24 pieces, written for buyers.
Analysis, guides, and market intelligence. Independent, factual, no promotional language.
EC rules in 2026: what changed and which launches it applies to
MND's 8 May 2026 EC changes and HDB's August 2026 income ceiling, set against the earlier rules, and the tender dates that decide which apply to Coastal Cabana, Rivelle Tampines and Wynwood Grand.
How the 2026 launches sold: URA take-up by launch
URA Developers' Sales figures for the 13 launches of 2026 on SLB: the month bookings opened, units, units sold in that month and to September 2026, and the launch-month psf range.
EC rules tightened in three moves. Here's what changes, which projects it hits, and what to watch.
MND's 8 May 2026 EC changes: 10-year MOP, DPS scrapped, 90% first-timer quota. Which projects are affected, which aren't, and what buyers should watch.
1BR vs 2BR: which actually pays as an investment
Comparing 1-bedroom and 2-bedroom condo investments on stamp duty, realised yield after vacancy, tenant pool depth, and resale liquidity.
Bayshore after the station opened
What the precinct's connectivity, land cost, and supply pipeline mean for the launch case in May 2026.
BTO or resale: what the wait actually costs
A variable-list framework for pricing the BTO versus resale choice on housing during the wait, ballot risk, grants, and resale price exposure.
D11 land prices: what three Newton tenders are saying
Three D11 GLS tenders within a year give a clean read on what developers think Core Central Region land is worth, and where launch PSF has to land.
D15 is repricing. Three reasons get conflated, only one is solid.
D15 has moved on PSF, but TEL connectivity, freehold scarcity, and RCR re-anchoring tell different stories with different evidence.
What a new Far East CCR launch tells you about their playbook
A framework for reading a CCR launch from a primarily OCR-weighted developer using pricing posture, unit mix, and velocity against the comparable set.
Freehold vs leasehold: when the premium is worth it
Where the freehold premium pays back over the hold period, and where it's tenure preference dressed up as financial logic.
The cash flow gap most HDB upgraders miss
The CPF accrued interest refund and ABSD sequencing systematically overstate what HDB upgraders walk away with on completion day.
The HDB upgrader's pre-ballot checklist
The HDB-to-private upgrade is a sequence of dates and rules across IRAS, MAS, HDB, and CPF. Confirm these items before you sign the OTP.
The Lentor cluster: four launches, one OCR pricing question
Four Lentor launches and a record S$1,278 PSF PPR land bid raise the question of whether the cluster set its own band or pulled OCR with it.
How a new Singapore precinct gets priced: the Lentor case study
From a 2021 blank slate to a S$1,278 PSF PPR land record, the Lentor sequence shows how GLS, launch PSF, and resale data set a precinct's working price.
Does Living Near an MRT Actually Push Prices Up?
Properties near MRT stations trade at higher PSF, but the gap reflects land use, density, and stock age as much as the train itself.
The new launch true cost: what the PSF headline misses
The brochure PSF is the start of a much longer cash sequence. Stamp duties, construction-period interest, renovation, maintenance and tax all sit on top.
Why PSF alone won't tell you new launch versus resale
Total cost over a ten-year hold turns on payment timing, lease, defects, sinking fund and exit liquidity. PSF is the headline; the math sits underneath.
OCR vs RCR vs CCR: where the regional split actually matters
URA's regional split partitions the market into demand pools with measurably different yield, vacancy, and foreign-buyer exposure.
Do older ECs really beat private condos after privatisation?
Back-test of the EC outperformance claim: two of the three structural drivers behind it have softened, with foreigner ABSD at 60% the biggest erosion.
How to read a unit mix when you're buying a new launch
A unit mix encodes the developer's view on which buyer pool the project is built for. Read against your own use case to see if it aligns.
Q1 2026 launch supply hits a five-year high. What actually moved.
Six developments launched 1,844 private units in Q1 2026, the largest quarterly wave in roughly five years, with EC sales topping a thousand for the first time in thirteen quarters.
Q1 2026: Prices up, volumes down
Q1 2026 private PPI rose 0.9% q-o-q while developer sales fell 32%, a combination consistent with either a resilient market or a thin one.
What launch absorption rates actually tell you
Launch absorption headlines are arithmetically true but informationally thin: the developer chooses the denominator, and that drives the percentage.
Singapore property as safe haven: where the theory holds and where it cracks
Singapore residential's structural resilience is real, but the safe haven label oversells it once you separate index behaviour from exit behaviour.