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🏡📉 RCR condo prices are down 1.2%. But the more interesting number may be 62%.

In Q2 2026, Singapore’s overall private residential price index still rose 0.5%.

But underneath that headline, the market was moving very differently.

RCR non-landed prices fell 1.2% q-o-q, while resale transactions climbed to 3,813 units and accounted for 62% of all private property sales.

For buyers looking at the city-fringe market, this creates an interesting window.

🏡 More resale choices to compare
📊 More recent transactions to benchmark against
💰 Individual sellers may have more room to negotiate than developers
🔑 Resale offers immediate occupation without construction waiting time
🏦 Lower financing costs are also helping affordability

But I wouldn't look at the 1.2% decline and assume RCR condos are suddenly cheap.

The opportunity is really in individual properties where the seller's expectations haven't caught up with today's market.

And when comparing resale with a new launch, don't look at PSF alone. Newer projects using harmonised floor-area rules measure saleable space differently from many older resale developments.

So the better question isn't:

"Should I buy because RCR prices fell?"

It's:

"Can I find a good property where today's entry price gives me enough margin for the long term?"

🔗 https://propertynet.sg/rcr-condo-prices-down-1-2-percent-resale-62-percent-buyers-window-2026/

📌 A buyers' window doesn't mean everything is a bargain.

It means buyers have more information, more choices and potentially more negotiating room. The opportunity comes from knowing which property is genuinely well-priced.

🏢🏡 Singapore's en bloc rules have changed, and owners of older condos should pay attention.

Parliament passed the Land Titles (Strata) (Amendment) Bill on 8 September 2026, lowering the collective-sale consent threshold for older developments.

The new structure:

🏢 Under 10 years: 90% unchanged
🏢 10 to 39 years: 80% unchanged
🏢 40 to 59 years: 70%, down from 80%
🏢 60 years and above: 65%, down from 80%
But the lower consent threshold is only half the story.
The rules also become tighter in several areas:
📋 35% support is needed to start the collective-sale process
⏳ Signature collection is shortened from 12 months to 6 months
🔄 After a failed attempt, the cooling-off period increases from 2 to 3 years
📊 The required percentage must still be achieved by both share value and strata area

And this doesn't affect every older-looking condo.

Only around 20,000 private non-landed units are currently more than 40 years old, compared with more than 360,000 units below 40 years.

For owners in eligible developments, I wouldn't immediately assume:

"Lower threshold = easier en bloc = bigger windfall."
The reserve price still has to make sense to developers. And even if the sale succeeds, owners need to calculate what the proceeds can actually buy after stamp duty, financing and replacement-property costs.

For example, a $1.6M replacement property alone attracts $49,600 in Buyer's Stamp Duty, before any applicable ABSD.

🔗https://propertynet.sg/en-bloc-consent-70-65-percent-2026-older-condo-owners-next-5-weeks/

📌 The new rules improve the possibility of an en bloc. They don't guarantee the economics will work.

For owners of ageing condos, the more important calculation is your likely en bloc proceeds versus what your unit could fetch today, and what either option allows you to buy next.

🏡⏳ Own an older HDB flat? I wouldn't build my retirement plan around waiting for VERS.

There is still quite a bit of misunderstanding around what happens to ageing HDB flats.

VERS is real, but it is very different from SERS.

🏗 VERS is expected to start only in the early 2030s
🏘 It is intended for selected precincts when flats are around 70 years old
🗳 Residents must vote for the redevelopment to proceed
💰 Compensation is expected to be less generous than SERS
📍 There is no guarantee your particular block will be selected

The bigger issue for owners is what happens while you're waiting.

As the remaining lease gets shorter, financing becomes progressively more restrictive for future buyers.

CPF usage can become pro-rated, loan options narrow and eventually the pool of buyers who can comfortably finance the flat becomes smaller.

That doesn't mean every owner of an older flat should rush to sell.

If you enjoy the location, intend to age in place and don't depend on the flat for your retirement capital, holding can still make sense.

But if your plan is:

"I'll just wait for the government to buy back my flat one day..."

I would run the numbers carefully.

The better questions are:

📊 What can my flat realistically sell for today?
💰 How much will I actually receive after loan and CPF refunds?
⏳ How many years of lease are remaining?
🏡 What could I right-size into today?
👴 Would Lease Buyback Scheme be more suitable if I want to stay?

🔗https://propertynet.sg/vers-vs-waiting-older-hdb-flats-sell-now-or-bet-government-acquisition-2026/

📌 VERS should be treated as a possible future option, not the foundation of your retirement plan.

For older HDB owners, understanding your options while you still have a broad buyer pool may be more valuable than trying to predict whether your precinct will eventually be selected.

🏡📖 What happens when someone who spent years writing about property finally becomes a property owner himself?

Romesh Navaratnarajah spent a significant part of his media career as editor of PropertyGuru Singapore, interviewing agents, developers, investors and homeowners while following Singapore's changing property market closely.

Yet for many years, he didn't own a property himself.

Eventually, at 37, he bought his first private property for investment and rental income. Nearly 10 years later, the rental has consistently covered the mortgage.

Why does his story matter to buyers?
🏡 Even someone surrounded by property information can feel anxious about buying
💰 He waited until his finances and budget made sense
📍 Location and affordability guided his first purchase
🏦 Rental income has helped cover his mortgage
🔑 But his one-bedroom unit has also shown him how important the future buyer pool can be when it's time to sell

That last point stood out to me.

We often focus on whether a property can appreciate or generate rental income.

But buyers should also ask:

"Who is likely to buy this property from me when I eventually want to sell?"

A one-bedroom unit may work very well for rental investment, but when it comes to resale, families are generally not part of the potential buyer pool. Romesh is experiencing that first-hand, although his unit remains rented and he is in a position to wait.

His advice to younger buyers is also worth remembering: save consistently, avoid becoming heavily indebted, understand your mortgage and don't feel pressured to rush into property ownership.

🔗 https://propertynet.sg/from-propertyguru-editor-to-property-owner-what-romesh-navaratnarajah-learnt-about-buying-a-home-in-singapore/

📌 Property isn't a race. Buying well means understanding both your entry and your eventual exit.

Sometimes waiting until the right property, finances and objectives come together is a better decision than buying simply because everyone around you seems to be doing it.

🏡📉 Only 153 new private homes were sold in August 2026. But is demand really disappearing?
Developer sales fell 79.1% from July, making August the quietest month since February 2024.

But the more important number may actually be 116.

That's how many new units were released for sale during August, with no brand-new private residential project launched.

Why does this matter to buyers?

📉 153 new private homes sold, excluding ECs
🏗 Only 116 units were released for sale
📅 Hungry Ghost Month also kept many launches on hold
🏙 Around 15,810 unsold units with planning approval remain in the pipeline
🌊 A busier Q4 launch period is now building, including projects such as Amberwood at Holland and Wynwood Grand EC

So I wouldn't interpret August's 79% fall as evidence that buyers have suddenly disappeared.

It looks more like a supply pause before the next launch wave.

For buyers, the important question isn't:

"Should I wait because sales are falling?"

It is:

"Will having more projects to compare in Q4 give me a better buying decision?"

A quieter period can offer more time to study remaining units and compare prices without the pressure of a crowded launch weekend.

But once several projects enter the market together, buyers will have something equally valuable: choice.

🔗 https://propertynet.sg/new-home-sales-august-2026-153-units-hungry-ghost-q4-launch-wave/

📌 Low transaction volume doesn't always mean weak demand. Sometimes there simply isn't enough new stock being launched.

The next few months will give us a much clearer picture of buyer appetite as the Q4 supply returns.

🏡💰 A $1.65M new launch doesn't mean paying $1.65M upfront. But the timing of your money matters.

This case follows a first-time buyer who mapped out exactly how his cash, CPF and bank loan would be used over roughly three years under the Progressive Payment Scheme.

For a $1.65M new launch, the numbers looked like this:

💵 5% booking fee: $82,500 cash
🏦 Total 25% downpayment: $412,500
📋 Buyer's Stamp Duty: $52,100
💰 75% bank loan: $1,237,500
📊 Total downpayment + BSD: $464,600

Why does this matter to first-time buyers?

Unlike a resale property, the bank doesn't release the entire loan immediately.

The loan is progressively disbursed as construction reaches different milestones, so interest is initially charged only on the amount that has been drawn.

That can make the early monthly payments look surprisingly manageable.

But there's a catch.

As construction progresses, the loan drawdown increases. The biggest jump comes around TOP, when a 25% tranche becomes due. That's also when renovation, legal fees, insurance and other expenses can start arriving together.

So the important question isn't simply:

"Can I afford the booking fee?"

It is:

"Can my finances comfortably handle the entire journey from booking to collecting the keys?"

For first-time buyers, I would map out the full timeline before committing:

📌 Cash required at booking
📌 CPF OA available
📌 Stamp duty
📌 Progressive loan instalments
📌 Emergency buffer
📌 Renovation and move-in costs

🔗 https://propertynet.sg/progressive-payment-diary-first-time-buyer-1-65m-new-launch-2026/

📌 Buying a new launch isn't only about whether you can afford the purchase price. It's about whether your cash flow can comfortably follow the construction timeline.

Understanding when each dollar needs to move can make the difference between a comfortable purchase and three years of financial stress.

🏙📉 TMW Maxwell is back in 2026, and the biggest change is the price.

Three years after its original launch, TMW Maxwell has been repriced.

A 474 sqft Flip/Switch studio now starts from around $1.316M, or $2,776 psf, compared with about $1.5M, or $3,188 psf, for the same type at launch in 2023.
That's roughly a 12% lower entry price.

Why does this matter to buyers?
📍 About 2 minutes' walk to Maxwell MRT
🏙 Tanjong Pagar MRT and the CBD are within walking distance
💰 Entry pricing is now materially lower than in 2023
🏗 Expected vacant possession by June 2028
🏠 But 318 of 324 units remained available as at 19 September 2026

That last number is important.

A lower entry price can make the project more interesting today, but buyers shouldn't ignore why the market was reluctant to buy at the original pricing.
There is also a very specific unit mix here.

Around 62% of the development consists of studios, so the eventual rental and resale audience is likely to lean heavily towards singles, CBD professionals and investors rather than families.

For buyers, the important question isn't simply:

"Is TMW Maxwell cheaper now?"

It is:

"Has the price fallen enough for the location, rental potential and future exit market to make sense?"

The other thing I would watch carefully is unit selection. The one-bedroom category currently spans roughly $2,640 to $3,580 psf, so the value proposition can change significantly depending on the specific stack and unit.

🔗 https://propertynet.sg/new-launch-condos/tmw-maxwell/

📌 A 12% price reset doesn't automatically make a project a bargain. But it does change the conversation.

At the right entry price, TMW Maxwell becomes much more interesting. The key is understanding which units offer genuine value, rather than assuming every unit benefits equally from the relaunch.

🏡📉 Your condo has been listed for 4 months with no serious offers. Is the market really the problem?

The latest numbers suggest otherwise.

In Q2 2026, private resale transactions reached 3,813 units, accounting for 62% of all private residential sales.

Buyers are still transacting. They're simply becoming more selective.

Why does this matter to sellers?

📊 Few viewings usually point to a pricing or visibility problem
👀 Many viewings but no offers suggest buyers aren't seeing enough value
💰 Only low offers may mean the market is signalling a lower clearing price
📸 Weak photography and presentation can reduce buyer interest before they even visit
🏡 A stale listing can eventually make buyers wonder what's wrong with the property

One common mistake is making small $10K to $20K reductions every few weeks.

Instead of creating urgency, repeated cuts can encourage buyers to wait for the next reduction.

Sometimes a single, decisive reset based on recent actual transactions can reposition the property more effectively.

But price isn't always the only issue.

Better photography, decluttering, natural lighting, minor repairs and clearer positioning of the property's strongest attributes can improve how buyers perceive the unit without immediately reducing the asking price.

For sellers, the important question isn't simply:

"How much should I reduce?"

It is:

"Why are buyers seeing my property but choosing something else?"

Once you know whether the issue is pricing, marketing or presentation, the solution becomes much clearer.

🔗https://propertynet.sg/condo-listing-stalled-4-months-2026-pricing-marketing-staging-fixes/

📌 A stalled listing doesn't necessarily need a lower price. It needs the correct diagnosis.

The market is still moving. The objective is to position your property so that serious buyers see enough value to act.

🏡📉 Singapore condo rents are still high, but tenants are starting to regain negotiating power.

The condo rental index is around 152.3, which means rents remain roughly 52% above the 2019 base level.

But beneath that headline, the rental market is becoming much more competitive.

Why does this matter to landlords and investors?

📉 Rents have eased from their previous peak
🏢 Vacancy has moved above 6% as more completed units enter the market
🏗 New supply in areas such as Lentor and Tampines North can create localised rental competition
💰 Tenants now have more alternatives when comparing similar units
📊 Rental performance is increasingly dependent on the specific project, unit and asking rent

For landlords, this changes the strategy.

When several similar units become available in the same development, tenants can compare floor, facing, furnishing and rental asking price almost immediately.

Holding out for another $100 or $200 per month may not always make financial sense if it results in several additional weeks of vacancy.

For investors, the important question isn't simply:

"What rental can this condo achieve?"

It is:

"What will my net rental return look like after vacancy, maintenance fees, property tax and financing costs?"

That distinction becomes increasingly important when the rental market is no longer rising across the board.

For tenants, this is also a very different environment from the rental surge of a few years ago.

More supply means more choice, and in developments with multiple competing listings, there may be greater room to negotiate.

🔗https://propertynet.sg/condo-rental-market-2026-index-152-3-down-17-7-lentor-tampines-north-vacancy/

📌 A softer rental market doesn't mean rental demand has disappeared. It means pricing power is becoming more balanced.

For landlords, keeping a good tenant and minimising vacancy may now matter more than chasing the highest possible monthly rent.

URA to review guidelines on floor space to give developers more design flexibility: Chee Hong Tat
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Read: https://www.edgeprop.sg/property-news/govt-reviewing-gfa-guidelines-looking-speed-clearances-start-works-eyes-night-time-economy?utm_source=Telegram

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