Forwarded from PropertyNet.SG
๐ก๐ฐ 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:
๐ต 5% booking fee: $82,500 cash
๐ฆ Total 25% downpayment: $412,500
๐ Buyer's Stamp Duty: $52,100
๐ฐ 75% bank loan: $1,237,500
๐ 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:
๐ Cash required at booking
๐ CPF OA available
๐ Stamp duty
๐ Progressive loan instalments
๐ Emergency buffer
๐ Renovation and move-in costs
๐ https://propertynet.sg/progressive-payment-diary-first-time-buyer-1-65m-new-launch-2026/
๐ 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.
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:
๐ต 5% booking fee: $82,500 cash
๐ฆ Total 25% downpayment: $412,500
๐ Buyer's Stamp Duty: $52,100
๐ฐ 75% bank loan: $1,237,500
๐ 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:
๐ Cash required at booking
๐ CPF OA available
๐ Stamp duty
๐ Progressive loan instalments
๐ Emergency buffer
๐ Renovation and move-in costs
๐ https://propertynet.sg/progressive-payment-diary-first-time-buyer-1-65m-new-launch-2026/
๐ 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.
PropertyNet.SG
Progressive Payment Diary 2026: How a First-Time Buyer Funded a $1.65M New Launch Over 3 Years | PropertyNet.SG
One first-time buyer's stage-by-stage diary of funding a $1.65M new launch condo: $52,100 BSD, $82,500 min cash and the 3-year runway.
Forwarded from PropertyNet.SG
๐๐ 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?
๐ About 2 minutes' walk to Maxwell MRT
๐ Tanjong Pagar MRT and the CBD are within walking distance
๐ฐ Entry pricing is now materially lower than in 2023
๐ Expected vacant possession by June 2028
๐ 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.
๐ https://propertynet.sg/new-launch-condos/tmw-maxwell/
๐ 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.
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?
๐ About 2 minutes' walk to Maxwell MRT
๐ Tanjong Pagar MRT and the CBD are within walking distance
๐ฐ Entry pricing is now materially lower than in 2023
๐ Expected vacant possession by June 2028
๐ 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.
๐ https://propertynet.sg/new-launch-condos/tmw-maxwell/
๐ 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.
PropertyNet.SG
TMW Maxwell Review: 74/100 on the PropertyNet Insider Benchmark
324 homes over a retail podium at Maxwell MRT, 62% Flip/Switch studios, 318 unsold, relaunched in 2026 with the entry studio 12% below the 2023 floor. What the cut tells you.
Forwarded from PropertyNet.SG
๐ก๐ 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?
๐ Few viewings usually point to a pricing or visibility problem
๐ Many viewings but no offers suggest buyers aren't seeing enough value
๐ฐ Only low offers may mean the market is signalling a lower clearing price
๐ธ Weak photography and presentation can reduce buyer interest before they even visit
๐ก 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.
๐https://propertynet.sg/condo-listing-stalled-4-months-2026-pricing-marketing-staging-fixes/
๐ 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.
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?
๐ Few viewings usually point to a pricing or visibility problem
๐ Many viewings but no offers suggest buyers aren't seeing enough value
๐ฐ Only low offers may mean the market is signalling a lower clearing price
๐ธ Weak photography and presentation can reduce buyer interest before they even visit
๐ก 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.
๐https://propertynet.sg/condo-listing-stalled-4-months-2026-pricing-marketing-staging-fixes/
๐ 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.
PropertyNet.SG
Why Your Condo Listing Has Stalled 4 Months in 2026: Pricing, Marketing and Staging Fixes | PropertyNet.SG
Resale hit 62% of private sales in Q2 2026 yet overpriced units sit. Here is the pricing, marketing and staging playbook to unstick a stalled condo listing.
Forwarded from PropertyNet.SG
๐ก๐ 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?
๐ Rents have eased from their previous peak
๐ข Vacancy has moved above 6% as more completed units enter the market
๐ New supply in areas such as Lentor and Tampines North can create localised rental competition
๐ฐ Tenants now have more alternatives when comparing similar units
๐ 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.
๐https://propertynet.sg/condo-rental-market-2026-index-152-3-down-17-7-lentor-tampines-north-vacancy/
๐ 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.
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?
๐ Rents have eased from their previous peak
๐ข Vacancy has moved above 6% as more completed units enter the market
๐ New supply in areas such as Lentor and Tampines North can create localised rental competition
๐ฐ Tenants now have more alternatives when comparing similar units
๐ 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.
๐https://propertynet.sg/condo-rental-market-2026-index-152-3-down-17-7-lentor-tampines-north-vacancy/
๐ 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.
PropertyNet.SG
Singapore Condo Rental Market 2026: Index 152.3, Down 17.7% as Lentor and Tampines North Vacancy Bites | PropertyNet.SG
Singapore's condo rental index sits at 152.3 in Q2 2026, down 17.7% from the 2023 peak, as Lentor and Tampines North vacancy bites landlords.
Forwarded from Singapore Property News Broadcast
URA to review guidelines on floor space to give developers more design flexibility: Chee Hong Tat
Made in response to industry feedback, the GFA relook also seeks to encourage building features that support heat resilience and thermal comfort
Made in response to industry feedback, the GFA relook also seeks to encourage building features that support heat resilience and thermal comfort
Forwarded from Alexander Property News Channel
URA_to_review_guidelines_on_floor_space_to_give_developers_more.jpg
1.9 MB
The Business Times 22 Sep 2026- URA to review guidelines on floor space to give developers more design flexibility: Chee Hong Tat
Can_a_first_time_homebuyer_couple_earning_S$18,000_a_month_afford.jpg
2.7 MB
The Business Times 22 Sep 2026- Can a first-time homebuyer couple earning S$18,000 a month afford a new EC unit?
Forwarded from EdgeProp SG
Govt reviewing GFA guidelines, looking to speed up clearances for start of works; eyes night-time economy
Read: https://www.edgeprop.sg/property-news/govt-reviewing-gfa-guidelines-looking-speed-clearances-start-works-eyes-night-time-economy?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/govt-reviewing-gfa-guidelines-looking-speed-clearances-start-works-eyes-night-time-economy?utm_source=Telegram
www.edgeprop.sg
Govt reviewing GFA guidelines, looking to speed up clearances for start of works; eyes night-time economy
Gross floor area guidelines are under review to give property developers more design flexibility and encourage heat resilience
Forwarded from Singapore Property News Broadcast
Land planned for housing in Tengah converted to park use after consulting nature groups: HDB
Forwarded from Singapore Property News Broadcast
URA reviewing guidelines on floor space to give developers more building design flexibility
Forwarded from ERA Newsroom
ST 21/9/2026 - New cruise centre has handled 720,000 travellers since July
Forwarded from ERA Newsroom
ST 21/9/2026 - Sโpore firms, households equipped to weather financial shocks: MAS
Forwarded from ERA Newsroom
BT 21/9/2026 - One-third of Singapore-listed firms at risk in severe AI downturn: MAS
Forwarded from ERA Newsroom
BT 21/9/2026 - When growth sectors shed workers, itโs time to mind the gap
Forwarded from ERA Newsroom
ZB 21/9/2026 - ้็ฎกๅฑ๏ผๅ ๆฏไธAIๆ่ตๅๆฐๆทป้ฃ้ฉ
ๆๅฝ้่ไฝ็ณปๅ ท้งๆงๅบๅฏนๅค้จๅฒๅป
ๆๅฝ้่ไฝ็ณปๅ ท้งๆงๅบๅฏนๅค้จๅฒๅป
Forwarded from The Business Times
Asia-Pacific family offices lead global peers in returns, most bullish on AI investments: Citi
The region had the highest share of family offices reporting year-to-date returns above 15%, at 26% โ double the global figure.
https://bt.sg/NtpF
The region had the highest share of family offices reporting year-to-date returns above 15%, at 26% โ double the global figure.
https://bt.sg/NtpF
Forwarded from EdgeProp SG
$38 mil price tag on Mohamed Sultan Rd commercial, serviced apartment buildings
Read: https://www.edgeprop.sg/property-news/38-mil-price-tag-mohamed-sultan-rd-commercial-serviced-apartment-buildings?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/38-mil-price-tag-mohamed-sultan-rd-commercial-serviced-apartment-buildings?utm_source=Telegram
www.edgeprop.sg
$38 mil price tag on Mohamed Sultan Rd commercial, serviced apartment buildings
The freehold assets in River Valley are fully tenanted, housing serviced apartments, a restaurant and a shop.
Forwarded from EdgeProp SG
Developers urged to create more family-friendly spaces, malls and homes; AC framework updated
Read: https://www.edgeprop.sg/property-news/developers-urged-create-more-family-friendly-spaces-malls-and-homes-ac-framework-updated?utm_source=Telegram
Read: https://www.edgeprop.sg/property-news/developers-urged-create-more-family-friendly-spaces-malls-and-homes-ac-framework-updated?utm_source=Telegram
www.edgeprop.sg
Developers urged to create more family-friendly spaces, malls and homes; AC framework updated
Projects could set aside some units as bigger, family-sized homes; more childcare facilities may be provided near offices & homes
Forwarded from The Edge Singapore (Active)
[PREMIUM] FCT malls get a makeover with RTS in mind
Read: https://www.theedgesingapore.com/news/reit-watch/fct-malls-get-makeover-rts-mind
Download our app: edgesg.link/appdl
Read: https://www.theedgesingapore.com/news/reit-watch/fct-malls-get-makeover-rts-mind
Download our app: edgesg.link/appdl
The Edge Singapore
FCT malls get a makeover with RTS in mind | The Edge Singapore
Frasers Centrepoint Trust is upgrading and enhancing its suburban malls to stay attractive in the face of rising competition from JB, with the launch of the Rapid Transit System