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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.
7 min read
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.
7 min read
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.
8 min read
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.
7 min read
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.
7 min read
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.
7 min read
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.
8 min read
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.
6 min read
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.
6 min 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.
7 min read
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.
6 min read
Condo entry timing: how to buy at the right moment.
Good timing isn’t catching the bottom. It’s entering with enough margin that the home still works if the market doesn’t. Here’s the test we run before any condo purchase.
7 min read
New launch vs resale condo: which wins?
A glossy showflat or a lived-in unit? The real question isn’t which one feels nicer, it’s how the price, the timing and the eventual exit line up with your next ten years.
8 min read
Off-market condo deals in Singapore: what buyers are really buying.
A buyer hears about an unlisted condo, sees no public competition, and assumes there’s hidden value. But privacy and value aren’t the same thing. Here’s how to tell a genuine off-market deal from a premium for secrecy.
8 min read
Singapore residential property advisory: making the move that strengthens your position.
A property decision can look sensible on paper and still leave you weaker five years on. The real question isn’t whether you can buy, sell or upgrade today, it’s whether the move leaves you stronger for the next one.
8 min read