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Inherited a property in Singapore? Here is the process, the tax you don’t owe, and the one you quietly do.
What to do if you inherit a property in Singapore: no estate duty, no stamp duty on the inheritance itself and no CPF refund on the deceased’s savings, but HDB runs a 6-month and a 12-month clock after probate, a landed home cannot pass to a foreign heir without approval, and the property joins your ABSD count on whatever you buy next.
9 min read
Three quarters down, 0.6% in total. What HDB’s Q3 flash really says about resale prices.
HDB’s flash estimate puts the Q3 2026 Resale Price Index at 202.4, down 0.2% and the third straight quarterly dip, while URA’s private index jumped 1.4%. Volumes rose 17.7%, million-dollar flats hit 597, and the gap between an HDB flat and the condo it is meant to fund widened again. Here is what the number does and does not mean.
8 min read
Two new land sales: 85 homes in Siglap now, 235 in Serangoon North later, and what each one prices in.
URA released two residential sites on the same day: a 0.55-hectare plot on East Coast Road, Siglap’s first residential state land since the Seaside Residences site, where every unit must average at least 100 sqm, and a 235-home Reserve List plot at Serangoon North View beside The Garden Residences. One goes to tender on 3 December with analyst calls from $1,100 to $1,650 psf ppr. The other is a signal that says not yet. Here is what each one prices in.
10 min read
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More flats are coming. What the 2026 to 2028 supply wave does to HDB resale prices.
HDB resale prices have fallen two quarters in a row, and the flats reaching their five-year MOP rise from about 13,500 this year to 19,500 in 2028. History says supply caps the upside but demand sets the direction. Here is where the softness lands first, and what it means if you are selling to upgrade.
10 min read
Divorce and your property in Singapore: what actually happens to the flat, the CPF, and the next purchase.
A divorce court order can move the matrimonial home to one spouse without any stamp duty. But the CPF refund is a default the Court can vary, a subsidised flat still carries a resale levy, and a replacement home bought before the old one is sold can trigger ABSD anyway. Here is how property, CPF and tax actually work through a Singapore divorce.
9 min read
The Fed is not done. What a 73% October and a rising SORA mean for your mortgage.
A week after the first US rate hike since 2023, markets already price a 73% chance of another one in October, and Maybank has lifted its year-end SORA forecast by a third. What the new rate cycle means for Singapore mortgages, for anyone refinancing in the next 12 months, and for buyers waiting on the sidelines.
8 min read
Private prices up 0.5%. HDB down 0.3%. Why cooler is the decision window, not a dead end.
Private prices crawled in Q2. HDB slipped for a second straight quarter. Yet 6,396 resale flats still changed hands, and the 15-month wait-out just came off. Selectivity is the operating system now. That is a decision window, not a dead end.
9 min read
Seven bids and a $1,612 land price: what the Lorong Puntong tender just did to Thomson.
A Malaysian developer’s first ever Singapore land bid just set the Thomson corridor’s new land benchmark, on a site five minutes from Bright Hill MRT. Analysts already put its future launch prices from $3,000 psf. One MRT stop away, a 1,268-unit project is about to launch on land bought at $1,178. That gap is the story.
7 min read
The 1km ring just lost its edge at 12 schools. What the 2027 P1 changes do to homes near them.
The P1 registration changes announced on 10 September 2026 split Phase 2C at 12 popular schools into two equal tracks, 30 places for families within 2km and 30 for those beyond, with no home-school distance priority inside either track. Here is what that does to the case for buying within 1km of Nanyang, RGPS, ACS or Tao Nan, with the numbers.
8 min read
Mortgagee sales just hit a five-year high. Here is what actually happens if you can’t pay your mortgage.
What happens if you can’t pay your mortgage in Singapore: 216 mortgagee sale listings hit the market in 1H 2026, a five-year high. The real sequence is slower and more negotiable than the auction headlines suggest, for both HDB and bank loans, if you act while the loan is still current.
8 min read
Most sellers make money. The ones who lose all bought the same way.
In Q2 2026, 4.7% of private resales closed at a loss, the highest share in four years, in a quarter when prices rose. From the $6.6 million Seascape mortgagee sale to five units in one Scotts Road tower, the losses repeat the same anatomy. Here is the pattern, and the five checks that catch it before you sign.
10 min read
Four bids, one record: the $1,537 land price that reprices the east.
A UOL, CapitaLand and SingLand joint venture just bid $1.43 billion for the New Upper Changi Road site, a record land rate for the suburbs, 13.8% clear of the next offer. Bedok has not seen a major launch in 15 years. Here is what that number does to every price around it.
7 min read
The November BTO guide: 7,960 flats, six towns, and a deadline in September.
About 7,960 flats across Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun, in the first exercise under the $16,000 income ceiling. The paperwork deadline lands 25 September, and the ballot maths this round is stranger than it looks.
8 min read
The income ceilings finally moved. They still have not caught up with your salary.
BTO goes to $16,000 and ECs to $18,000 from 24 August, the first change since 2019. Set against how much incomes actually grew in those seven years, the increase restores about half the ground lost. And the EC change helps almost nobody buying an EC this side of 2028.
7 min read
Can you buy a second property in Singapore? Here’s the real cost.
Yes, any citizen, PR or foreigner can buy a second property in Singapore. What changes is the bill: 20% ABSD for a citizen, 30% for a PR, 60% for a foreigner, and a loan capped at 45% instead of 75%. The full cash and CPF picture, worked on a $1.5m example.
7 min read