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The New Condo Rule: How GFA Harmonization Makes New Launches “Pricier” and What It Means for Buyers

Jayson Ang – May 30, 2026 – Share
TLDR GFA Harmonization standardizes Gross Floor Area measurements across Singapore government agencies, removing non-usable spaces like oversized planter boxes, air-con ledges, and strata voids from condo floor area calculations. This change encourages more efficient layouts, improving usable living space despite smaller nominal unit sizes. Early...
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The Rise of New Launch 2-Bedroom Condos: Why Homebuyers are Prioritizing Them Over Resale Options in 2025
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The Rise of New Launch 2-Bedroom Condos: Why Homebuyers are Prioritizing Them Over Resale Options in 2025

Jayson Ang – May 27, 2026 – Share
TLDR Two-bedroom condominiums are shifting from primarily rental investments to popular family homes, especially among small families and HDB upgraders, due to rising home prices forcing size compromises. New launch two-bedroom units priced around $1.8 to $2 million attract more buyers than cheaper, often larger...
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The “Sell One, Buy Two” Strategy in 2025: Real Stories from Singaporean Homeowners
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The “Sell One, Buy Two” Strategy in 2025: Real Stories from Singaporean Homeowners

Jayson Ang – May 24, 2026 – Share
The "Sell One, Buy Two" strategy gained popularity in Singapore after the Additional Buyer's Stamp Duty (ABSD) was introduced in 2011. This approach involves selling an existing property and using the proceeds to acquire two new properties under separate ownership (typically between spouses). The common...
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2-Bedroom vs. 2+Study Units: A Decade of Performance Analysis
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2-Bedroom vs. 2+Study Units: A Decade of Performance Analysis

Jayson Ang – May 21, 2026 – Share
TLDR Over the past decade, 2+Study units (compact 3-bedroom layouts) consistently outperformed standard 2-bedroom units in resale gains across most projects, both for long-term and short-term holdings. Examples include Stirling Residences and Parc Esta, where 2+Study units recorded significantly higher profit margins. Rental yields, however,...
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Increased Seller’s Stamp Duty (SSD) Rates in Singapore: Implications for Buyers and Sellers
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Increased Seller’s Stamp Duty (SSD) Rates in Singapore: Implications for Buyers and Sellers

Jayson Ang – May 18, 2026 – Share
TLDR From July 4, 2025, Singapore reinstates Seller’s Stamp Duty (SSD) rates to 2017 levels, with rates of 16%, 12%, 8%, and 4% for properties sold within 1, 2, 3, and 4 years respectively. No SSD applies from the fifth year onwards. This change aims...
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The Evolving Landscape of HDB Upgrading in Post-COVID Singapore
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The Evolving Landscape of HDB Upgrading in Post-COVID Singapore

Jayson Ang – May 12, 2026 – Share
TLDR The post-COVID Singapore property market has grown more complex, especially for HDB upgraders facing higher interest rates, cooling measures, and tighter resale supply. Two-bedroom condos, especially those with two bathrooms, are gaining popularity among small families, challenging traditional preferences. The Core Central Region (CCR)...
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A First-Time Condo Buyer’s Guide to Evaluating Property Developers in Singapore
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A First-Time Condo Buyer’s Guide to Evaluating Property Developers in Singapore

Jayson Ang – May 9, 2026 – Share
TLDR When buying a new launch condominium in Singapore, a developer’s reputation is crucial since buyers rely on trust and projected quality. The BCA Developer Quality Banding assesses developers’ workmanship over six years, with Band 1 or 2 indicating high quality. Buyers should check both...
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Pasir Ris: A Quiet Transformation into a Family Hotspot
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Pasir Ris: A Quiet Transformation into a Family Hotspot

Jayson Ang – May 6, 2026 – Share
TLDR Pasir Ris has transformed over the past decade from a quiet beach town into a family-friendly hotspot, driven by comprehensive upgrades in education, amenities, transport, and green spaces. New MOE kindergartens, school mergers with improved facilities, and the Overseas Family School campus have enhanced...
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Most Buyers Miss This Condo Checklist Item — Until It’s Too Late
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Most Buyers Miss This Condo Checklist Item — Until It’s Too Late

Jayson Ang – April 18, 2026 – Share
TLDR When buying a condo, many overlook the importance of the Management Corporation Strata Title (MCST) and its finances. Beyond location and facilities, the MCST’s competence, the state of the sinking fund, and the developer’s track record directly affect long-term costs and living standards. Reviewing...
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Should You Pay Extra for a Private Condo When the EC Next Door Looks Identical?
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Should You Pay Extra for a Private Condo When the EC Next Door Looks Identical?

Jayson Ang – April 16, 2026 – Share
TLDR Singapore’s executive condominiums (ECs) have improved significantly, now matching private condos in design and facilities but at lower prices. In some areas like Punggol, EC resale prices are even higher than nearby private condos, challenging the traditional price hierarchy. This shift pressures private condo...
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Why Older Freehold Condominiums Are Losing Their Edge in En‑Bloc Deals (2025)
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Why Older Freehold Condominiums Are Losing Their Edge in En‑Bloc Deals (2025)

Jayson Ang – April 14, 2026 – Share
TLDR Older freehold condominiums in Singapore are losing their edge in en‑bloc deals due to several structural shifts. Developers increasingly prefer Government Land Sales (GLS) sites, which offer certainty, lower costs, and faster timelines compared to the complexities of collective sales. Rising replacement-home prices push...
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Singapore’s Priciest Districts Are Shifting—4 Key Buyer Trends Driving the Change in 2026
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Singapore’s Priciest Districts Are Shifting—4 Key Buyer Trends Driving the Change in 2026

Jayson Ang – April 8, 2026 – Share
TLDR The Core Central Region (CCR) property market in Singapore is shifting from luxury trophy assets to practical, lifestyle-driven homes. Buyers now prioritize affordability, family-friendly amenities, and functional layouts over freehold status and large sizes. New developments near schools and community spaces, like Great World...
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Fresh Take: Old vs New Condos in District 15 — Which Gives Better Value in 2026?
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Fresh Take: Old vs New Condos in District 15 — Which Gives Better Value in 2026?

Jayson Ang – April 6, 2026 – Share
TLDR District 15 condos show a nuanced split between old and new developments. Freehold projects have driven much of the district’s outperformance, with stronger annualized growth compared to national averages. Newer condos generally outperform older ones in two- and three-bedder segments, offering higher $PSF growth...
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Can You Skip the 15-Month Wait When Selling Private and Buying Resale HDB?
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Can You Skip the 15-Month Wait When Selling Private and Buying Resale HDB?

Jayson Ang – April 2, 2026 – Share
TLDR The 15-month wait-out rule requires private homeowners to sell their property and wait 15 months before buying a resale HDB flat, with exceptions for seniors aged 55+ purchasing 4-room or smaller units. Introduced to cool surging demand and prevent private owners from outbidding first-time...
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Are We Going Into Recession? What It Means for You—and Singapore Property
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Are We Going Into Recession? What It Means for You—and Singapore Property

Jayson Ang – March 28, 2026 – Share
TLDR Singapore faces rising recession risks as global trade slows, with GDP contraction and cautious sentiment signaling economic headwinds. For property, downturns typically bring short-term price dips, fewer transactions, softer rentals, and mortgage stress for over-leveraged owners. Yet history shows resilience: after crises like 2008...
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Understanding Property Investment in Singapore: Residential vs. Commercial Properties
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Understanding Property Investment in Singapore: Residential vs. Commercial Properties

Jayson Ang – March 26, 2026 – Share
TLDR Singapore’s real estate market offers distinct differences between residential and commercial properties. Residential properties typically have longer leases (up to 999 years), allow CPF use for purchase, but come with higher Buyer’s and Additional Buyer’s Stamp Duties (BSD and ABSD), stricter loan-to-value (LTV) limits,...
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Why Singapore Families Are Opting for Two-Bedroom Homes in 2025
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Why Singapore Families Are Opting for Two-Bedroom Homes in 2025

Jayson Ang – March 24, 2026 – Share
TLDR By 2025, Singapore families are increasingly choosing two-bedroom condos as practical long-term homes rather than temporary stepping stones. This shift is driven by four main factors: affordability, smarter layouts, shared facilities, and smaller household sizes. Developers now design compact two-bedders (500–600 sq ft) with...
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Mega Developments vs. Regular Condos in Singapore: A Data-Driven Comparison
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Mega Developments vs. Regular Condos in Singapore: A Data-Driven Comparison

Jayson Ang – March 22, 2026 – Share
TLDR Mega-developments (1,000+ units) in Singapore, once seen as chaotic, now offer competitive pricing and extensive facilities, making them attractive investments. Data shows smaller units (1- and 2-bedroom) in mega-developments yield up to 3% higher returns than similar units in regular condos. Early buyers of...
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Navigating the Levels of Financial Well-being: From Basic Sustenance to Enduring Legacy
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Navigating the Levels of Financial Well-being: From Basic Sustenance to Enduring Legacy

Jayson Ang – March 20, 2026 – Share
TLDR The journey to financial wealth involves progressing through seven stages, from Survival to Legacy, each with distinct goals and challenges. Starting with managing essentials and debts in Survival, building savings in Stability, and creating an emergency fund in Security, the path continues through Growth...
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Why One Family Chose a New Launch 4-Bedroom Unit at Lentor Mansion Over a Resale Condo
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Why One Family Chose a New Launch 4-Bedroom Unit at Lentor Mansion Over a Resale Condo

Jayson Ang – March 18, 2026 – Share
TLDR NM’s family chose to buy a 4-bedroom unit at the new launch Lentor Mansion despite elevated condo prices, after weighing practical needs, personal preferences, and financial considerations. They needed ample space for five people and a helper, preferred modern facilities, proximity to parks and...
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Integrated Developments and Condo Values: A Look at Sengkang Grand Residences
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Integrated Developments and Condo Values: A Look at Sengkang Grand Residences

Jayson Ang – March 6, 2026 – Share
TLDR The impact of the new integrated development, Sengkang Grand Residences, on nearby condo prices was studied by comparing it with neighboring developments like The Quartz and Jewel @ Buangkok. While Sengkang Grand Residences itself showed the lowest price appreciation due to its higher launch...
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The Real Impact of Industrial Areas on Condo Prices: A Tale of Two Towns
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The Real Impact of Industrial Areas on Condo Prices: A Tale of Two Towns

Jayson Ang – March 2, 2026 – Share
TLDR A case study comparing condos near light industrial areas in Yishun and Bishan found that proximity to these zones does not negatively impact condo prices or profitability. In fact, condos closer to light industrial areas showed higher returns on investment (ROI) and better profitability...
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The Myth of Cheaper New Condos from Lower Land Prices in Singapore
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The Myth of Cheaper New Condos from Lower Land Prices in Singapore

Jayson Ang – February 22, 2026 – Share
TLDR Lower Government Land Sales (GLS) prices do not automatically lead to cheaper new launch condos in Singapore. Developers base pricing more on market demand and willingness to pay, often absorbing land cost savings as profit rather than passing them to buyers. While small discounts...
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Beyond Tenure: Why These Buyers Chose Older Leasehold Condos in Singapore
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Beyond Tenure: Why These Buyers Chose Older Leasehold Condos in Singapore

Jayson Ang – February 14, 2026 – Share
TLDR Older leasehold condos in Singapore may face skepticism but offer key benefits such as affordability, location, and flexibility. Three homeowners shared their experiences: CH and his wife, both self-employed, chose an older leasehold condo for its sea view and price under $1.2M, preserving future...
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Challenging the Myth of Lease Decay: Older Leasehold Condos Outperforming Newer Ones
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Challenging the Myth of Lease Decay: Older Leasehold Condos Outperforming Newer Ones

Jayson Ang – February 10, 2026 – Share
TLDR Older leasehold condos in Singapore, particularly those built in the 1980s and 1990s, have shown annualised price growth exceeding 3%, sometimes outperforming newer developments. The COVID-19 pandemic increased demand for affordable, larger units suitable for Work From Home, boosting prices of older condos. While...
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