreement is signed, you need to settle payments, arrange financing, and be ready to move often within 90 days.
For many, that timeline adds unnecessary pressure.
Emotional Value
There’s a strong emotional pull in being the first person to live in a new home.
You pick your unit, your view, and get to see it take shape from blueprint to completion.
It’s a personal journey and for many, that experience is priceless.
This level of emotional connection is hard to replicate with a subsale unit, which may come with outdated design, the former owner’s renovation style, or compromises in layout and condition.
Investing in the Future, Not Just the Present
Many new projects are part of larger master-planned communities with upcoming infrastructure like highways, public transport, schools, and malls.
Buyers are investing in future growth potential, not just current value.
While subsales offer immediate accessibility, their value may already be plateauing, especially in saturated areas.
New projects, on the other hand, offer room for appreciation as the surrounding township develops.
Final Thoughts
The idea that new projects are “too expensive” isn’t so straightforward anymore.
When you look beyond the price tag and consider the overall value, it becomes clear that new launches offer a lot more than meets the eye.
From easier entry costs and minimal renovation needs to modern facilities and flexible payment structures, new projects are designed to suit the lifestyle and financial realities of today’s buyers.
Some of the key advantages include:
- Lower upfront commitment
- Move-in ready condition with little to no repairs
- Contemporary features and smart home integration
- Extended payment timelines through progressive billing
- The excitement of being the first owner
- Strong long-term growth potential in developing areas
For many, especially younger homebuyers, new projects present a smarter, more accessible, and future-ready way to own property, even if the initial price is slightly higher.
New Projects vs Subsales: A Quick Comparison
| Feature | New Projects | Subsale Properties |
| Purchase Price | Higher overall | Lower overall |
| Upfront Cost | Lower due to incentives | Higher (10% deposit, legal, stamp duty) |
| Condition | Brand new, under warranty | May need repairs or upgrades |
| Facilities | Modern, lifestyle-based | May be outdated or limited |
| Payment Timeline | Progressive billing over time | Full payment due within 3 months |
| Ownership | First-hand experience | Previously occupied |
| Growth Potential | Linked to area development | More stable, less appreciation |
Frequently Asked Questions (FAQ’s)
Why are new projects more popular than subsale properties?
New projects offer lower upfront costs, modern features, and greater convenience for today’s buyers.
Do subsale properties require more renovation?
Often yes, as subsales may come with wear and tear or outdated fittings that need upgrading.
Is it easier to get financing for new projects?
Generally yes, as the progressive payment schedule gives buyers more time to manage their finances.
Are new projects a good investment for the future?
Many are located in developing areas with long-term growth potential and increasing property value.
Thinking about buying a new home or a subsale unit? Talk to our agents and discover which one’s right for you.
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