Your Loan Costs 1.4%. Your CPF Earns 2.5%. Prepaying Is the Losing Trade.
Paying down the mortgage feels like the responsible move. On a 1.40% bank loan funded from CPF OA at 2.5%, $100,000 of prepayment costs you $13,093 over ten years. On an HDB loan at 2.60%, the same move earns you money.
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房贷利率1.4%，公积金利率2.5%。提前还贷是笔亏本买卖。
用普通户口2.5%的钱去偿还1.40%的银行房贷，10万元在十年后会让你少赚13,093元；而若是2.60%的建屋局贷款，同样这笔操作却是赚的。
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Paying down the mortgage feels like the responsible move. On a 1.40% bank loan funded from CPF OA at 2.5%, $100,000 of prepayment costs you $13,093 over ten years. On an HDB loan at 2.60%, the same move earns you money.
📖 Read the full breakdown
房贷利率1.4%，公积金利率2.5%。提前还贷是笔亏本买卖。
用普通户口2.5%的钱去偿还1.40%的银行房贷，10万元在十年后会让你少赚13,093元；而若是2.60%的建屋局贷款，同样这笔操作却是赚的。
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A Shorter Wait Isn't Convenience. It Moves Your Whole Timeline 21 Months Forward.
One in five BTO flats launched in 2026 completes in under three years. Buyers treat that as a lifestyle perk. Because the MOP runs from key collection, it is really a 21-month shift in when you can sell, and when you can upgrade.
📖 Read the full breakdown
缩短等候时间不只是方便。它把你的整条时间线提前了21个月。
2026年每五个预购组屋就有一个能在三年内完工。由于MOP从领取钥匙起算，这意味着你可以出售、可以换房的日子整整提前21个月。
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One in five BTO flats launched in 2026 completes in under three years. Buyers treat that as a lifestyle perk. Because the MOP runs from key collection, it is really a 21-month shift in when you can sell, and when you can upgrade.
📖 Read the full breakdown
缩短等候时间不只是方便。它把你的整条时间线提前了21个月。
2026年每五个预购组屋就有一个能在三年内完工。由于MOP从领取钥匙起算，这意味着你可以出售、可以换房的日子整整提前21个月。
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The Resale Levy Hasn't Moved Since 2006. It Used to Take 17% of a Flat. Now It Takes 6%.
A household selling a subsidised 4-room flat still pays S$40,000 to buy a second subsidised flat — the same figure as March 2006. Computed from HDB's own transaction files, that levy took 17.4% of a median 4-room then. It takes 6.4% now.
📖 Read the full breakdown
转售税自2006年起从未变过。当年它相当于一间组屋的17%，如今只剩6%。
四房式S$40,000，二十年纹丝不动。以建屋局成交数据计算，这笔转售税占中位价的比重已下降约三分之二。
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A household selling a subsidised 4-room flat still pays S$40,000 to buy a second subsidised flat — the same figure as March 2006. Computed from HDB's own transaction files, that levy took 17.4% of a median 4-room then. It takes 6.4% now.
📖 Read the full breakdown
转售税自2006年起从未变过。当年它相当于一间组屋的17%，如今只剩6%。
四房式S$40,000，二十年纹丝不动。以建屋局成交数据计算，这笔转售税占中位价的比重已下降约三分之二。
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The Home Protection Scheme Insures Your Loan. It Does Not Insure Your Family.
HPS is compulsory if you pay your HDB instalment with CPF, and almost nobody reads the terms. It covers a falling balance, on one flat, until you turn 65 — three limits worked through on a $500,000 loan.
📖 Read the full breakdown
家庭保障计划保的是你的贷款，不是你的家人。
只要你用公积金供组屋房贷，HPS就是强制的。它保的是一笔逐年下降的余额、一间组屋、直到你满65岁——本文以50万元贷款完整推算这三道界限。
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HPS is compulsory if you pay your HDB instalment with CPF, and almost nobody reads the terms. It covers a falling balance, on one flat, until you turn 65 — three limits worked through on a $500,000 loan.
📖 Read the full breakdown
家庭保障计划保的是你的贷款，不是你的家人。
只要你用公积金供组屋房贷，HPS就是强制的。它保的是一笔逐年下降的余额、一间组屋、直到你满65岁——本文以50万元贷款完整推算这三道界限。
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The Fed hasn't moved since December. Two Singapore banks just raised their fixed rates anyway.
Fixed Rates Move Before the Fed Does. This Month, Two Banks Moved Up.
September-cut odds are fading, and the local curve reprices first: the cheapest two-year fix still reads 1.40%, but waiting four months for a cut that is priced out can cost S$1,719 on an S$800,000 loan.
Read the full breakdown
美联储自去年12月起一动未动，两家新加坡银行却已上调固定利率。
固定利率总在美联储行动之前先动——这个月，两家银行往上调了
9月降息概率正在消退，本地利率曲线先行重定价：最低两年期固定利率仍报1.40%，但为一个已被移出定价的降息多等四个月，80万新元的贷款可能多付S$1,719。
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Fixed Rates Move Before the Fed Does. This Month, Two Banks Moved Up.
September-cut odds are fading, and the local curve reprices first: the cheapest two-year fix still reads 1.40%, but waiting four months for a cut that is priced out can cost S$1,719 on an S$800,000 loan.
Read the full breakdown
美联储自去年12月起一动未动，两家新加坡银行却已上调固定利率。
固定利率总在美联储行动之前先动——这个月，两家银行往上调了
9月降息概率正在消退，本地利率曲线先行重定价：最低两年期固定利率仍报1.40%，但为一个已被移出定价的降息多等四个月，80万新元的贷款可能多付S$1,719。
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The 15-month exile between selling private and buying an HDB resale flat is gone — since 28 July.
Sell the Condo, Buy the Flat, Skip the 15-Month Exile: One Couple's Right-Sizing, End to End
One composite couple, every number computed: a S$1.58 million sale, a S$790,000 five-room bought outright, and S$2,645 a month that stops leaving the household.
Read the full breakdown
卖私宅后买组屋的15个月「流放期」，7月28日起没了。
卖公寓、买组屋、跳过15个月的「流放期」：一对夫妇的以大换小，从头算到尾
一对合成夫妇，每个数字都经过计算：158万新元卖房，79万新元全款买下五房式，每月现金流省下S$2,645。
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Sell the Condo, Buy the Flat, Skip the 15-Month Exile: One Couple's Right-Sizing, End to End
One composite couple, every number computed: a S$1.58 million sale, a S$790,000 five-room bought outright, and S$2,645 a month that stops leaving the household.
Read the full breakdown
卖私宅后买组屋的15个月「流放期」，7月28日起没了。
卖公寓、买组屋、跳过15个月的「流放期」：一对夫妇的以大换小，从头算到尾
一对合成夫妇，每个数字都经过计算：158万新元卖房，79万新元全款买下五房式，每月现金流省下S$2,645。
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Land betterment charge rates rose in 70 of 118 non-landed residential sectors on 1 September. Kallang went up 29.1%.
Land Betterment Charge Rose in 70 Sectors on 1 September. One S$198 Million En Bloc Pays Nothing.
A day before the revision took effect, the agent marketing Gilstead Court's S$198 million collective sale said it would not cost that site a cent. The number reconciling the two is the development baseline.
Read the full breakdown
9月1日，118个非有地住宅分区中有70个上调土地增值费率，加冷一带涨29.1%。
9月1日起，70个地段的土地增值费上调。一宗S$1.98亿的集体出售，却一分钱也不必付。
新规生效前一天，负责推售Gilstead Court的代理却说，这次调整不会让该地段多付一分钱。把两者连起来的，是发展基准。
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Land Betterment Charge Rose in 70 Sectors on 1 September. One S$198 Million En Bloc Pays Nothing.
A day before the revision took effect, the agent marketing Gilstead Court's S$198 million collective sale said it would not cost that site a cent. The number reconciling the two is the development baseline.
Read the full breakdown
9月1日，118个非有地住宅分区中有70个上调土地增值费率，加冷一带涨29.1%。
9月1日起，70个地段的土地增值费上调。一宗S$1.98亿的集体出售，却一分钱也不必付。
新规生效前一天，负责推售Gilstead Court的代理却说，这次调整不会让该地段多付一分钱。把两者连起来的，是发展基准。
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Adding a 34-year-old on S$6,000 to a 50-year-old's mortgage lifts the loan from S$743,557 to S$1,498,691. S$309,000 of that is her birth year, not her salary.
The Second Name on Your Loan Buys Years, Not Just Income — and MAS Charges You for Them
Banks price a joint loan off the income-weighted average age, not either person's. The catch is a MAS rule most buyers never read: a borrower named on the loan must also be on the title.
Read the full breakdown
在50岁借款人的房贷上加一位34岁、月入S$6,000的配偶，可借金额从S$743,557升到S$1,498,691。其中S$309,000来自她的出生年份，不是薪水。
贷款上的第二个名字买的是年限，不只是收入——而金管局会向你收费
银行按收入加权平均年龄定价，而不是任何一方的实际年龄。代价是一条多数买家从没读过的金管局规定：贷款上具名的借款人，必须同时写进地契。
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The Second Name on Your Loan Buys Years, Not Just Income — and MAS Charges You for Them
Banks price a joint loan off the income-weighted average age, not either person's. The catch is a MAS rule most buyers never read: a borrower named on the loan must also be on the title.
Read the full breakdown
在50岁借款人的房贷上加一位34岁、月入S$6,000的配偶，可借金额从S$743,557升到S$1,498,691。其中S$309,000来自她的出生年份，不是薪水。
贷款上的第二个名字买的是年限，不只是收入——而金管局会向你收费
银行按收入加权平均年龄定价，而不是任何一方的实际年龄。代价是一条多数买家从没读过的金管局规定：贷款上具名的借款人，必须同时写进地契。
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The exercise moved to November. The deadline didn't — all HFE supporting documents are due 25 September.
The BTO Exercise Moved to November. The Date That Binds Is 25 September.
Raising the income ceiling to S$16,000 made a whole band of households newly eligible. They have 22 days to notice, and the letter itself takes about a month to process.
Read the full breakdown
预购组屋推迟到11月，但截止日期没有变——购屋资格信的所有证明文件须在9月25日前提交。
预购组屋推迟到11月。真正卡住你的日期是9月25日。
收入顶限调高至1万6000元，令一整批家庭首次符合资格。他们只有22天时间发现这件事，而资格信的审批需时约一个月。
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The BTO Exercise Moved to November. The Date That Binds Is 25 September.
Raising the income ceiling to S$16,000 made a whole band of households newly eligible. They have 22 days to notice, and the letter itself takes about a month to process.
Read the full breakdown
预购组屋推迟到11月，但截止日期没有变——购屋资格信的所有证明文件须在9月25日前提交。
预购组屋推迟到11月。真正卡住你的日期是9月25日。
收入顶限调高至1万6000元，令一整批家庭首次符合资格。他们只有22天时间发现这件事，而资格信的审批需时约一个月。
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The 4% your CPF Special Account pays is a floor, not a rate — and it expires on 31 December.
Your CPF Special Account Pays 4% Because of a Decision Made Every September. This Year's Hasn't Come.
The pegged formula underneath currently computes to roughly 3.3%. Over 20 years, that 70 basis points is worth 27.7% of whatever you put in.
Read the full breakdown
公积金特别户头的4%是一个下限，不是利率——而且它在12月31日到期。
你的公积金特别户头有4%，是因为每年9月的一个决定。今年的还没来。
下方的挂钩公式目前算出来约为3.3%。20年下来，这70个基点值你投入本金的27.7%。
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Your CPF Special Account Pays 4% Because of a Decision Made Every September. This Year's Hasn't Come.
The pegged formula underneath currently computes to roughly 3.3%. Over 20 years, that 70 basis points is worth 27.7% of whatever you put in.
Read the full breakdown
公积金特别户头的4%是一个下限，不是利率——而且它在12月31日到期。
你的公积金特别户头有4%，是因为每年9月的一个决定。今年的还没来。
下方的挂钩公式目前算出来约为3.3%。20年下来，这70个基点值你投入本金的27.7%。
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👍1
292 properties went to auction in the first half of 2026 — the most in five years. Thirteen sold.
Auction Listings Hit a Five-Year High. One in 22 Sold.
74% were mortgagee sales, but the clearance rate was 4.5%. The listing count measures marketing activity, not forced liquidation — and the auction room is not a discount channel.
Read the full breakdown
2026年上半年共292个物业进入拍卖场，是五年来最多的一次。真正成交的有十三件。
拍卖挂牌创五年新高。每22件只成交一件。
其中74%是银行接管拍卖，但成交率只有4.5%。挂牌数量衡量的是营销活动，不是强制清算——拍卖场也不是折扣渠道。
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Auction Listings Hit a Five-Year High. One in 22 Sold.
74% were mortgagee sales, but the clearance rate was 4.5%. The listing count measures marketing activity, not forced liquidation — and the auction room is not a discount channel.
Read the full breakdown
2026年上半年共292个物业进入拍卖场，是五年来最多的一次。真正成交的有十三件。
拍卖挂牌创五年新高。每22件只成交一件。
其中74%是银行接管拍卖，但成交率只有4.5%。挂牌数量衡量的是营销活动，不是强制清算——拍卖场也不是折扣渠道。
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Lentor Modern is up 14.3% since launch. The non-landed index rose 16.0% over the same quarters.
The First-Mover Premium: What the Lentor Data Actually Shows
Holland Plain opens this month on the promise that buying first pays. Tested against the market, the premium sits between −1.7 and +1.5 percentage points over four years — depending entirely on which quarter you anchor to.
Read the full breakdown
伦多现代自开盘以来上涨14.3%。同期非有地私宅指数上涨16.0%。
「首发溢价」到底值多少？先看伦多的数据
荷兰坪本月开盘，卖的是「先买先赚」。但以市场为基准，这个溢价在四年里介于−1.7至+1.5个百分点之间，完全取决于你锚定哪一个季度。
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The First-Mover Premium: What the Lentor Data Actually Shows
Holland Plain opens this month on the promise that buying first pays. Tested against the market, the premium sits between −1.7 and +1.5 percentage points over four years — depending entirely on which quarter you anchor to.
Read the full breakdown
伦多现代自开盘以来上涨14.3%。同期非有地私宅指数上涨16.0%。
「首发溢价」到底值多少？先看伦多的数据
荷兰坪本月开盘，卖的是「先买先赚」。但以市场为基准，这个溢价在四年里介于−1.7至+1.5个百分点之间，完全取决于你锚定哪一个季度。
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The HDB resale market prices a year of remaining lease at about 1% of the flat — a steeper discount than the standard valuation table gives.
Three in Ten Resale Flats Now Have Under 60 Years Left
Fitted across 18,278 transactions this year, controlling for town, floor and size. At 60 years remaining the market pays 68.1% of a fresh-99 equivalent. Bala's Table says 83.8%.
Read the full breakdown
组屋转售市场为一年剩余地契定出的价格，大约是这个单位的1%——比标准估值表更陡。
每十宗组屋转售，就有三宗剩余地契不足60年
以今年18,278宗交易拟合，控制市镇、楼层与面积。剩余60年时，市场只付全新99年的68.1%，而Bala's Table给的是83.8%。
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Three in Ten Resale Flats Now Have Under 60 Years Left
Fitted across 18,278 transactions this year, controlling for town, floor and size. At 60 years remaining the market pays 68.1% of a fresh-99 equivalent. Bala's Table says 83.8%.
Read the full breakdown
组屋转售市场为一年剩余地契定出的价格，大约是这个单位的1%——比标准估值表更陡。
每十宗组屋转售，就有三宗剩余地契不足60年
以今年18,278宗交易拟合，控制市镇、楼层与面积。剩余60年时，市场只付全新99年的68.1%，而Bala's Table给的是83.8%。
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Compare high floors against low floors straight off the transaction file and the gap reads 96%. Compare units inside the same block and it collapses to 0.6% a storey.
A Storey Is Worth 0.6%. The Raw Numbers Say 96%.
Measured across 845 blocks and 7,346 four-room sales. Ten floors is worth about S$38,700 on a median flat — a fraction of what the raw comparison implies.
Read the full breakdown
直接拿交易档案比较高楼层与低楼层，差距是96%。改成只比较同一栋组屋内部的单位，它塌缩成每层0.6%。
一层楼值0.6%。原始数字说的是96%。
以845栋组屋、7,346宗四房式成交实测。高十层，在中位数单位上约值38,700新元——远低于原始比较所暗示的水平。
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A Storey Is Worth 0.6%. The Raw Numbers Say 96%.
Measured across 845 blocks and 7,346 four-room sales. Ten floors is worth about S$38,700 on a median flat — a fraction of what the raw comparison implies.
Read the full breakdown
直接拿交易档案比较高楼层与低楼层，差距是96%。改成只比较同一栋组屋内部的单位，它塌缩成每层0.6%。
一层楼值0.6%。原始数字说的是96%。
以845栋组屋、7,346宗四房式成交实测。高十层，在中位数单位上约值38,700新元——远低于原始比较所暗示的水平。
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A four-room flat built in 1995 measures 108 sqm. One built in 2021 measures 93.
The Four-Room Flat Shrank 15 Sqm. That Is Worth a Decade of Lease.
On the 2026 median flat those 15 square metres are worth about S$66,000 — almost exactly what ten years of remaining lease is worth. Price per square foot hides the difference rather than correcting for it.
Read the full breakdown
1995年建的四房式中位面积是108平方米，2021年建的是93平方米。
四房式缩水15平方米。那值一个十年的地契。
按2026年的中位成交价算，这15平方米值大约6.6万新元——几乎正好等于十年剩余地契的价值。
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The Four-Room Flat Shrank 15 Sqm. That Is Worth a Decade of Lease.
On the 2026 median flat those 15 square metres are worth about S$66,000 — almost exactly what ten years of remaining lease is worth. Price per square foot hides the difference rather than correcting for it.
Read the full breakdown
1995年建的四房式中位面积是108平方米，2021年建的是93平方米。
四房式缩水15平方米。那值一个十年的地契。
按2026年的中位成交价算，这15平方米值大约6.6万新元——几乎正好等于十年剩余地契的价值。
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A four-room flat yields 7.56% gross in Jurong West and 5.06% in Queenstown.
The Highest-Yielding Flats Are in Jurong. That Is Arithmetic, Not Insight.
The Queenstown flat costs 97% more and rents for only 27% more. Matched block by block across 2,129 blocks, the yield map turns out to be the price map upside down.
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四房式在裕廊西的毛租金回报是7.56%，在女皇镇是5.06%。
租金回报最高的组屋在裕廊。那是算术，不是洞见。
女皇镇那个单位贵97%，租金只高27%。逐座配对2,129座组屋之后，所谓回报地图，其实是把价格地图倒过来看。
阅读全文（中文版）
The Highest-Yielding Flats Are in Jurong. That Is Arithmetic, Not Insight.
The Queenstown flat costs 97% more and rents for only 27% more. Matched block by block across 2,129 blocks, the yield map turns out to be the price map upside down.
Read the full breakdown
四房式在裕廊西的毛租金回报是7.56%，在女皇镇是5.06%。
租金回报最高的组屋在裕廊。那是算术，不是洞见。
女皇镇那个单位贵97%，租金只高27%。逐座配对2,129座组屋之后，所谓回报地图，其实是把价格地图倒过来看。
阅读全文（中文版）
Australia doesn't charge ABSD. New South Wales charges 9% at purchase — then 5% of the land value again, every year after.
Australia Doesn't Charge ABSD. It Charges a Subscription Instead.
Three Australian projects go on sale in Singapore this weekend. On the Sydney two-bedder a Singaporean pays 15.3% in duties and fees, against 22.9% here — until the annual surcharge closes that gap in five to fifteen years.
Read the full breakdown
澳洲不收额外买方印花税。新南威尔士州在成交时收9%，之后每年再按地价收5%。
澳洲不收额外买方印花税。它改收「订阅费」。
三个澳洲项目本周末在新加坡开卖。悉尼那套两房，新加坡人前期税费占楼价15.3%，本地是22.9%——但每年的附加地税会在五到十五年内抹平这个差距。
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Australia Doesn't Charge ABSD. It Charges a Subscription Instead.
Three Australian projects go on sale in Singapore this weekend. On the Sydney two-bedder a Singaporean pays 15.3% in duties and fees, against 22.9% here — until the annual surcharge closes that gap in five to fifteen years.
Read the full breakdown
澳洲不收额外买方印花税。新南威尔士州在成交时收9%，之后每年再按地价收5%。
澳洲不收额外买方印花税。它改收「订阅费」。
三个澳洲项目本周末在新加坡开卖。悉尼那套两房，新加坡人前期税费占楼价15.3%，本地是22.9%——但每年的附加地税会在五到十五年内抹平这个差距。
阅读全文（中文版）
Working through your own numbers? WhatsApp us: wa.me/6569012192
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A S$30,000 renovation loan costs S$4,769 over five years. The same money on a mortgage at today's rates costs S$1,080.
Your Mortgage Costs 1.40%. The Loan for Your Kitchen Costs 5.96%.
3% of the principal is deducted before you receive a cent — and repaying the loan early makes the effective rate worse, not better. On a one-year term it reaches 10.61%.
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3万元装修贷款五年总成本4769元。同样一笔钱走房贷，只要1080元。
你的房贷利率1.40%。装修厨房的那笔贷款，5.96%。
本金的3%在你拿到钱之前就被扣走——而且提早还清，实际利率反而更高。一年期会达到10.61%。
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Working through your own numbers? WhatsApp us: wa.me/6569012192
想按你自己的数字算一遍？WhatsApp联系我们：wa.me/6569012192
Your Mortgage Costs 1.40%. The Loan for Your Kitchen Costs 5.96%.
3% of the principal is deducted before you receive a cent — and repaying the loan early makes the effective rate worse, not better. On a one-year term it reaches 10.61%.
Read the full breakdown
3万元装修贷款五年总成本4769元。同样一笔钱走房贷，只要1080元。
你的房贷利率1.40%。装修厨房的那笔贷款，5.96%。
本金的3%在你拿到钱之前就被扣走——而且提早还清，实际利率反而更高。一年期会达到10.61%。
阅读全文（中文版）
Working through your own numbers? WhatsApp us: wa.me/6569012192
想按你自己的数字算一遍？WhatsApp联系我们：wa.me/6569012192
Six weeks ago a Singapore land tender drew a single bid and set a record. On Tuesday another drew seven and broke it.
Seven Developers Bid for the Same Site. The Winner Still Paid 11% More Than Anyone Else.
The bidder count told you nothing. The distance between the bids tells you plenty — S$20.77 million, in this case.
Read the full breakdown
六个星期前，一幅政府售地只收到一份标书，创下纪录。本周二另一幅收到七份，纪录再被刷新。
七家发展商竞标同一幅地。中标者仍比任何人多出11%。
标书数量什么也没告诉你。标价之间的距离，告诉你很多——这一次是2077万元。
阅读全文（中文版）
Seven Developers Bid for the Same Site. The Winner Still Paid 11% More Than Anyone Else.
The bidder count told you nothing. The distance between the bids tells you plenty — S$20.77 million, in this case.
Read the full breakdown
六个星期前，一幅政府售地只收到一份标书，创下纪录。本周二另一幅收到七份，纪录再被刷新。
七家发展商竞标同一幅地。中标者仍比任何人多出11%。
标书数量什么也没告诉你。标价之间的距离，告诉你很多——这一次是2077万元。
阅读全文（中文版）
Serenity Park just cut its en bloc asking price by S$65 million — an average of S$363,000 off every owner's share.
A 12.9% En Bloc Price Cut Costs Each Owner S$363,000. It Buys the Developer No Extra Floor Area at All.
The site is already at its full plot ratio under a five-storey cap, and the 2026 consent relaxation doesn't reach a condo built in 1995.
Read the full breakdown
宁静公园刚把集体出售开价调低6500万元——平均每户少拿36万3000元。
集体出售减价12.9%，每户少拿36万3000元。发展商却一平方英尺楼面都没多买到。
这幅地在五层楼顶限下已用满容积率，而2026年放宽的同意门槛，够不到一个1995年落成的项目。
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Working through your own numbers? WhatsApp us: wa.me/6569012192
想按你自己的数字算一遍？WhatsApp联系我们：wa.me/6569012192
A 12.9% En Bloc Price Cut Costs Each Owner S$363,000. It Buys the Developer No Extra Floor Area at All.
The site is already at its full plot ratio under a five-storey cap, and the 2026 consent relaxation doesn't reach a condo built in 1995.
Read the full breakdown
宁静公园刚把集体出售开价调低6500万元——平均每户少拿36万3000元。
集体出售减价12.9%，每户少拿36万3000元。发展商却一平方英尺楼面都没多买到。
这幅地在五层楼顶限下已用满容积率，而2026年放宽的同意门槛，够不到一个1995年落成的项目。
阅读全文（中文版）
Working through your own numbers? WhatsApp us: wa.me/6569012192
想按你自己的数字算一遍？WhatsApp联系我们：wa.me/6569012192