For Rent · F&B
$12,500 /mo $11.50 psf
253 Jalan Besar
Jalan Besar · District 8
Type
F&B / Commercial · Ground floor
Size
1,087 sqft
Tenure
3-year lease
TOP
2026
The Property Collective · Singapore
Your home,
compounded quietly.
Singapore property mapped a decade ahead. We treat your home like a portfolio — not a transaction.
A short film
The PropNex Annual Awards
2026.
Highlights from the ceremony that recognised the work behind every Singapore home we've guided this year.
Recognition · 2026
/ 200+ Homes Transacted
/ District 09 · 10 · 11
/ 5+ Years · Singapore Real Estate
/ 100% Client Retention
/ Asset Progression Specialists
/ HDB to Private · Condo Upgrades · Portfolios
/ 200+ Homes Transacted
/ District 09 · 10 · 11
/ 5+ Years · Singapore Real Estate
/ 100% Client Retention
/ Asset Progression Specialists
/ HDB to Private · Condo Upgrades · Portfolios
01
02
03
01 — Position
Start with what you already hold.
Equity. CPF. Outstanding loans. The honest picture of where you are now is the only foundation a multi-decade plan can rest on.
02 — Path
Map a decade, not a season.
We model two, three, sometimes four progression scenarios — and the timing, district and entry price each one needs to compound.
03 — Execute
Move once. Move well.
From offer to keys. Loan structuring, stamp duty, settlement. You make the decision; we handle the rest, the way we have for two-hundred clients.
BuySafe · Built in-house
We built our own proptech engine.
Most agencies hand you a portal and a brochure. We built BuySafe — an engine that scores every private condo project in Singapore on real, size-adjusted performance, so the read you get is grounded in the data, not the marketing.
140,000+URA transactions
3,000+condo projects
0–100score per project
BuySafe isn't a public login. We walk you through it on your own shortlist, in the room.
01 — What we do
A monochrome scaffold for the asset behind a home.
Four disciplines, one posture. Every brief begins with the position you already hold, and ends with a path you can hold for a decade.
No 01
Asset Progression
Strategic property moves that compound your wealth over time. We map the optimal upgrade path for your equity position.
Read more →
No 02
Market Intelligence
Real-time insights on Singapore's micro-districts. Know before the market moves, not after.
Read more →
No 03
End-to-End Execution
From shortlist to keys in hand — every step with precision. You make the decisions; we handle the rest.
Read more →
No 04
Global Network
Connected to developers, family offices and agents across the region for off-market access.
Read more →
02 — Currently on hand
Featured Singapore property.
A working set of what I'm marketing right now, for sale and for rent, from HDB to private. New ones added as they come.
For Sale · Landed
$6,200,000 $3,501 psf land
23 Jalan Sankam
Sembawang · District 27
Type
Terraced House · 5-Bed
Size
4,834 sqft built-up
Tenure
Freehold
TOP
2026
For Sale
$1,650,000 $1,648 psf
Privé
Punggol · District 19
Type
Executive Condo · 3-Bed
Size
1,001 sqft
Tenure
99-yr
TOP
2014
03 — From the journal
Notes on Singapore property.
Field notes, theses, and the occasional pulled-string of an idea. Written between client calls.
The three forces that decide whether waiting pays: capital, rates and replacement cost.
Most buyers are waiting for one number to fall: the price. But three forces sit underneath every price in this market, and right now all three point the same way. Here is the framework, the data behind each force, and the honest case for waiting anyway.
Read the piece →
Six quarters of muted growth: is this the upgrader’s window, or a trap?
Private prices have grown at 1% or less for six straight quarters, and HDB resale has now fallen two quarters in a row. That combination is unusual, and it changes the arithmetic of upgrading in a way most sellers have not noticed yet.
Read the piece →
Land is the floor: why the next launch is unlikely to be cheaper than this one.
Government land rates have risen about 97% since 2013 and unsold private stock has fallen to 14,929 units. Together they explain why new launch prices rarely fall, even when demand cools, and what that means for anyone waiting for a better entry.
Read the piece →
04 — Track record
Numbers that compound, not headlines that flash.
We're not in the business of breathless launches. Quiet retention is the metric that matters.
05 — Clients
A decade is a long time. We expect to be working with you across it.
100% retention is the only marketing line we'll ever write.
“
They didn't just find us a home — they mapped our asset progression for the next decade.
“
The clarity they brought to every step — stamp duty, loan structure, exit strategy — was exceptional.
Thirty minutes.
No obligations.
We'll assess your current position — equity, CPF, timing — and chart what the next decade can look like.