🏗️💰 Loyang Valley’s $880 million en bloc sale looks like a jackpot. But the real lessons go far beyond the payout.
After multiple attempts, the 362-unit development was finally sold to a SingHaiyi-led consortium for $880 million in 2026.
For some owners, the payout was substantial.
But for property owners watching the deal, there are 3 important lessons:
💰 An en bloc windfall can change your next property move
A large payout may give you more flexibility, but you still need to plan what happens after the money comes in.
📉 Lease decay is real, but it doesn't always mean value disappears
Loyang Valley had around 55 years remaining on its lease, yet its large site and redevelopment potential still attracted developer interest.
⏳ En bloc timing is unpredictable
The estate took multiple attempts before a buyer emerged. That's why buying or holding a property purely in the hope of an en bloc sale can be risky.
There's also the tax and sequencing angle.
Once an en bloc sale agreement is executed, the timing of your replacement purchase and the number of residential properties you own can affect your ABSD position. This is where proper planning becomes important.
🔗 https://propertynet.sg/loyang-valley-en-bloc-windfall-absd-lease-decay-lessons-2026/
📌 The biggest lesson from Loyang Valley isn't that every old condo will eventually go en bloc.
It's that when a major property event happens, the real value comes from knowing what to do next with the proceeds, your next home and your long-term property strategy.
After multiple attempts, the 362-unit development was finally sold to a SingHaiyi-led consortium for $880 million in 2026.
For some owners, the payout was substantial.
But for property owners watching the deal, there are 3 important lessons:
💰 An en bloc windfall can change your next property move
A large payout may give you more flexibility, but you still need to plan what happens after the money comes in.
📉 Lease decay is real, but it doesn't always mean value disappears
Loyang Valley had around 55 years remaining on its lease, yet its large site and redevelopment potential still attracted developer interest.
⏳ En bloc timing is unpredictable
The estate took multiple attempts before a buyer emerged. That's why buying or holding a property purely in the hope of an en bloc sale can be risky.
There's also the tax and sequencing angle.
Once an en bloc sale agreement is executed, the timing of your replacement purchase and the number of residential properties you own can affect your ABSD position. This is where proper planning becomes important.
🔗 https://propertynet.sg/loyang-valley-en-bloc-windfall-absd-lease-decay-lessons-2026/
📌 The biggest lesson from Loyang Valley isn't that every old condo will eventually go en bloc.
It's that when a major property event happens, the real value comes from knowing what to do next with the proceeds, your next home and your long-term property strategy.
PropertyNet.SG
Our En Bloc Windfall Was Not a Windfall: What a Loyang Valley Owner Wishes They Knew | PropertyNet.SG
An en bloc payout is not what it seems, but ABSD is usually not the reason. What a $1.9m Loyang Valley cheque really buys, and the one ABSD trap that is real.
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🌿🏡 What if your next condo offered District 10 living without the usual high-rise density?
Amberwood at Holland is an upcoming 212-unit, low-density development along Holland Link in the new Holland Plain precinct.
Unlike many new launches, there are no 1- or 2-bedroom units. The development focuses entirely on family-sized 3-, 4- and 5-bedroom homes.
Why buyers may be watching this project:
🌳 Low-density living with just 11 blocks
🏡 3- to 5-bedroom layouts only
📍 Prime District 10 address
🚇 Near King Albert Park MRT and future connectivity improvements
🌿 Close to greenery and the Rail Corridor
🏊 Full condo facilities, including a 50m lap pool
🏫 Family-focused environment within an established residential enclave
The bigger story is not just the project itself.
Amberwood at Holland is part of the wider Holland Plain transformation, giving buyers an opportunity to enter a new residential precinct in an established District 10 location.
🔗 https://propertynet.sg/new-launch-condos/amberwood-at-holland/
📌 For new launches, scarcity can come in different forms. Sometimes it's a prime address. Sometimes it's a rare large site. And sometimes, it's simply the opportunity to buy into a new low-density precinct before the transformation is fully complete.
Amberwood at Holland is an upcoming 212-unit, low-density development along Holland Link in the new Holland Plain precinct.
Unlike many new launches, there are no 1- or 2-bedroom units. The development focuses entirely on family-sized 3-, 4- and 5-bedroom homes.
Why buyers may be watching this project:
🌳 Low-density living with just 11 blocks
🏡 3- to 5-bedroom layouts only
📍 Prime District 10 address
🚇 Near King Albert Park MRT and future connectivity improvements
🌿 Close to greenery and the Rail Corridor
🏊 Full condo facilities, including a 50m lap pool
🏫 Family-focused environment within an established residential enclave
The bigger story is not just the project itself.
Amberwood at Holland is part of the wider Holland Plain transformation, giving buyers an opportunity to enter a new residential precinct in an established District 10 location.
🔗 https://propertynet.sg/new-launch-condos/amberwood-at-holland/
📌 For new launches, scarcity can come in different forms. Sometimes it's a prime address. Sometimes it's a rare large site. And sometimes, it's simply the opportunity to buy into a new low-density precinct before the transformation is fully complete.
PropertyNet.SG
Amberwood at Holland Review: 83/100 on the PropertyNet Insider Benchmark
First of 8 Holland Plain plots at $1,432 psf ppr, the lowest CCR land entry of the cycle. 212 family homes near MGS, previewing 11 September 2026.
ST 31/8/2026 - New private not-for-profit hospital in east due to high occupancy rates there: MOH
🏡📊 Singapore's private rental market is sending mixed signals.
Rents are still rising, but so is the number of vacant homes.
In Q2 2026:
📈 Private residential rents rose 0.7%
🏠 Vacancy increased from 6.2% to 6.4%
🏙️ CCR vacancy reached 8.3%
📉 OCR non-landed rents slipped 0.3%
🏡 Landed rents rose 2.7%
The key takeaway?
The rental market is no longer moving in one direction.
Some segments are still seeing strong rental demand, while supply-heavy locations are becoming more competitive for landlords. With around 60,600 private residential units including ECs expected to be completed over the coming years, landlords may need to become more realistic about pricing and vacancy.
For landlords:
💰 Don't simply follow the highest asking rents in your development
📊 Watch competing supply around your project
🏡 Unit type and location matter more than ever
⏳ Budget for potential vacancy between tenants
For tenants:
🔑 More supply could mean more options
💬 Negotiating room may improve in some locations
📍 Compare individual projects, not just district averages
🔗 https://propertynet.sg/singapore-private-rental-vacancy-6-4-percent-2026-leasing-volume-high-end-rents/
📌 Higher rents don't always mean a stronger rental market. When vacancy rises at the same time, the real opportunity lies in understanding which locations are holding up and which ones are starting to feel the pressure.
Rents are still rising, but so is the number of vacant homes.
In Q2 2026:
📈 Private residential rents rose 0.7%
🏠 Vacancy increased from 6.2% to 6.4%
🏙️ CCR vacancy reached 8.3%
📉 OCR non-landed rents slipped 0.3%
🏡 Landed rents rose 2.7%
The key takeaway?
The rental market is no longer moving in one direction.
Some segments are still seeing strong rental demand, while supply-heavy locations are becoming more competitive for landlords. With around 60,600 private residential units including ECs expected to be completed over the coming years, landlords may need to become more realistic about pricing and vacancy.
For landlords:
💰 Don't simply follow the highest asking rents in your development
📊 Watch competing supply around your project
🏡 Unit type and location matter more than ever
⏳ Budget for potential vacancy between tenants
For tenants:
🔑 More supply could mean more options
💬 Negotiating room may improve in some locations
📍 Compare individual projects, not just district averages
🔗 https://propertynet.sg/singapore-private-rental-vacancy-6-4-percent-2026-leasing-volume-high-end-rents/
📌 Higher rents don't always mean a stronger rental market. When vacancy rises at the same time, the real opportunity lies in understanding which locations are holding up and which ones are starting to feel the pressure.
PropertyNet.SG
Singapore Private Rental Vacancy 2026: 6.4% Near Danger Zone as Leasing Jumps 5.1% | PropertyNet.SG
Singapore private rental vacancy hit 6.4% in Q2 2026, near the danger zone, even as leasing rose 5.1% and CCR rents climbed 1.2%. What it means for landlords.
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🏡💰 Buying your first condo? A $1.6M price tag is only the beginning.
Before choosing the project, make sure you know where the money is actually coming from.
For a first bank housing loan, the maximum loan is generally 75% of the purchase price or valuation, whichever is lower. That means you need to prepare at least 25% upfront, with a minimum 5% paid in cash.
For a $1.6M condo, your checklist could include:
💵 At least $80,000 in cash for the minimum 5% downpayment
📊 Up to $320,000 more for the remaining downpayment, payable using cash and/or CPF OA
🏛️ Buyer’s Stamp Duty
⚖️ Legal and other transaction costs
🏦 A sufficient loan amount under TDSR
🛟 A cash buffer after the purchase
And here's where many first-time buyers make a mistake:
Having enough CPF does not automatically mean the property is affordable.
Your monthly loan commitments must still meet the TDSR requirements, which take into account your other existing debts.
Before committing to a condo, check:
✅ How much cash you really have available
✅ How much CPF OA you are comfortable using
✅ Your maximum loan eligibility
✅ Monthly instalments at a higher interest rate
✅ Stamp duty and legal costs
✅ Whether you still have an emergency buffer after buying
🔗 https://propertynet.sg/first-time-condo-buyer-cash-cpf-checklist-1-6m-unit-2026/
📌 The best first condo isn't simply the most expensive property the bank will approve. It's the one you can comfortably afford without putting your entire financial position under pressure.
Before choosing the project, make sure you know where the money is actually coming from.
For a first bank housing loan, the maximum loan is generally 75% of the purchase price or valuation, whichever is lower. That means you need to prepare at least 25% upfront, with a minimum 5% paid in cash.
For a $1.6M condo, your checklist could include:
💵 At least $80,000 in cash for the minimum 5% downpayment
📊 Up to $320,000 more for the remaining downpayment, payable using cash and/or CPF OA
🏛️ Buyer’s Stamp Duty
⚖️ Legal and other transaction costs
🏦 A sufficient loan amount under TDSR
🛟 A cash buffer after the purchase
And here's where many first-time buyers make a mistake:
Having enough CPF does not automatically mean the property is affordable.
Your monthly loan commitments must still meet the TDSR requirements, which take into account your other existing debts.
Before committing to a condo, check:
✅ How much cash you really have available
✅ How much CPF OA you are comfortable using
✅ Your maximum loan eligibility
✅ Monthly instalments at a higher interest rate
✅ Stamp duty and legal costs
✅ Whether you still have an emergency buffer after buying
🔗 https://propertynet.sg/first-time-condo-buyer-cash-cpf-checklist-1-6m-unit-2026/
📌 The best first condo isn't simply the most expensive property the bank will approve. It's the one you can comfortably afford without putting your entire financial position under pressure.
PropertyNet.SG
First-Time Condo Buyer Cash + CPF 2026: How Much You Need Upfront for a $1.6M Unit | PropertyNet.SG
A first-time buyer needs roughly $449,600 upfront for a $1.6M condo in 2026: $400k down payment plus $49,600 BSD. Here is the full cash and CPF breakdown.
🏡📐 Why do new launch condos in 2026 look smaller, but cost more per square foot?
The answer is not always that you're paying more for less.
Since Singapore's floor area harmonisation rules took effect, newer developments are measured differently. Floor areas are measured more consistently, while spaces such as voids are excluded from the saleable area.
The result?
📉 Smaller quoted unit sizes
📈 Higher headline PSF
🏡 Potentially more efficient liveable space
This is why comparing a new launch directly against an older resale condo based purely on PSF can be misleading.
An older 1,000 sqft condo may include spaces that are less usable, while a newer 900 sqft unit may have a more efficient layout and less "dead space".
So when comparing properties, look beyond the headline:
📐 How much of the space is genuinely usable?
🛋️ Does the living and dining area have a practical shape?
🛏️ Are the bedrooms comfortably sized?
🚪 How much space is lost to corridors?
💰 What is the total purchase quantum?
📊 What is the effective price for the liveable space?
🔗 https://propertynet.sg/new-launch-condo-floor-area-efficiency-2026-gfa-harmonisation/
📌 In today's market, the biggest unit isn't necessarily the best value.
The smarter comparison is not just price per square foot.
It's how much of every square foot you can actually use.
The answer is not always that you're paying more for less.
Since Singapore's floor area harmonisation rules took effect, newer developments are measured differently. Floor areas are measured more consistently, while spaces such as voids are excluded from the saleable area.
The result?
📉 Smaller quoted unit sizes
📈 Higher headline PSF
🏡 Potentially more efficient liveable space
This is why comparing a new launch directly against an older resale condo based purely on PSF can be misleading.
An older 1,000 sqft condo may include spaces that are less usable, while a newer 900 sqft unit may have a more efficient layout and less "dead space".
So when comparing properties, look beyond the headline:
📐 How much of the space is genuinely usable?
🛋️ Does the living and dining area have a practical shape?
🛏️ Are the bedrooms comfortably sized?
🚪 How much space is lost to corridors?
💰 What is the total purchase quantum?
📊 What is the effective price for the liveable space?
🔗 https://propertynet.sg/new-launch-condo-floor-area-efficiency-2026-gfa-harmonisation/
📌 In today's market, the biggest unit isn't necessarily the best value.
The smarter comparison is not just price per square foot.
It's how much of every square foot you can actually use.
PropertyNet.SG
New Launch Condo Floor Area 2026: Why Efficiency Ratios Fell From 99% to ~95% | PropertyNet.SG
GFA harmonisation strips voids and aircon ledges from saleable area, so new launch efficiency ratios settled near 95%. Here is how to compare sizes and psf.
🏡📊 Same condo. Same layout. Similar purchase price. So how did one buyer make about $180,000 more?
The difference wasn't the project.
It was the decisions made within the project.
In this 2026 case study, two friends bought similar 3-bedroom units at the same new launch. Around five years later, one household came out roughly $180,000 ahead after accounting for differences in resale price, financing and holding decisions.
The key differences?
🌿 Stack and facing
A quieter, higher-floor unit facing greenery can attract different buyer demand compared with a lower-floor unit facing the pool, carpark or afternoon sun.
📐 Floor area efficiency
A lower PSF does not automatically mean better value. Buyers need to understand how the floor area is measured before comparing projects.
🏦 Loan structure
The wrong financing structure can create cashflow pressure and force you to sell at the wrong time.
⏳ Exit timing
In a slower market, being forced to sell during a weak period can make a meaningful difference to your final proceeds.
The lesson?
Buying a new launch is not just about choosing the right project.
It is also about choosing the right unit within that project.
🔗 https://propertynet.sg/two-friends-identical-units-same-launch-180k-difference-2026/
📌 Sometimes, the biggest difference in your property return isn't created by the market. It's created by the decisions you make before you even collect the keys.
The difference wasn't the project.
It was the decisions made within the project.
In this 2026 case study, two friends bought similar 3-bedroom units at the same new launch. Around five years later, one household came out roughly $180,000 ahead after accounting for differences in resale price, financing and holding decisions.
The key differences?
🌿 Stack and facing
A quieter, higher-floor unit facing greenery can attract different buyer demand compared with a lower-floor unit facing the pool, carpark or afternoon sun.
📐 Floor area efficiency
A lower PSF does not automatically mean better value. Buyers need to understand how the floor area is measured before comparing projects.
🏦 Loan structure
The wrong financing structure can create cashflow pressure and force you to sell at the wrong time.
⏳ Exit timing
In a slower market, being forced to sell during a weak period can make a meaningful difference to your final proceeds.
The lesson?
Buying a new launch is not just about choosing the right project.
It is also about choosing the right unit within that project.
🔗 https://propertynet.sg/two-friends-identical-units-same-launch-180k-difference-2026/
📌 Sometimes, the biggest difference in your property return isn't created by the market. It's created by the decisions you make before you even collect the keys.
PropertyNet.SG
Same Condo, Same Launch: Why One Buyer Made $180k More on Resale | PropertyNet.SG
Two friends bought the same new launch stack on the same day. Five years later one sold for $180k more. The difference was choices, not luck.
🌿🏡 Looking for a family-sized new launch in the North?
Canberra Crescent Residences offers something increasingly rare in today's new launch market: a sizeable development with a strong mix of family-oriented homes.
Located at 51 to 57 Canberra Crescent in District 27, the 99-year leasehold development comprises 376 units across four 12-storey blocks.
Why buyers are taking notice:
🏡 A range of 1- to 4-bedroom units
🌳 Views towards the greenery and heritage character of the Sembawang estate
🏊 A full suite of facilities, including a 50m lap pool
👨👩👧 Childcare centre within the development
🚇 Walking distance to Canberra MRT
📍 Part of a growing Canberra and Sembawang residential precinct
The bigger story is the North.
With Canberra becoming increasingly established and wider transformation taking place around Woodlands and Singapore's Northern Gateway, buyers are not just looking at what the area offers today, but what connectivity and amenities could look like in the years ahead.
But as with any new launch, the key question is not simply whether the project is attractive.
It's whether the entry price, unit selection, future competition and your intended exit strategy make sense.
🔗 https://propertynet.sg/new-launch-condos/canberra-crescent-residences/
📌 For buyers who prioritise space and family living, the North can offer a very different value proposition from the central and city-fringe new launch market.
The important part is choosing the right project and the right unit for your long-term plan.
Canberra Crescent Residences offers something increasingly rare in today's new launch market: a sizeable development with a strong mix of family-oriented homes.
Located at 51 to 57 Canberra Crescent in District 27, the 99-year leasehold development comprises 376 units across four 12-storey blocks.
Why buyers are taking notice:
🏡 A range of 1- to 4-bedroom units
🌳 Views towards the greenery and heritage character of the Sembawang estate
🏊 A full suite of facilities, including a 50m lap pool
👨👩👧 Childcare centre within the development
🚇 Walking distance to Canberra MRT
📍 Part of a growing Canberra and Sembawang residential precinct
The bigger story is the North.
With Canberra becoming increasingly established and wider transformation taking place around Woodlands and Singapore's Northern Gateway, buyers are not just looking at what the area offers today, but what connectivity and amenities could look like in the years ahead.
But as with any new launch, the key question is not simply whether the project is attractive.
It's whether the entry price, unit selection, future competition and your intended exit strategy make sense.
🔗 https://propertynet.sg/new-launch-condos/canberra-crescent-residences/
📌 For buyers who prioritise space and family living, the North can offer a very different value proposition from the central and city-fringe new launch market.
The important part is choosing the right project and the right unit for your long-term plan.
PropertyNet.SG
Canberra Crescent Residences Review: 82/100 on the PropertyNet Insider Benchmark
92% sold in 13 months, with the final 29 units all large formats and the 4-bedders priced below the 3-bedroom premiums per square foot.
🏡📉 Mortgage rates may be falling, but that doesn't necessarily mean you can borrow more.
This is something many property buyers misunderstand.
You might see a home loan package at 1.5% or 2% and assume your maximum loan amount will increase.
But banks don't assess your loan eligibility based only on today's promotional interest rate.
For residential property loans, the TDSR assessment is generally stress-tested at a minimum interest rate of 4% p.a. or the applicable thereafter rate, whichever is higher. The TDSR cap also remains at 55% of gross monthly income.
So even if your actual monthly instalment is lower today, your maximum loan quantum may remain largely unchanged.
Think of it this way:
📉 Lower actual rates = Lower monthly repayment and better cash flow
📊 4% stress test = Your loan eligibility is still assessed conservatively
🏦 TDSR at 55% = Your total debt obligations still affect how much you can borrow
💰 LTV limits = Your property value can also cap your maximum loan
The good news?
Lower interest rates can still make a meaningful difference to your monthly cash flow after you purchase.
But they are not a licence to increase your property budget based purely on what today's mortgage rate looks like.
🔗 https://propertynet.sg/mortgage-stress-test-2026-why-low-rates-dont-raise-loan-limit/
📌 Don't just ask, "How low is the interest rate?"
Ask:
"Can I still comfortably afford this property if the interest rate goes back up?"
That's a much better stress test for your next property decision.
This is something many property buyers misunderstand.
You might see a home loan package at 1.5% or 2% and assume your maximum loan amount will increase.
But banks don't assess your loan eligibility based only on today's promotional interest rate.
For residential property loans, the TDSR assessment is generally stress-tested at a minimum interest rate of 4% p.a. or the applicable thereafter rate, whichever is higher. The TDSR cap also remains at 55% of gross monthly income.
So even if your actual monthly instalment is lower today, your maximum loan quantum may remain largely unchanged.
Think of it this way:
📉 Lower actual rates = Lower monthly repayment and better cash flow
📊 4% stress test = Your loan eligibility is still assessed conservatively
🏦 TDSR at 55% = Your total debt obligations still affect how much you can borrow
💰 LTV limits = Your property value can also cap your maximum loan
The good news?
Lower interest rates can still make a meaningful difference to your monthly cash flow after you purchase.
But they are not a licence to increase your property budget based purely on what today's mortgage rate looks like.
🔗 https://propertynet.sg/mortgage-stress-test-2026-why-low-rates-dont-raise-loan-limit/
📌 Don't just ask, "How low is the interest rate?"
Ask:
"Can I still comfortably afford this property if the interest rate goes back up?"
That's a much better stress test for your next property decision.
PropertyNet.SG
Singapore Mortgage Stress Test 2026: Why 1.4% Rates Still Cap Your Loan at 4% | PropertyNet.SG
Mortgage rates have fallen near 1.4% in 2026, but MAS still stress-tests loans at 4%. Here is why cheap money does not raise your borrowing limit.