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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.
7 min read
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.
8 min read
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.
9 min read
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.
8 min 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.
7 min read
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.
12 min 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.
8 min 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.
7 min read
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.
9 min read
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.
8 min 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.
7 min read
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.
7 min read
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.
7 min 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.
7 min read
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.
8 min read