BT 2/9/2026 - Frasers Property acquires Cuppage Terrace in Orchard Road area for S$175m

BT 2/9/2026 - UOL’s Marina Square mall to close after March 2027 for major revamp

BT 2/9/2026 - Leverage is like fire. Use it to your advantage, but beware the burn

🌊🏡 Freehold, seafront and District 15. Meyer Blue is playing in a very different segment of Singapore's property market.

Located along Meyer Road, Meyer Blue is a 226-unit freehold development by the UOL and Singapore Land Group joint venture. As at 1 September 2026, 178 units, or 79% of the project, had been sold at an average of about $3,260 psf.

What makes the project stand out?

🌊 Selected units with sea views
🏡 Rare freehold tenure along Meyer Road
🚇 Near Katong Park MRT on the Thomson-East Coast Line
🌳 East Coast Park just across the road
🏊 A 40m lap pool and extensive lifestyle facilities
🛗 Private lifts for the larger 4- and 5-bedroom formats
📍 Located in an established District 15 enclave

The remaining units also tell an interesting story.

The more accessible 2-bedroom units and penthouses have already been fully taken up, while the remaining selection is largely focused on larger, private-lift homes. That makes Meyer Blue increasingly relevant for buyers looking for space, privacy and a long-term East Coast address.

But at this price level, the question isn't simply whether Meyer Blue is a good project.

It's whether the premium for freehold tenure, seafront living, location and scarcity makes sense compared with other luxury and resale options.

🔗 https://propertynet.sg/new-launch-condos/meyer-blue/

📌 For some buyers, Meyer Blue is about buying a new condo. For others, it's about owning something that is becoming increasingly difficult to recreate: a new freehold home on Singapore's seafront.

🏡📊 Grand Dunman was one of the projects that helped reset pricing expectations in District 15. Three years later, the story has changed.

When it launched in July 2023, Grand Dunman sold 550 units in its opening weekend at an average of around $2,500 psf.

As at 1 September 2026, 935 of its 1,008 homes, or 92%, had been sold. What remains is no longer the usual middle-market selection.

The remaining units are mainly at two very different ends:

🏡 1-bedroom and 1-bedroom + study units
💰 Larger 5-bedroom Grand homes and penthouses with private lifts

Why Grand Dunman continues to stand out:

🚇 Around 2 minutes' walk to Dakota MRT
🏙 One stop to Paya Lebar and its commercial hub
🌳 Geylang River and park connector at the doorstep
🏊 More than 40 facilities across a large 1,008-unit development
🍜 Close to Old Airport Road Food Centre
📍 City-fringe location in District 15
The interesting part today is the value comparison.

Some of the remaining smaller units are priced from below the project's original launch average, while the larger private-lift homes offer a different proposition for buyers looking for space in the East.

But the scale of the development is also something buyers need to consider.

With 1,008 units, Grand Dunman offers extensive facilities and a large community, but there will also eventually be more units competing in the resale market.

🔗 https://propertynet.sg/new-launch-condos/grand-dunman/

📌 The question is no longer whether Grand Dunman is a good project. The market has already answered that with 92% sold.

The more important question now is whether the specific remaining unit you're looking at still offers better value than the alternatives available today.

🏡📊 Should you price your HDB based on the latest transaction in your block? Not always.

One of the biggest mistakes sellers make is seeing a recent high sale nearby and assuming:

"If that unit sold for this price, mine should be worth the same or more."

But the details matter.

A recent transaction could involve a:

🏙 Much higher floor
🌿 Better facing or unblocked view
📐 Larger or rarer layout
🔑 More renovated unit
⏳ Different remaining lease
📍 Better stack within the same development

In a more balanced 2026 resale market, buyers are also comparing more options. HDB resale prices fell for two consecutive quarters in Q1 and Q2 2026, while a larger number of flats reaching MOP has given buyers more choices.

So instead of asking:
"What's the highest price in my block?"

I think the better question is:
"What have the most similar units actually sold for recently?"

A good pricing strategy should look at:
📊 Recent like-for-like transactions
🏡 Floor, facing and condition
📐 Flat type and size
⏳ Remaining lease
📍 Competing listings currently available
💰 The buyer's likely financing and valuation position

Sometimes, pricing slightly below the block record can actually attract stronger early interest and create better competition among buyers.

🔗 https://propertynet.sg/hdb-seller-pricing-strategy-2026-beat-block-recent-transactions/

📌 Your HDB should not be priced based on the highest number you can find.

It should be priced based on where a real buyer sees the value compared with the other options available today.

BT 3/9/26 - Frasers Property to redevelop Yishun 10 into mixed-use complex by mid-2031

ST 4/9/2026 - CapitaLand Investment lays off 90 of its Singapore staff in 2026

ST 4/9/2026 - $3b money laundering case: More properties up for auction

ST 4/9/2026 - The illusion of easy choices in Singapore’s land-use debate

BT 4/9/2026 - Over half of employers plan hiring freeze, wage moderation in 2027: poll

BT 4/9/2026 - CapitaLand Investment retrenches 90 Singapore staff in 2026 as part of restructuring

🏡 TERRA HILL — SELECTED UNITS AT REVISED PRICES

Looking for a freehold new launch in District 5?

Selected Terra Hill units are currently available at revised prices, with savings of up to $836,000 on the units highlighted below.

🔥 3-BEDROOM
📐 969 sqft
💰 NOW $2,140,000
📊 $2,208 psf
💵 Previous: $2,517,000
💰 Savings: $377,000

🔥 3-BEDROOM PENTHOUSE
📐 1,249 sqft
💰 NOW $2,460,000
📊 $1,970 psf
💵 Previous: $2,893,000
💰 Savings: $433,000

🔥 4-BEDROOM PENTHOUSE
📐 1,832 sqft
💰 NOW $3,791,000
📊 $2,072 psf
💵 Previous: $4,460,000
💰 Savings: $669,000

🔥 5-BEDROOM PENTHOUSE
📐 2,163 sqft
💰 NOW $4,738,000
📊 $2,189 psf
💵 Previous: $5,574,000
💰 Savings: $836,000

Terra Hill offers freehold living in District 5, with a range of 3- to 5-bedroom residences.

For buyers looking for a larger freehold home and comparing current new launch opportunities, these revised prices are worth a closer look.

⚠️ Prices and availability are subject to change. Please verify the latest unit availability and pricing before making any purchase decision.

👉 More details:
https://propertynet.sg/new-launch-condos/terra-hill/

🏡🌿 A freehold condo in District 15, with the scale of a mega development.

The Continuum sits along Thiam Siew Avenue in District 15, developed jointly by Hoi Hup Realty and Sunway.

What makes it stand out isn't just the freehold tenure.

It's the combination of scale, location and land size.

🔑 Freehold
🏡 816 residential units
🌿 About 270,000 sq ft site
🏙️ Six residential blocks across two plots
🌉 Connected by a sky bridge
🚇 Convenient access to Paya Lebar and Dakota MRT stations
🏫 Kong Hwa School, Haig Girls' School and Tanjong Katong Primary School are within 1km
🌊 Close to Katong, East Coast Park and the city-fringe lifestyle belt

There is also an interesting heritage element.

One of the original bungalows on the site is being conserved and incorporated into the development as Thiam Siew House, creating a connection between the old and new.

For buyers, I think the more important question is not simply:

"Is freehold better?"

It's whether you're paying a reasonable premium for freehold in a location where there is already strong demand for family homes and city-fringe living.

And with TOP expected in 2027, buyers also need to look at the surrounding competing developments and future resale landscape, not just the showflat.

🔗 https://propertynet.sg/new-launch-condos/the-continuum/

📌 The Continuum is an interesting example of how freehold, scale and location can come together in a market where large freehold sites are increasingly difficult to replicate.

🏡📊 Singapore's new launch market bounced back strongly in July. But the headline number isn't the whole story.

Developers sold 731 new private homes in July 2026, up sharply from just 156 units in June. But compared with July 2025, sales were still 22.2% lower.

So is the market booming again?

Not quite.

The July rebound was largely launch-driven, with two projects accounting for 482 units, or 63.6% of total sales:

🏡 Lentor Gardens Residences: 270 units
🏙️ Dunearn House: 212 units

The more interesting part was the CCR.

Developers sold 235 CCR units in July, compared with only 15 in June. This comes after CCR non-landed prices rose 1.8% in Q2 2026, while RCR and OCR prices declined.

And there was another clear signal:

💰 Around 58% of July sales were below $2.5M

That tells me buyers are still active, but they're becoming much more selective about quantum and value.

For buyers, I would look beyond the 731-unit headline:

📍 Which segment is actually moving?
💰 What quantum are buyers comfortable with?
📊 Is the project selling because of genuine value or simply because it launched?
🏡 How does the new launch compare with nearby resale condos?
📈 What competing supply is coming in the next few years?

🔗 https://propertynet.sg/singapore-new-home-sales-july-2026-731-units-ccr-prices/

📌 July wasn't a broad-based property boom. It was a reminder that buyers are still willing to commit when the product, location and pricing line up.

In this market, the question isn't simply "Are new launches selling?"

It's "Which ones are actually giving buyers a reason to buy?"

🏡💰 Selling your HDB in 2026? The asking price can make or break the sale.

In a softer resale market, pricing your flat isn't simply about looking at the highest transaction in your block and adding a premium.

The HDB Resale Price Index fell 0.3% in Q2 2026, following a 0.1% decline in Q1. At the same time, more flats are reaching MOP, giving buyers more choices and negotiating power.

So how should you price?

📊 Start with recent transactions
Look at genuinely comparable flats, ideally in the same block or precinct.

🏡 Know what justifies a premium
High floor, unblocked views, long remaining lease, rare layouts, good school proximity or excellent renovation can support a higher price.

💰 Don't confuse asking prices with market value
A flat listed at $900K doesn't mean buyers are actually paying $900K.

⏱️ Your first few weeks matter
If your listing launches too high, you may miss the buyers who are actively searching and end up having to reduce later.

💵 Think about COV too
If you're pricing above valuation, remember that the difference generally has to be funded in cash by the buyer, not CPF or a housing loan.

For most sellers, the goal isn't necessarily to be the cheapest listing.

It's to be priced credibly enough to attract serious buyers while still protecting your equity.

🔗 https://propertynet.sg/pricing-hdb-flat-to-sell-2026-asking-price-strategy/

📌 In a changing market, the best asking price isn't the highest number you can put on the listing. It's the highest price the market can realistically support.

🏡🔢 Does having a “4” in your HDB unit number really make it worth less?

There is actually some data behind the superstition.

A Singapore housing study found that residential units with numbers ending in 4 sold at a discount of about 1.1%, while units with numbers ending in 8 commanded about a 0.9% premium. The effect was linked to buyer behaviour, particularly among Singaporean Chinese buyers.

But here's the important part:

It doesn't mean every HDB flat with a 4 automatically sells for less.

Think about two identical flats:

🏠 Same block
📐 Same size
🌳 Same facing
🏢 Same floor
💰 Similar condition

If one unit has a number ending in 4, you may have a slightly smaller pool of buyers who are comfortable with it.

And a smaller buyer pool can affect negotiation.

For sellers, this doesn't mean you should panic and slash $20K off your asking price.

Instead:

📊 Look at actual comparable transactions
👀 Monitor viewing and offer feedback
💰 Understand the realistic price range
🎯 Price according to the property's overall attributes
🤝 Be prepared for buyers who may use the number as a negotiating point

For buyers, there's another side to this.

If you're personally not superstitious, an “unlucky” number could potentially give you more negotiating room.

So is number 4 bad for property value?

Not inherently. But buyer psychology can become a real market factor.

🔗 https://propertynet.sg/does-number-4-really-make-your-hdb-flat-sell-for-less/

📌 Property value isn't determined by superstition alone. But if enough buyers believe something, that belief can eventually show up in the price.

🏡💰 Should you list your HDB above valuation, or price it to sell?

This is one of the biggest decisions sellers face in today's market.

The HDB resale market has started to soften. Prices fell for the second consecutive quarter in Q2 2026, with the Resale Price Index down 0.3%.

So is it still possible to ask for a premium?

Yes, but there is a catch.

If your asking price is above the buyer's valuation, the difference becomes Cash Over Valuation (COV).

And that amount cannot be covered by the buyer's CPF or housing loan.

For example:

🏠 Agreed price: $750K
📊 Valuation: $720K
💵 COV: $30K

That $30K needs to come from the buyer's cash.

So pricing $30K or $50K above valuation isn't simply about whether your flat is "worth it". It's about whether the buyer pool has enough cash and sees enough value to justify the premium.

HDB itself advises sellers to look at recent transacted prices when setting an asking price.

My approach would be:

📊 Look at recent comparable transactions
🏡 Identify what makes your flat genuinely better
💰 Understand the likely valuation range
👀 Monitor viewing and offer activity
⏱️ Adjust quickly if the market isn't responding

In a rising market, sellers may have more room to test a premium.

In a more balanced market, overpricing can simply reduce your buyer pool and extend your selling timeline.

🔗 https://propertynet.sg/hdb-pricing-strategy-2026-list-above-valuation-or-price-to-sell/

📌 The goal isn't to be the cheapest HDB on the market.

It's to find the price where the buyer feels they're getting enough value to actually make an offer.

That's the difference between listing a flat and selling one.

The last 22 homes of the Belgravia trilogy are going to Booking Day on 17 Sep. Freehold landed in Seletar Hills, 3,929 to 4,370 sqft from $5.19M, that works out to $1,210 to $1,442 psf while this year's condo launches ask $2,400 and up.

The difference this time: TOP is obtained. No showflat imagination needed. You walk the actual estate, and you can move in after purchase.

The trade-off is real too: $5.19M entry, and no MRT within walking distance. We cover both sides in the full review, scored 80/100 Strong Buy on the Insider Benchmark.

Preview starts 5 Sep. Read before Booking Day 👇
https://propertynet.sg/new-launch-condos/belgravia-ace/

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