Tan Boon Liat Building sold en bloc to Kingsford Group at lower reserve price of S$950 million

This likely represents the largest collective sale transaction in Singapore so far this year, says Cushman & Wakefield.

In my opinion,
One of the best location,
Beside Havelock MRT + CTE
Just a short walk to Tiong Bahru Market (love the food there😄)

Developers probably building a twin tower of 48 storeys there!

Good morning my dear friends,
Here's a gap most people don't plan for when they upgrade.

You sell your flat, hand over the keys… but your next home isn't renovated yet. So where do you stay in between?

That's what the HDB Temporary Extension of Stay is for, you can stay up to 3 months after completion. But only if you've already committed to your next property.

This is exactly the kind of thing I plan out properly for my clients so nobody ends up with nowhere to stay.

If you're thinking of selling then buying, dm me and I'll walk you through the timeline.
☺️

Good morning my dear friends,

Something that stuck with me this week.

Met a couple in their early 60s, beautiful landed home worth around $4m.

and they told me they're scared they can't retire 😅
i know, sounds mad right. but all their money is stuck inside the house. it's huge, kids have moved out, and it just eats money every month.

so we moved them into a freehold condo near everything, freed up a big chunk of cash, and their monthly costs basically halved.

right-sizing isn't downgrading. you take the memories with you, not the maintenance.

if your place is starting to feel too big, text me. i'll show you what it could free up 🙂

Hello!

okay quick one that people always get wrong.

when you buy with someone, the lawyer asks: joint tenancy or tenancy-in-common? and most people just pick blindly.

1️⃣ joint tenancy = you own it equally, and if one of you passes, the share goes straight to the other.

2️⃣ tenancy-in-common = each holds a set share (can be unequal), and it does NOT auto-pass, it follows the will. this is the one for estate planning, decoupling, ABSD stuff.

neither is better, depends on you. but it really matters.
buying with someone soon? text me before you see the lawyer and we'll sort it out first.

if you're selling one HDB and buying another, there's a little trick i always try to get for my clients — Contra.

basically your sale and purchase finish together, and the money from your sale goes straight into the new place. way less admin, much smoother.

two things though: bank loan = can't do contra (it's HDB loan only).
and only one party in the whole chain can do it.

selling and buying at the same time? text me, i'll check if it works for you.

Q2 numbers just came out yesterday, and I know the headline everyone saw was “private home prices up 0.5%”.

But if you look at the table properly, it’s a bit more interesting than that 🙂

Landed went up 2.5%. Non-landed actually came down 0.1%. So basically the whole 0.5% gain came from landed homes. If you’re holding a condo in the Rest of Central Region, your segment dipped 1.2% this quarter.

HDB side same thing. Resale prices eased another 0.3%, but volume rose to 6,396 flats and there were 491 million-dollar transactions, a new record. Prices soft, but demand not soft at all.

This is why I when people ask “is the market up or down” in one sentence. Up for some, down for others, in the same quarter.

Morning ☀️

quick one that saves you money on key collection day 👇

don't apply for your electricity the day before you get your keys.
do it like 2-3 weeks before.

if you don't, you end up using the seller's electricity, then snapping meter photos and paying them back… and rushing it on the day can cost you extra.

oh and electricity you want to on early (your reno guys need it). gas is usually only after reno, for safety.

Before you pick your loan 👇
for your HDB you can use HDB's own lawyers or a private one.

but if you take a bank loan, you'll need a private lawyer.

HDB's legal service usually only acts when you take an HDB loan.
and for the tricky stuff — decoupling, divorce, or when an owner has passed — private lawyer too.

simple purchase on an HDB loan?
HDB's lawyers are fine and cheaper.

not sure which is you? text me here i'll point you the right way.

Something different today!

A landed hometour
Brand New Semi-Detached in Telok Kurau

(I was walking very quickly too!)😂

JUST IN: The 15-month wait-out period for people who sell private homes to buy public flats will be removed with immediate effect, says National Development Minister Chee Hong Tat. https://cna.asia/45rmq4k

My take on this:

1) May have more Resale condo supply now (mainly bigger units, those elderly who wanted to move to hdb)

2) bigger hdb will have more demand now.
5 room flat, EA, EM

3) rental will be affected (mainly bigger units 2-4 bedder that can host family)

📉 HDB resale cooling, million-dollar flats climbing

The Business Times, 28 Jul

• Resale Price Index dipped 0.3% in Q2, after a 0.1% dip in Q1

• Volume up slightly from Q1, but down year on year

• More BTO supply with shorter waiting times has eased resale demand

• 491 flats sold above S$1m in Q2, up 19.5% from Q1. That’s 7.7% of all resale deals

• Most million-dollar deals in Toa Payoh, Queenstown and Bukit Merah

• Median 4-room prices: Queenstown S$1.035m, Toa Payoh S$1.019m, Bukit Merah S$944k, Yishun S$545k, Jurong West S$530k

• New Plus and Prime flats come with 10-year MOP and no whole-unit rental, so some buyers pick well-located resale flats instead

👀 Two type of units i'd tell my own sister to walk away from, if she's buying for investment.
1) A big ground-floor 4-bedder with a huge patio.
2) A penthouse with a rooftop pool and terrace. and honestly, a pool on your roof here is mostly for show. too hot to swim, expensive to maintain.

some of these do make money. i just don't like the risk.

thinking of a specific unit? Dm me and i'll run the numbers with you 🙂

🇸🇬 National Day Promotion at Penrith

2 promotional units available on a first come, first served basis.

Promotional Units:

#38-10 – $1,600,000
#39-10 – $1,600,000

(Same price at level 9)

⁩#38-10 sold!
Up to $200k in savings

Left with #39

This home is for you if you're looking for:
🛋 Generously-sized living & dining area, fully renovated
🧭 North-south facing
📐 Regular layout, no odd shape
🏗 5-year-old flat (completed 2021), about 94 years left on the lease
💰 Asking $950k, negotiable

Located at Blk 622A Tampines Ave 12, within GreenVerge — this block is the nearest to the bus stop and the coffee shop, so while your neighbours in the other blocks walk further every day, you won't have to. 🛒 Ang Mo Supermarket and a coffeeshop are right downstairs, along with My First Skool.

📍 Location & Accessibility:
🏫 Within 1 km: Angsana Primary School, Poi Ching School
🚇 Near the upcoming Tampines North MRT (Cross Island Line, 2030)

📞 Interested in this Tampines 5-room flat for sale? Full walkthrough video below!

https://www.youtube.com/watch?v=-zpbzux5UB4

3 property moves people are making right now that will quietly cost them, all from rules that changed.

1) Balloting for a Plus or Prime flat without knowing you're locked in for 10 years, and HDB claws back up to 9% when you sell.
2) Selling within 4 years. since July 2025 the seller stamp duty window went from 3 years to 4, so sell too early and you will have topay.
3) Buying an old short-lease flat expecting it to keep rising. the lease might work against you.

none of these are obvious. all of them are avoidable if you plan first.

Did an analysis on CCR, RCR, OCR condos.
and this is the finding most agents will not say out loud, because prime property sells the dream.

In this dataset, 14.2% of CCR launch buyers who sold did so at a loss.
In OCR it was 0.1%.
One in seven versus one in a thousand.

The honest nuance: CCR produced the biggest individual wins in the dataset. A Boulevard 88 four bedder made $3.87m. But CCR also produced almost every catastrophic loss. CCR is a high-variance bet, and most buyers are not positioned to absorb the downside.

If the plan is "buy prime, cannot go wrong," the data says otherwise.