https://www.thepropertycollective.sg/insights Data-led reads on Singapore property: launches, en-bloc, policy and strategy. Know the exit before you enter. en-sg Tue, 18 Aug 2026 04:54:23 GMT https://www.thepropertycollective.sg/insights/how-to-sell-your-condo-in-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/how-to-sell-your-condo-in-singapore Mon, 17 Aug 2026 01:00:00 GMT

Playbook

How to sell your condo in Singapore: the process, the costs and the timing that matters.

How to sell your condo in Singapore, step by step: value it, choose exclusive or non-exclusive, market it, exercise the OTP, then complete in about 8 to 10 weeks. The costs that actually erode your proceeds, and a worked example of what timing alone is worth.

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]]> Playbook https://www.thepropertycollective.sg/insights/propnex-2026-forecast-what-it-assumes?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/propnex-2026-forecast-what-it-assumes Sat, 15 Aug 2026 01:00:00 GMT

Outlook

The 2026 forecast is out. Here is the second half it quietly assumes.

PropNex has put numbers on the rest of 2026: private prices up 3% to 4%, around 9,000 new homes sold, HDB resale prices up to 1% higher. PropNex is our agency, so rather than simply repeat the headline, we worked out what it implies. Here is the arithmetic those numbers require of the next five months.

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]]> Outlook https://www.thepropertycollective.sg/insights/downgrading-from-condo-to-hdb-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/downgrading-from-condo-to-hdb-singapore Sat, 15 Aug 2026 01:00:00 GMT

Playbook

Downgrading from a condo to HDB: what it actually unlocks, and what it costs.

Downgrading from a condo to HDB in Singapore no longer means a 15-month wait, and for most Singapore Citizens it now comes with zero ABSD. What eligibility actually requires, the CPF refund maths, and a worked example of what the move genuinely frees up.

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]]> Playbook https://www.thepropertycollective.sg/insights/three-mistakes-property-buyers-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/three-mistakes-property-buyers-singapore Fri, 14 Aug 2026 01:00:00 GMT

Playbook

The three mistakes buyers keep making, and the exit test that catches every one of them.

None of them look like mistakes on the day you commit. The headline number looks objective, the unit feels right, and the bank has said yes. Here is how each one actually costs you, what the data says, and the checks that catch all three before the cheque is signed.

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]]> Playbook https://www.thepropertycollective.sg/insights/land-cost-floor-under-new-launch-prices?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/land-cost-floor-under-new-launch-prices Thu, 13 Aug 2026 01:00:00 GMT

Market Read

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.

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]]> Market Read https://www.thepropertycollective.sg/insights/six-quarters-muted-growth-upgrader-window?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/six-quarters-muted-growth-upgrader-window Thu, 13 Aug 2026 01:00:00 GMT

Thesis

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.

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]]> Thesis https://www.thepropertycollective.sg/insights/three-forces-waiting-may-not-pay-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/three-forces-waiting-may-not-pay-2026 Thu, 13 Aug 2026 01:00:00 GMT

Thesis

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.

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]]> Thesis https://www.thepropertycollective.sg/insights/how-much-is-my-condo-worth-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/how-much-is-my-condo-worth-singapore Thu, 13 Aug 2026 01:00:00 GMT

Playbook

How much is my condo worth? Build the number yourself, then check it against a bank.

How much is my condo worth? Not one number, a defensible range: build it from three to five comparable URA transactions, adjusted for floor and size, and it should land close to what an accredited bank valuer would say. Here is the method, where the free online tools mislead you, and a worked example.

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]]> Playbook https://www.thepropertycollective.sg/insights/city-plaza-970-million-en-bloc-third-attempt?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/city-plaza-970-million-en-bloc-third-attempt Mon, 10 Aug 2026 01:00:00 GMT

Market Read

City Plaza is back at $970 million: the en-bloc that missed by 0.7 points returns for round three.

In 2021, City Plaza’s collective sale died at 79.3% consent, a 0.7-point miss. Now the freehold Paya Lebar landmark is on the market again at $970 million, with no ABSD for the buyer, a rezoning path already tested with URA, and a tender closing 13 October. Here is the full read on Singapore’s latest mega en-bloc.

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]]> Market Read https://www.thepropertycollective.sg/insights/upcoming-condo-launches-singapore-2h-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/upcoming-condo-launches-singapore-2h-2026 Tue, 04 Aug 2026 01:00:00 GMT

Playbook

Singapore’s H2 2026 condo launches: the pipeline, and what each neighbourhood actually pays.

Eleven projects and around 3,550 units land in H2 2026, and every showflat says it’s the one. This read cuts the noise: the full pipeline, the real launch prices, and how each launch stacks up against the resale, HDB demand, schools and MRT around it, so you can tell the right buy, with a real exit, from the hype.

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]]> Playbook https://www.thepropertycollective.sg/insights/lower-en-bloc-thresholds-older-condos?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/lower-en-bloc-thresholds-older-condos Tue, 04 Aug 2026 01:00:00 GMT

Market Read

En-bloc consent thresholds are coming down for older condos. Here is who actually gains.

A Bill tabled in Parliament on 4 August would cut the consent threshold to 70% for estates aged 40 to 59 and 65% for those 60 and up, while making it harder to start an attempt and safer to say no. If you own an older condo, or are eyeing one, the maths of your exit just moved.

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]]> Market Read https://www.thepropertycollective.sg/insights/berlayar-drive-gls-sole-bid?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/berlayar-drive-gls-sole-bid Tue, 04 Aug 2026 01:00:00 GMT

Market Read

One bid, $1,515 psf ppr: what the Berlayar Drive tender says about the Greater Southern Waterfront.

The Berlayar Drive tender closed on 4 August with a single envelope: Hong Leong Holdings and GuocoLand at $576.78 million, the highest land rate the Greater Southern Waterfront has seen. Few bidders, but a big number. Here is what that twin signal means for the precinct, and for anyone waiting to buy into it.

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]]> Market Read https://www.thepropertycollective.sg/insights/upcoming-ec-plots-singapore-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/upcoming-ec-plots-singapore-2026 Thu, 30 Jul 2026 01:00:00 GMT

Playbook

Singapore’s 5 upcoming EC plots: the last of the 5-year MOP, and how to read them.

Senja Close, two plots at Woodlands Drive 17, Sembawang Road and Miltonia Close are the last Executive Condominiums you can buy with a 5-year MOP — every tender closed before the 8 May 2026 rule change. That one fact should shape how you read the locations, the exit, and whether to wait at all.

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]]> Playbook https://www.thepropertycollective.sg/insights/hdb-15-month-wait-out-period-removed?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/hdb-15-month-wait-out-period-removed Tue, 28 Jul 2026 01:00:00 GMT

Outlook

The 15-month wait-out is gone. What it means for HDB and private resale prices.

From 28 July 2026, private-property owners can buy a resale HDB flat with no waiting period. The measure that cooled the top of the HDB market for nearly three years is lifted — deliberately, against an incoming wave of flat supply. Here is who it affects and where prices actually move.

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]]> Outlook https://www.thepropertycollective.sg/insights/developer-absd-timelines-large-en-bloc-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/developer-absd-timelines-large-en-bloc-2026 Tue, 28 Jul 2026 01:00:00 GMT

Market Read

Developers just got more time on big en-bloc sites. Why it matters if you own in an ageing estate.

On the same day it lifted the 15-month wait-out, the Government gave developers of large collective-sale sites up to 6–7 years to build and sell — not a rate cut, but a targeted de-risking of exactly the big, ageing estates that had stopped selling en bloc.

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]]> Market Read https://www.thepropertycollective.sg/insights/how-much-earn-buy-condo-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/how-much-earn-buy-condo-singapore Sat, 25 Jul 2026 01:00:00 GMT

Playbook

How much do you need to earn to buy a condo in Singapore?

A quick answer: roughly S$9,800 a month for a S$1.5m condo, S$13,100 for S$2m, S$16,300 for S$2.5m — at a 75% loan and no other debt. But the income that gets the loan approved isn’t the number that gets the deal done.

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]]> Playbook https://www.thepropertycollective.sg/insights/how-to-structure-bridging-finance?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/how-to-structure-bridging-finance Sat, 25 Jul 2026 01:00:00 GMT

Playbook

How to structure bridging finance: fund the next home before the last one sells.

A bridging loan buys you time between buying and selling — usually up to six months, in one of two forms. Used well it protects your move; used as a stretch, it turns a timing problem into a cash-flow risk. How to structure it around a credible exit.

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]]> Playbook https://www.thepropertycollective.sg/insights/tan-boon-liat-en-bloc-950-million?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/tan-boon-liat-en-bloc-950-million Tue, 21 Jul 2026 01:00:00 GMT

Market Read

Tan Boon Liat sold for $950m. The lesson isn’t the price — it’s the rezoning.

Singapore’s largest collective sale since 2018. But the value didn’t come from the building — it came from an eight-month rezoning study and a reserve price that finally came down. What it actually signals for owners.

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]]> Market Read https://www.thepropertycollective.sg/insights/how-to-choose-a-property-agent-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/how-to-choose-a-property-agent-singapore Mon, 20 Jul 2026 01:00:00 GMT

Playbook

How to choose a property agent in Singapore: check the record, not the pitch.

There are 36,816 registered agents here. CEA publishes their transaction history, their awards and their disciplinary record — free, searchable by mobile number, in about three minutes. Here is how to check, what to ask, and which red flags are actually against the rules.

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]]> Playbook https://www.thepropertycollective.sg/insights/singapore-property-q2-2026-report?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/singapore-property-q2-2026-report Tue, 14 Jul 2026 01:00:00 GMT

Outlook

Singapore property, Q2 2026: prices cooled — and the split got sharper.

Private home prices rose just 0.5% (the slowest in seven quarters) and HDB resale slipped again — yet million-dollar flats hit a record. The Q2 2026 numbers, and what PropNex expects for the rest of the year.

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]]> Outlook https://www.thepropertycollective.sg/insights/new-ec-cooling-measures-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/new-ec-cooling-measures-2026 Mon, 06 Jul 2026 01:00:00 GMT

Outlook

New EC rules 2026: the 5-year flip is over — here’s what actually changed, and what it means.

On 8 May 2026 the Government doubled the EC minimum occupation period to 10 years, scrapped the deferred payment scheme and reserved 90% of new units for first-timers. The real impact on access, cash and resale — and how to think about your move.

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]]> Outlook https://www.thepropertycollective.sg/insights/foreigners-pr-buying-process-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/foreigners-pr-buying-process-singapore Mon, 06 Jul 2026 01:00:00 GMT

Playbook

Buying property in Singapore as a foreigner or PR: the rules, the taxes, the process.

Your residency status decides what you can buy, what it costs in stamp duty, and how you finance it. The current ABSD rates, what foreigners and PRs can actually purchase, the FTA exemption most people miss, and the buying process — in the right order.

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]]> Playbook https://www.thepropertycollective.sg/insights/tdsr-msr-explained-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/tdsr-msr-explained-singapore Mon, 06 Jul 2026 01:00:00 GMT

Playbook

TDSR and MSR explained: how much can you actually borrow in Singapore?

Your budget can look fine and still fail at the bank. How the 55% TDSR and 30% MSR set your loan limit, why banks stress-test at 4%, and a worked example of what your income really supports.

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]]> Playbook https://www.thepropertycollective.sg/insights/single-vs-joint-ownership-singapore?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/single-vs-joint-ownership-singapore Mon, 06 Jul 2026 01:00:00 GMT

Playbook

Single vs joint ownership in Singapore: whose name should be on the deed?

The name on the title shapes your borrowing power, CPF, control, property count and estate — and it’s costly to unwind. Single vs joint ownership, joint tenancy vs tenancy in common, and how to choose.

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]]> Playbook https://www.thepropertycollective.sg/insights/interest-rate-impact-on-upgrading-plans?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/interest-rate-impact-on-upgrading-plans Thu, 02 Jul 2026 01:00:00 GMT

Playbook

Interest rates and your next upgrade: it’s the sensitivity, not the rate.

A half-percent move can redraw an upgrade — through loan quantum, holding power and timing, not just the monthly payment. When rates should change your move, and when they shouldn’t.

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]]> Playbook https://www.thepropertycollective.sg/insights/singapore-condo-market-trends?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/singapore-condo-market-trends Mon, 29 Jun 2026 01:00:00 GMT

Thesis

Singapore condo market trends that matter.

The market isn’t simply up or down — it’s repricing by segment, district and buyer. The trends that decide whether your condo holds its value, and exits cleanly.

Read the full analysis

]]> Thesis https://www.thepropertycollective.sg/insights/v-shape-property-strategy?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/v-shape-property-strategy Mon, 29 Jun 2026 01:00:00 GMT

Playbook

The V-shape strategy: enter near the bend, exit into strength.

Markets dip and recover in a V. The discipline isn’t calling the exact bottom — it’s entering near the bend with margin, and positioning to exit into the next upcycle.

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]]> Playbook https://www.thepropertycollective.sg/insights/endowment-effect-property-trap?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/endowment-effect-property-trap Mon, 29 Jun 2026 01:00:00 GMT

Playbook

The endowment effect: why owners overprice — and miss the better move.

We value what we own more than the market does. In property, that quiet bias costs you — overholding a plateauing asset while a better move slips away.

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]]> Playbook https://www.thepropertycollective.sg/insights/hdb-resale-market-direction-2026?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/hdb-resale-market-direction-2026 Mon, 29 Jun 2026 01:00:00 GMT

Market Read

Why Singapore’s HDB resale market is cooling — and where it’s headed.

Resale prices have plateaued and volume is sliding, just as BTO supply surges past 55,000 flats. The forces behind the slowdown, and what it means if you’re buying, selling or upgrading.

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]]> Market Read https://www.thepropertycollective.sg/insights/what-happens-2h-2026-singapore-property?utm_source=meta&utm_medium=social&utm_campaign=autopost https://www.thepropertycollective.sg/insights/what-happens-2h-2026-singapore-property Mon, 29 Jun 2026 01:00:00 GMT

Outlook

Singapore Property 2H 2026: The Market Is Splitting — Here’s What It Means

Not booming, not crashing — splitting. Our straight-talk read on the second half: five calls on HDB, private prices, rates and supply, and the moves that actually matter.

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]]> Outlook