Forwarded from PropertyNet.SG
The Business Times 12 Sep 2026- Ng familyβs Far East group sells Watten Estate property for S$84.2m to Aurum Land
Forwarded from Singapore Property News Broadcast
Govt to sell two dorm sites to meet demand for migrant worker housing
Plots in Mandai and Upper Jurong Road will add 15,000 and 8,100 beds respectively
Plots in Mandai and Upper Jurong Road will add 15,000 and 8,100 beds respectively
Forwarded from ERA Newsroom
12/9/26 ST - Two-track system at 12 popular schools could widen home search for parents
Forwarded from ERA Newsroom
12/9/26 BT - Ng familyβs Far East group sells Watten Estate property for S$84.2m to Aurum Land
Forwarded from ERA Newsroom
12/9/26 BT - Real Estate Analytics served winding-up application by creditor Urban Renewables
Forwarded from Singapore Property News Broadcast
Canβt bear to downsize your home? Think of it as rightsizing
Unlock retirement funds, cut maintenance costs and gain better access to amenities
Unlock retirement funds, cut maintenance costs and gain better access to amenities
Forwarded from Singapore Property News Broadcast
Priced out: Gen Zs putting money in stocks rather than homes
Forwarded from Singapore Property News Broadcast
He turned a home-based baking business into a thriving enterprise
Entrepreneur returned to baking full-time after taking a break for leukaemia treatment
Entrepreneur returned to baking full-time after taking a break for leukaemia treatment
Forwarded from PropertyNet.SG
π‘β³ 5 months on the market. Then sold in just 3 weeks. What changed?
The condo didn't change.
The pricing strategy did.
In this 2026 case study, a 3-bedroom RCR condo was initially listed at $2.18M, around 6% above its recent transacted range. After several small price cuts, there were still no serious offers.
The seller eventually made one decisive adjustment:
π° $2.18M β $2.05M
The result?
π Fresh buyer attention
π New enquiries
π€ Serious negotiations
β Sold at $2.03M within 3 weeks
The interesting lesson isn't simply "cut your price."
It's price based on what buyers are actually paying, rather than what other sellers are hoping to get.
In 2026, buyers have more choice and more time to compare. The article notes that resale condo listings were taking longer to move, while non-landed prices were no longer rising strongly enough to rescue an overpriced listing.
For sellers, I would focus on:
π Recent caveat transactions, not asking prices
π Your project's actual comparable units
π Floor, facing, size and condition
π Nearby new-launch competition
π° Your minimum net proceeds after loan, CPF and selling costs
π https://propertynet.sg/condo-listing-stalled-5-months-repricing-sold-3-weeks-2026/
π A stale listing doesn't always need more marketing. Sometimes it needs one honest conversation about where the market is today.
The goal isn't to cut the price unnecessarily.
It's to find the true clearing price and give the right buyers a reason to act.
The condo didn't change.
The pricing strategy did.
In this 2026 case study, a 3-bedroom RCR condo was initially listed at $2.18M, around 6% above its recent transacted range. After several small price cuts, there were still no serious offers.
The seller eventually made one decisive adjustment:
π° $2.18M β $2.05M
The result?
π Fresh buyer attention
π New enquiries
π€ Serious negotiations
β Sold at $2.03M within 3 weeks
The interesting lesson isn't simply "cut your price."
It's price based on what buyers are actually paying, rather than what other sellers are hoping to get.
In 2026, buyers have more choice and more time to compare. The article notes that resale condo listings were taking longer to move, while non-landed prices were no longer rising strongly enough to rescue an overpriced listing.
For sellers, I would focus on:
π Recent caveat transactions, not asking prices
π Your project's actual comparable units
π Floor, facing, size and condition
π Nearby new-launch competition
π° Your minimum net proceeds after loan, CPF and selling costs
π https://propertynet.sg/condo-listing-stalled-5-months-repricing-sold-3-weeks-2026/
π A stale listing doesn't always need more marketing. Sometimes it needs one honest conversation about where the market is today.
The goal isn't to cut the price unnecessarily.
It's to find the true clearing price and give the right buyers a reason to act.
PropertyNet.SG
Condo Listing Stalled 5 Months? The Repricing Move That Sold It in 3 Weeks (2026) | PropertyNet.SG
A stalled condo listing usually signals a price gap, not weak demand. Here is the repricing move that cleared a 5-month listing in 3 weeks in 2026.
Forwarded from PropertyNet.SG
π‘β³ Should you sell your HDB now, or hold for another year?
This is getting harder to answer in 2026 because the market has finally changed direction.
HDB's Resale Price Index fell 0.3% in Q2 2026, following a 0.1% decline in Q1. That's the first back-to-back quarterly decline in nearly seven years. But the index at 202.7 is still close to its Q3 2025 peak of 203.7.
So this isn't a crash.
It's a market that is slowing and becoming more selective.
The interesting part is that not every flat is behaving the same way.
π‘ Newer, well-located flats can still command strong prices
π A record 491 HDB flats sold for $1M or more in Q2
π More MOP and BTO supply is giving buyers more choices
π¬ More choices mean buyers have greater negotiating power
π Holding for another year doesn't guarantee higher prices
For a seller, I would look at 5 things before deciding:
π Your town and block
π’ Floor, facing and layout
β³ Remaining lease
π° Your actual net proceeds after loan and CPF refund
π‘ What you plan to buy after selling
If you're upgrading, the decision becomes even more interesting.
If your HDB falls 1% but the condo you're buying also stays flat, timing may not matter much.
But if you're holding your HDB hoping for another 3% to 5% while the property you want continues becoming more expensive, waiting could work against you.
π https://propertynet.sg/sell-hdb-now-or-hold-2026-price-slowdown-rpi-202-7/
π Don't try to predict the next HDB peak.
The better question is:
"What does selling today allow me to do that waiting another year doesn't?"
For most homeowners, the right answer depends less on the national RPI and more on their own flat, finances and next property move.
This is getting harder to answer in 2026 because the market has finally changed direction.
HDB's Resale Price Index fell 0.3% in Q2 2026, following a 0.1% decline in Q1. That's the first back-to-back quarterly decline in nearly seven years. But the index at 202.7 is still close to its Q3 2025 peak of 203.7.
So this isn't a crash.
It's a market that is slowing and becoming more selective.
The interesting part is that not every flat is behaving the same way.
π‘ Newer, well-located flats can still command strong prices
π A record 491 HDB flats sold for $1M or more in Q2
π More MOP and BTO supply is giving buyers more choices
π¬ More choices mean buyers have greater negotiating power
π Holding for another year doesn't guarantee higher prices
For a seller, I would look at 5 things before deciding:
π Your town and block
π’ Floor, facing and layout
β³ Remaining lease
π° Your actual net proceeds after loan and CPF refund
π‘ What you plan to buy after selling
If you're upgrading, the decision becomes even more interesting.
If your HDB falls 1% but the condo you're buying also stays flat, timing may not matter much.
But if you're holding your HDB hoping for another 3% to 5% while the property you want continues becoming more expensive, waiting could work against you.
π https://propertynet.sg/sell-hdb-now-or-hold-2026-price-slowdown-rpi-202-7/
π Don't try to predict the next HDB peak.
The better question is:
"What does selling today allow me to do that waiting another year doesn't?"
For most homeowners, the right answer depends less on the national RPI and more on their own flat, finances and next property move.
PropertyNet.SG
Should You Sell Your HDB Flat Now or Hold? RPI at 202.7, Down 0.3% in Q2 2026 | PropertyNet.SG
HDB resale prices fell 0.3% in Q2 2026, a second straight dip. Here is how HDB owners should decide whether to sell now or hold another year.
Forwarded from PropertyNet.SG
π‘π° Can a 99-1 ownership structure legally help a couple avoid ABSD on a second property?
This is one area where property owners need to be especially careful in 2026.
A genuine 99-1 ownership arrangement is not automatically illegal. The problem arises when the ownership structure does not reflect the parties' true beneficial ownership, or when the arrangement is deliberately structured as a two-step scheme to reduce ABSD. The Court of Appeal's May 2026 decision has made this distinction much more important.
Why does this matter?
For a Singapore Citizen buying a second residential property, the current ABSD rate is 20%.
So on a $2M property:
π° 20% ABSD = $400,000
That explains why some couples have considered 99-1 structures.
But the key question isn't simply:
"Can we put the property under 99-1?"
It's:
π Does the ownership reflect the genuine arrangement?
π° Who is actually contributing the purchase funds?
π‘ Who has the beneficial interest in the property?
π What happens if one spouse later buys another property?
βοΈ Does the entire arrangement have a legitimate commercial purpose?
IRAS has also warned that two-step "99-to-1" arrangements designed to pay ABSD only on a small share can result in the rightful stamp duty being recovered, with a 50% surcharge on the additional duty payable if tax avoidance is established.
There is a very different strategy called genuine decoupling, where an existing co-owner later transfers their share to the other owner at market value and the correct stamp duty is paid. That remains a legitimate transaction when properly structured.
π https://propertynet.sg/decoupling-99-1-ownership-2026-legally-avoid-second-property-absd/
π The lesson in 2026 is simple: 99-1 isn't a magic ABSD shortcut.
If the legal ownership, financial contribution and beneficial ownership don't genuinely line up, the potential savings can quickly become a much bigger liability.
For any decoupling or 99-1 arrangement, get proper legal and tax advice before committing to the structure.
This is one area where property owners need to be especially careful in 2026.
A genuine 99-1 ownership arrangement is not automatically illegal. The problem arises when the ownership structure does not reflect the parties' true beneficial ownership, or when the arrangement is deliberately structured as a two-step scheme to reduce ABSD. The Court of Appeal's May 2026 decision has made this distinction much more important.
Why does this matter?
For a Singapore Citizen buying a second residential property, the current ABSD rate is 20%.
So on a $2M property:
π° 20% ABSD = $400,000
That explains why some couples have considered 99-1 structures.
But the key question isn't simply:
"Can we put the property under 99-1?"
It's:
π Does the ownership reflect the genuine arrangement?
π° Who is actually contributing the purchase funds?
π‘ Who has the beneficial interest in the property?
π What happens if one spouse later buys another property?
βοΈ Does the entire arrangement have a legitimate commercial purpose?
IRAS has also warned that two-step "99-to-1" arrangements designed to pay ABSD only on a small share can result in the rightful stamp duty being recovered, with a 50% surcharge on the additional duty payable if tax avoidance is established.
There is a very different strategy called genuine decoupling, where an existing co-owner later transfers their share to the other owner at market value and the correct stamp duty is paid. That remains a legitimate transaction when properly structured.
π https://propertynet.sg/decoupling-99-1-ownership-2026-legally-avoid-second-property-absd/
π The lesson in 2026 is simple: 99-1 isn't a magic ABSD shortcut.
If the legal ownership, financial contribution and beneficial ownership don't genuinely line up, the potential savings can quickly become a much bigger liability.
For any decoupling or 99-1 arrangement, get proper legal and tax advice before committing to the structure.
PropertyNet.SG
Decoupling and 99-1 in 2026: How Couples Legally Skip 20% Second-Property ABSD | PropertyNet.SG
Decoupling can free one spouse to buy a second home ABSD-free, but a 2026 Court of Appeal ruling drew a hard line between genuine restructuring and illegal 99-1 schemes.
Forwarded from ERA Newsroom
14/9/26 ST - MCST sues developer, four others over alleged construction defects
Forwarded from EdgeProp SG
Rare trio of adjoining freehold Chinatown shophouses up for $48 mil
Read: https://www.edgeprop.sg/property-news/rare-trio-adjoining-freehold-chinatown-shophouses-up-for-48-mil?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/rare-trio-adjoining-freehold-chinatown-shophouses-up-for-48-mil?utm_source=Telegram
www.edgeprop.sg
Rare trio of adjoining freehold Chinatown shophouses up for $48 mil
Three adjoining freehold conservation shophouses offer a rare large-scale investment opportunity in the heart of Chinatown.
Forwarded from EdgeProp SG
Feng shui analysis: What makes this 'goldfish holding a pearl' condo layout auspicious
Read: https://www.edgeprop.sg/living/guides/what-makes-goldfish-holding-pearl-condo-layout-auspicious?utm_source=Telegram
Read: https://www.edgeprop.sg/living/guides/what-makes-goldfish-holding-pearl-condo-layout-auspicious?utm_source=Telegram
www.edgeprop.sg
Feng shui analysis: What makes this 'goldfish holding a pearl' condo layout auspicious
This 678 sq ft, two-bedroom unit's feng shui is linked to building wealth over time and may suit young couples and small families
Forwarded from EdgeProp SG
Three developments in Melbourne and Sydney to launch for sale in Singapore; prices from A$705,000
Read: https://www.edgeprop.sg/property-news/three-developments-melbourne-and-sydney-launch-sale-singapore-prices-a705000?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/three-developments-melbourne-and-sydney-launch-sale-singapore-prices-a705000?utm_source=Telegram
www.edgeprop.sg
Three developments in Melbourne and Sydney to launch for sale in Singapore; prices start from A$705,000
Savills Singapore will be launching the developments during the weekend of Sept 19 and 20.
Forwarded from EdgeProp SG
Workplace wellness centre opens in CBD, in Touch Community Services and CapitaLand tie-up
Read: https://www.edgeprop.sg/living/wellness/workplace-wellness-centre-opens-cbd-touch-community-services-and-capitaland-tie?utm_source=Telegram
Read: https://www.edgeprop.sg/living/wellness/workplace-wellness-centre-opens-cbd-touch-community-services-and-capitaland-tie?utm_source=Telegram
www.edgeprop.sg
Workplace wellness centre opens in CBD, in Touch Community Services and CapitaLand tie-up
Located at Capital Tower, it offers counselling, mindfulness sessions, art therapy, physiotherapy, for working adults and families
Forwarded from EdgeProp SG
Developers' sales plunge to 153 units in August, down 79% m-o-m and 93% y-o-y
Read: https://www.edgeprop.sg/property-news/developers-sales-plunge-153-units-august-down-79-m-o-m-and-93-y-o-y?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/developers-sales-plunge-153-units-august-down-79-m-o-m-and-93-y-o-y?utm_source=Telegram
www.edgeprop.sg
Developers' sales plunge to 153 units in August, down 79% m-o-m and 93% y-o-y
Developers sold fewer homes amid a lack of new launches during the lunar seventh month, with analysts expecting sales to pick up in September.
Forwarded from CNA
Want to bid for a property seized in Singaporeβs S$3 billion money laundering case? The first auctions start this week.
Here's how they work: https://cna.asia/4cNskRy
Here's how they work: https://cna.asia/4cNskRy
Forwarded from Singapore Property News Broadcast
Malaysian developer Eco World tops bids for Sin Ming area housing plot with S$1,612 psf ppr offer
Tender draws seven bids in total; Eco Worldβs S$208.1 million offer is higher than expected
Tender draws seven bids in total; Eco Worldβs S$208.1 million offer is higher than expected
Forwarded from Singapore Property News Broadcast