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🏙️🏡 Why can a $4M penthouse take longer to sell than a smaller condo in the same development?

More space doesn't automatically mean stronger resale demand.

In Singapore's resale market, larger units and penthouses often trade at a lower PSF than standard-sized units, because the total purchase quantum narrows the pool of buyers who can afford them. PropertyNet's valuation methodology specifically accounts for this size effect when comparing larger units and penthouses.

Once the price crosses $4M, buyers become increasingly selective.

💰 Higher total quantum
Even when the PSF looks attractive, the absolute amount of cash, CPF and financing required can be substantial.

👥 Smaller buyer pool
A conventional 3- or 4-bedroom unit may appeal to many upgrader families. A $4M+ penthouse needs a buyer who wants both the space and the lifestyle.

📐 Not all penthouse space is equal
Roof terraces, voids, oversized balconies and awkward layouts may increase the stated floor area without adding equivalent everyday utility.

🏦 Financing matters
At higher price points, TDSR, downpayment requirements and monthly repayments become increasingly important.

But this doesn't mean penthouses are poor performers.

They can outperform when they offer something genuinely difficult to replicate:

🌆 Exceptional views
🏡 Efficient internal living space
🌿 Usable outdoor areas
🔑 Privacy or private lift access
📍 A highly desirable location
🏢 Very limited competing penthouse supply

Recent transactions show just how property-specific this market can be. A 2,508 sqft SilverSea penthouse transacted at about $4.91M in September 2026, while Maple Woods recorded penthouse transactions of $4.1M and $5.8M in 2026.

🔗 https://propertynet.sg/penthouse-resale-singapore-2026-why-4m-large-units-lag-when-they-outperform/

📌 With penthouses, bigger isn't automatically better.

The real question is whether the additional space creates enough scarcity, usability and lifestyle value for the next buyer to pay for it.

🏡🏢 Thinking of buying a Singapore residential property through a company or trust to reduce ABSD?

Be careful. In 2026, this is generally not an ABSD shortcut.

Under current IRAS rules:

👤 Singapore Citizen, 1st residential property: 0% ABSD
👤 Singapore Citizen, 2nd property: 20%
👤 Singapore Citizen, 3rd+: 30%
🌏 Foreigner: 60%
🏢 Entity buying residential property: 65%
📜 Residential property transferred into a living trust: 65% ABSD (Trust)

Imagine a company buys a $2M condo.

💰 Purchase price: $2,000,000
🏢 65% ABSD: $1,300,000

And that's before Buyer's Stamp Duty and other acquisition costs.

Trusts require more explanation.

A trustee generally pays the 65% ABSD (Trust) upfront. However, where the property is held solely for identifiable individual beneficiaries and all IRAS conditions are satisfied, a remission may be available. The refund is based on the difference between the 65% paid and the ABSD applicable to the beneficial owner with the highest rate. Applications must be made within 6 months of executing the instrument.

So before considering a company or trust, understand:

🏢 Who legally owns the property?
👤 Who is the beneficial owner?
💰 What ABSD applies upfront?
📜 Does the trust qualify for remission?
🏦 How will the purchase be financed?
⚖️ What are the legal, tax and estate-planning implications?

🔗 https://propertynet.sg/buying-property-through-company-or-trust-singapore-2026-65-percent-absd/

📌 Don't create a company or trust simply because you assume it will save property tax.

For Singapore residential property, the structure can actually result in a much larger upfront tax bill.

The ownership structure should be decided together with proper legal and tax advice, based on what you're actually trying to achieve.

MANY HAPPY RETURNS
FOR RESALE HOMES But buyers of new launches face
slimmer gains on higher purchase prices

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The freehold 133-unit condo will sit on Bassein Road sites acquired in 2010

Frasers Property and Mitsubishi Estate to redevelop Valley Point and Frasers Suites Singapore
High-end residences, serviced apartments and dining, retail and lifestyle outlets are being planned

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Canberra Drive EC site draws 13 bids, top offer of $825 psf ppr

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Why more people may be selling and buying houses in 2027

ST 2/10/2026 - HDB Q3 resale prices dip despite lifting of 15-month wait-out period

ST 2/10/2026 - Over $30m for research to develop greener building methods