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Family First: How Intergenerational Responsibilities Influence Housing Decisions

TL;DR Housing decisions aren't just about price and location, they're also shaped by intergenerational responsibilities. Ageing parents, young children, and multi-generational needs can heavily influence where and what families choose to buy. Proximity to parents: As caregiving needs grow, living nearby reduces stress and travel time. Incentives like the Proximity Housing Grant (PHG), offering up to $30,000 for resale buyers living with or within 4km of parents or children, reinforce this trend. School considerations: Primary school registration rules prioritise distance, pushing families to secure homes near preferred schools years in advance. Multi-generational living: Co-living can ease caregiving and childcare, but it requires space, privacy, and financial readiness. Larger flats and dual-key units offer solutions, though often at higher prices. Trade-offs are real: Staying close may mean paying more or compromising on size. Moving further out may offer space but reduce convenience and eligibility for grants. Plan by life stage: The "right" home depends on whether your immediate priority is caregiving, schooling, or long-term flexibility, and whether your finances can support that choice sustainably. Bottom line: Your property should support your family's evolving responsibilities while keeping your finances and future options intact. When people talk about buying a home, it usually comes down to price, location, transport, and amenities. The usual things. But for many households, those are not the main considerations. The real constraint is family. Whether it's ageing parents, young children, or both, family dynamics aren't an afterthought. For most households, it's the main consideration.Think about it. If your parents are getting older and starting to need more frequent assistance, you'll probably want to stay close, maybe even live together. And if you have kids, you'd have to think ahead and live in proximity to your choice of school. Otherwise, your child would not even get admitted.So it's clear that intergenerational responsibilities play a huge role in housing decisions. The real question is: how will they affect your decision? In this article, we will explore: Proximity to parents Children, schools, and the geography of opportunity Multi-generational living Decide with intention Final thoughts Proximity to parentsAs parents age, the need for practical, day-to-day support grows, whether it's accompanying them to medical appointments, helping with errands, or simply being nearby in case something happens. The Ministry of Health has consistently highlighted the role of family caregivers as a key pillar of eldercare in Singapore's ageing society. Living nearby reduces caregiver strain, travel time, and response delays, all practical considerations that translate directly into housing choices.Luckily for you, staying close to family is incentivised. HDB itself offers Proximity Housing Grants (PHG) to encourage family members to stay close enough for mutual care without forcing co-living. The grant provides up to $30,000 for those buying a resale flat to live with or within 4km of their parents/child. And it's clearly working. According to HDB's Sample Household Survey 2023/24, 64.5% of younger married residents lived with or near their parents, up from 57.4% in 2018. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list ? Children, schools, and the geography of opportunityAlas, family obligations don't end with parents, it gets more complicated when you have your own kids. But if caring for parents pulls buyers towards familiar neighbourhoods, children often push them towards schools.In Singapore, proximity to schools is not just about convenience and shorter commutes, but more about the school registration system. When a primary school has more applicants than available spots, priority is given to the kid living closer to the school. Plus, under the Ministry of Education's rules, families would have to stay at the registered address for at least 2.5 years before the time of registration.This has direct implications for housing demand. Areas near well-regarded primary schools tend to see stronger price resilience and transaction activity. As a result, many people anchor their housing decisions around school zones early, sometimes even before children are born.Multi-generational livingMulti-generational living is quite common in Singapore as it can be very practical. Grandparents can help with childcare. Adult children can help keep an eye on ageing parents without travelling across town. Day-to-day support becomes easier, more natural. It's why HDB has schemes like the Multi-Generation Priority Scheme (MGPS), and why larger flat types continue to see steady demand despite higher prices.But anyone who's done it will tell you that it can also be stressful.Privacy is usually the first pain point. Different generations have different rhythms, habits, and expectations of personal space. What one person sees as being involved, another might experience as hovering. Parenting styles can clash. So can opinions about household routines, noise levels, and how shared spaces are used.That's why larger flat types like 5-room or executive flats are more popular amongst families. Simply because they allow some degree of separation. Everyone gets their own rooms, and common areas aren't cramped. However, larger homes also mean higher prices, especially in mature estates where many parents already live.This is where families often face hard choices. Do you pay more to stay together comfortably? Move further out for more space and pass up on the proximity grant? Or compromise and hope everyone adjusts?Each choice comes with its own opportunity cost and it's not something you can easily undo. If you change your mind halfway, there could be real financial consequences. So if you buy without thinking things through and realise later that you don't like your living situation, you could be stuck with that decision for years before you're able to make another move.Some families also look to dual-key properties, units that allow two separate living spaces within one property, offering more privacy while keeping family close. Of course, dual-key units aren't a perfect fix. They're priced at a premium, limited in supply, and not every layout may work for you.Ultimately, multi-generational living isn't just about fitting more people into one home. So for families considering this path, housing decisions have to be more deliberate.Decide with intentionWhen family considerations pull you in different directions, there's rarely a "perfect" home. What usually helps is reframing the decision.Instead of asking, "What's the best property I can buy?", it might be more useful to ask, "What problem is this home meant to solve for my family over the next phase of life?"If the next step for your household is to start caregiving, then staying close to parents may matter more than having a newer flat or condo facilities. But if you have young children who will start school in the next few years, you might want to secure a place near a good school early, even if it means living in a smaller home for now.In any case, nothing is permanent. Parents may be independent today but need more support later. Children will eventually outgrow neighbourhood schools. That's why you need to know your timeline and plan in steps, rather than trying to get everything right in one move.Some prioritise proximity first, then upgrade for space later. Others buy larger homes earlier, knowing they may hold them longer to avoid repeated moves. There's no single right answer. It all depends on your situation.And don't forget that you still need to consider cash flow, flexibility, and how much risk the household can comfortably take on while juggling caregiving, childcare, and work.So before you decide on anything, perhaps ask yourself these questions:How close do I realistically need to be to my parents? Not just today, but a few years from now?Is this a home meant to support multi-generational living, or just proximity?How important is school proximity, and when will it start to matter?Can my household comfortably afford the space we need, not just the space we want?How flexible is this decision if the situation changes? Is there room to adapt if parents' health, children's schooling, and work situations evolve?Final thoughtsAs it turns out, buying a home isn't just about price and location. It's also about the complexities and responsibilities within a family.When you have intergenerational responsibilities, it's important to understand how these nuances fit into your broader property picture. That's why the "right" home isn't always the biggest, newest, or most central one. It's the home that fits your family's needs.For households juggling caregiving, schooling, and finances, having a structured framework like the Property Wealth System (PWS) can be helpful. It could help you map housing decisions across different life stages, rather than just following the trend. If you're interested, you can watch this short clip below. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

5 Home Layouts Singapore Buyers No Longer Want in 2026

TL;DR New launches aren't just getting smaller: They're getting more efficient. The market is cutting "dead space", because buyers now price every square foot by usefulness, flexibility, and resale defensibility. Dual-Key Units: Less defensible post-URA strata/GFA harmonisation-extra partitions and duplicated circulation now reduce liveable efficiency, narrow resale audience, and complicate pricing. Open Kitchens: Showflat-friendly but real-life costly-odours, grease, noise, and cooling inefficiency matter more with WFH and compact layouts; buyers prefer "enclosable" solutions. Long Corridors: Previously "prestige", now "wastage"-at ~$2,000-$2,500 psf, hallways become five-figure non-performing space; buyers prioritise usable area and furniture-ready walls. Shoebox Studios: The exit is the problem-investor pool has narrowed, resale depth is thinner, and price gaps make buyers stretch to more liveable formats; 1-bedders are now fewer and larger (Often 1+Study). Oversized Balconies: Bonus-area incentives have faded-balcony area now competes directly with indoor space, and buyers increasingly reject "theoretical" outdoor sqm at premium psf. Big Pattern: Efficiency is now the foundation of sustainable ownership-layouts that protect optionality (Refinance, rent, resale, reconfigure) protect value. Bottom line: These disappearing features aren't design trends-they're market corrections. In 2026, "liveable psf" beats headline size. Singapore's new launches are getting smaller - but not in the way most people think.The shift is not about shrinking unit sizes alone. It is about shrinking inefficiency.Walk into a new launch today and compare it to one from ten years ago. The difference isn't just in price. It's in how space is designed, allocated, and justified.Features that once felt like selling points are quietly shrinking. Layouts that used to be marketed as innovative are appearing less frequently. Not because developers suddenly changed their taste - but because buyers have changed theirs.With psf prices hovering around the $2,000-$2,500 range in many projects and resale scrutiny sharper than ever, homeowners are questioning what they are really paying for. Space is no longer judged by size alone, but by usefulness, flexibility and long-term defensibility.This shift is subtle but significant. Here are five home layouts and features that are disappearing - and what their evolution tells us about how Singaporeans now think about property. Dual-Key Units That Split One Home Into Two Open-Concept Kitchens That Let Smoke Travel Long Corridors That Cost You $2,500 psf Shoebox Studios That Limit Your Exit Options Oversized Balconies That Eat Into Internal Space 1. Dual-Key Units That Split One Home Into Two Dual-key units were once positioned as the ultimate flexibility play. The concept was simple: live in one portion, rent out the other, and effectively create two living spaces under a single property title.For investors, it was viewed as a clever way to optimise ABSD exposure while generating rental income without technically owning a second property. For own-stay buyers, it was often marketed as a solution for multi-generational living or housing elderly parents while maintaining privacy under one roof.But today, dual-key units are noticeably rarer in new launches. In projects where both configurations were offered, take-up has generally trailed standard 2- and 3-bedroom layouts. In some cases, unsold dual-key stacks were even reconfigured into regular layouts - a strong signal that demand has softened rather than strengthened.Why they're fading From 1 June 2023, URA harmonised the strata area definition with Gross Floor Area (GFA), meaning areas such as air-conditioner ledges, private enclosed spaces and certain voids are included within strata calculations. Previously, developers had more flexibility to carve out space for a second entrance, kitchenette and compact annex without making the unit feel disproportionately tight on paper.Post-harmonisation, that buffer disappeared. Extra partitions now eat directly into sellable space, layouts risk feeling cramped, and pricing becomes harder to justify. When buyers are already scrutinising every square foot, duplicated circulation space feels inefficient rather than innovative. Add higher overall quantum, a narrower resale audience and rental returns that are less straightforward in today's environment, and dual-key units have simply become harder to defend.The shift: 2-bedroom + study layouts Instead of physically dividing a home, buyers now prefer flexibility within a cohesive layout. The 2-Bedroom + Study configuration offers adaptability without structural fragmentation. A study can function as a home office, convert into a nursery, serve as a guest room or evolve alongside changing family needs. Flexibility that preserves layout efficiency is increasingly favoured over permanent subdivision.2. Open-Concept Kitchens That Let Smoke Travel For nearly a decade, open kitchens were the "it" feature in new launches. They looked modern, spacious and lifestyle-forward - perfect in showflats and marketing brochures. Even today, HDB has introduced BTO White Flats with open-concept kitchens as the default configuration.However, daily living tells a more nuanced story. While open layouts continue to appear in new flats, many homeowners are retrofitting partitions or sliding doors soon after collection - a quiet but telling sign that visual openness does not always translate into long-term practicality.The gap between "showflat aesthetics" and lived reality has become harder to ignore. At $2,500 psf, homeowners are realising that a lifestyle kitchen is not a luxury if it slowly coats a $10,000 leather sofa in grease particles.Why they're fading Singaporean households cook - and not lightly. Sambal, stir-fry, fried fish, and wok hei do not sit comfortably beside a sofa placed three feet away from the hob. Smells travel, grease settles, curtains absorb odours and air-conditioning systems work harder to maintain comfort.The rise of hybrid work has amplified the issue. The home is no longer just a place to sleep; it is also an office. In a compact studio or 2-bedroom unit, a partner frying ikan bilis in the background of a Zoom call is more than an inconvenience - it is an acoustic and professional disruption. Open kitchens offer visual continuity, but very little separation.Cooling efficiency is another emerging concern. With rising energy costs and greater awareness around sustainability, cooling an entire open-plan apartment simply to keep the cooking area comfortable is increasingly seen as wasteful. Without the ability to thermally zone the kitchen, the living room air-conditioning must fight both heat and humidity generated by the hob and oven.Feedback from buyers and agents increasingly points to a preference for kitchens that can be enclosed, particularly in compact layouts where odours and noise quickly permeate the entire home. The appeal of seamless visual flow is giving way to practical considerations about ventilation, acoustic control, maintenance and long-term comfort.The shift: The enclosable kitchen Rather than choosing between fully open or fully enclosed kitchens, developers are introducing adaptable solutions. Glass sliding doors, framed partitions and galley-style glass enclosures allow homeowners to retain visual transparency while adding a physical barrier.This has effectively become the 2026 gold standard. The kitchen still feels connected to the living room, but noise, heat, and grime stay behind the glass. It offers the best of both worlds: lifestyle-forward design on Day One, and functional containment by Year Ten.Visual openness may sell units at launch. Practicality keeps homeowners satisfied over time. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list ? 3. Long Corridors That Cost You $2,500 psf Older developments often featured extended foyers, long internal hallways, and awkward circulation paths. At one time, these were seen as marks of prestige - a transitional buffer between the public living zone and the private bedrooms. A long gallery-style corridor signalled space and separation.Today, it signals cost.With property prices pushing past $2,500 per square foot, a 10-foot hallway is effectively a five-figure design decision. A corridor that holds little more than a rug can quietly cost $50,000 to $75,000 depending on its size.Beyond psf pressure lies the "quantum ceiling" reality. Many HDB upgraders operate within a tight overall budget - often around the $2.2M to $2.4M range for a 3-bedroom unit. To stay within that ceiling while psf rises, developers cannot afford dead space. If 50 sq ft goes to a corridor, something else must shrink - usually the master bedroom. Buyers have made their choice clear: they prefer the larger bedroom.Why they're fading Efficiency is no longer aesthetic; it is economic. Buyers are focused on usable area, bedroom proportions and furniture placement. Corridors are increasingly viewed as non-performing square footage.There is also a privacy paradox. Traditional layouts cluster bedrooms along a single hallway, yet do not necessarily provide meaningful separation. Modern households - including co-living arrangements or couples renting out a spare room - often prefer bedrooms split apart rather than lined up door-to-door.Wall space has also become a premium commodity. Older layouts frequently featured interrupted walls due to multiple doorways, limiting furniture options. Today's buyers study floor plans to ensure they can comfortably fit a 75-inch television or an L-shaped sofa. Long, uninterrupted walls now carry practical value.The shift: The dumbbell layout The dumbbell layout has become the modern benchmark. By placing the living room in the centre and positioning bedrooms on opposite ends, it removes unnecessary corridors while improving functional privacy.It delivers two advantages at once: higher spatial efficiency and better separation.There are cases where an 820 sq ft dumbbell unit offers as much usable living space as a 950 sq ft legacy layout. Once foyers, corridors and oversized air-conditioning ledges are accounted for, the net livable area can be comparable. Buyers are no longer looking only at headline square footage; they are evaluating what might be called the usable efficiency ratio - how much of the home truly supports daily living.Where older layouts prioritised grandeur, the 2026 layout prioritises livable psf. Efficiency is no longer a preference - it is a necessity for keeping private home ownership attainable for the middle-income households.4. Shoebox Studios That Limit Your Exit Options There was a period when 350-450 sqft "shoebox" units were aggressively built across OCR launches. They were marketed as affordable entry points, low-quantum investments and straightforward rental plays - built on the assumption of an almost infinite investor pool.For a while, the strategy worked.But that era is cooling down.Why they're fading Resale trend of 1BR vs 3BR condos (2015-2025)In 2026, resale resistance is no longer anecdotal - it is measurable. Based on internal analysis of selected OCR projects between 2015 and 2025, 1-bedroom units appreciated at roughly 3% annually, while 3-bedroom units in the same developments saw gains closer to 6-8%. Transaction patterns in selected projects also suggest that well-laid-out 3-bedroom units tend to transact faster, while compact shoebox units can remain on the market longer. The message is clear - a low-quantum entry only works if the exit remains liquid.Cooling measures have further narrowed the buyer pool. With elevated ABSD for second-property buyers and foreigners still in place, investor-led demand for ultra-compact units has thinned significantly. Most buyers today are owner-occupiers, and their priorities are different. They are not looking for the smallest possible unit; they are looking for something genuinely livable.Developers have adjusted accordingly. Instead of 40-50% of a project being made up of 1-bedders, many 2026 launches now limit them to roughly 15-20% of total units, shifting emphasis toward 2+Study and 3-bedroom layouts that tap into the deeper HDB upgrader market.There is also a growing price-gap dilemma. In several current OCR launches, 1-bedroom units have crossed the $1.1M mark, while 2-bedroom units sit closer to $1.4M. When the difference feels modest relative to the jump in utility, buyers increasingly stretch for the larger configuration.The shift: The new livable baseline The 1-bedroom that survives today looks very different from its 2016 predecessor. Pre-2022, 398-430 sq ft was common. In the 2026 cycle, the new baseline sits around 500-600 sq ft, often configured as a "1-Bedroom + Study." This allows for a proper kitchen, a functional dining zone and a dedicated WFH space, sometimes even incorporating a dual-access "Jack and Jill" bathroom.The focus has moved from maximising unit count to safeguarding resale depth. In 2026, liquidity is the most important amenity. The 1-bedroom is no longer a mass-market investment tool - it has become a smaller but more considered offering designed around livability.5. Oversized Balconies That Eat Into Internal Space There was a time when oversized balconies were heavily marketed as "outdoor living" features that extended the lifestyle appeal of a home.In reality, many became underutilised thermally inefficient extensions or decorative extensions of the living room that rarely saw meaningful use.Why they're fading The biggest structural shift came from GFA harmonisation, which fully kicked in around 2024/2025. Under the old framework, developers could receive up to 10% bonus floor area for balconies that did not count toward their main land cost but could still be sold at full psf prices. This encouraged the construction of larger balconies, which effectively "inflated" unit sizes and lowered headline psf figures.Under the new framework, all strata areas - including balconies and air-conditioner ledges - are counted as part of the Gross Floor Area. If a developer builds a massive balcony today, it directly eats into precious indoor space that could otherwise have gone towards a larger bedroom or living area. The incentive to oversize balconies has therefore diminished significantly.At the same time, psf pressure has intensified. In 2026, with OCR prices averaging around $2,300 to $2,500 psf, buyers have become extremely sensitive to perceived wastage. At $2,500 psf, 150 sq ft of balcony space represents a substantial allocation of capital. Most Singaporeans would rather allocate that $375,000 towards a study room, a larger master suite or expanded living space than a theoretical alfresco dining area they are unlikely to use regularly due to humidity.There is also the practical issue of heat. Singapore's afternoon sun has only become more intense in recent years, and many owners of older units with expansive balconies discovered that these spaces were largely unusable between late morning and early evening. Instead of becoming lifestyle extensions, they functioned more as thermal buffers.The shift: Slimmer, smarter balcony profiles The result is a move towards slimmer balcony designs, including Juliet-style configurations or the minimum 1.5m depth required by URA guidelines. These provide ventilation and functional space for laundry without compromising valuable air-conditioned square footage.In a market where every square foot carries significant cost, "less but usable" is outperforming "large but theoretical."The Bigger Pattern Across all five shifts, one conclusion is difficult to ignore: Singapore's property market has matured. Access to data, tighter policy frameworks, and higher absolute prices have collectively made buyers more disciplined.Buyers are no longer seduced by novelty or superficial space. They are evaluating layout decisions through the lens of resale depth, flexibility and long-term defensibility. Every corridor, balcony and partition is weighed against its contribution to future optionality.Layouts that preserve demand breadth tend to preserve value. Homes designed around efficiency are easier to refinance, easier to exit and easier to adapt as life stages change.The disappearing features in this article are not design accidents - they are market corrections.In 2026, efficiency is not a trend. It is the foundation of sustainable ownership. Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex. For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Resale Landed Market Watch In January 2026

Resale Land Prices stayed tepid with slower market activity in January The landed home resale market got off to a lukewarm start in January owing to the seasonal lull. Based on URA Realis caveat data, about 127 landed homes were transacted on the resale market in January 2026; with a combined transaction value came up to $787 million - compared to December (198 deals valued at $1.29 billion). Upon an analysis of each transaction and their respective gains, most landed deals were profitable. There was a higher proportion of higher priced landed homes being sold compared with the previous month due to the muted sales activity. Based on URA Realis caveat data, about 52.8% of resale landed homes sold in January were priced at $5 million and above, compared with about 44.9% in December. Meanwhile, 47.2% of the resale landed transactions were priced at below $5 million in January - declining from the 55.1% proportion in the previous month. Chart 1: Price range of private resale landed transactions in December 2025 vs January 2026Source: PropNex Research, URA Realis Overall landed home resale prices in January 2026 declined from the previous month, likely due to the seasonal lull and drop in transaction volumes. The overall landed homes resale prices declined by 7.7% month-on-month (MOM) to $1,899 psf; while prices were up by 3.1% compared to a year before. The month-on-month decline in resale landed prices was consistent across the island. Homes in the Core Central Region (CCR) and Outside Central Region (OCR) dropped by 8.2% and 2.8% MOM, respectively. Homes in the Rest of Central Region (RCR), also fell steeply by 20.1% MOM. By property type, semi-detached homes and terraces saw average prices fell by 5.5% MOM and 12.1% MOM respectively in January. (see table 1 below). Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in January 2026 Table 2: Top 3 resale landed transactions by landed property type, in terms of estimated gains*Source: PropNex Research, URA Realis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction. The gains reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs. **Annualised gain is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1 Top landed transaction with highest gains (Detached) The top performing detached home transaction and overall landed transaction for the month was for a corner detached home along Grove Drive in District 10 (Bukit Timah) that was sold for $16 million, up by $7.45 million from the last caveat lodged in March 2023 - this reflects an annualised profit of 25.6% after a short holding period of 3 years. The freehold property is situated near Holland Village and has a land area of more than 4,100 sq ft which reflects a unit price of $3,855 psf on land area. Top landed transaction with highest gains (Semi-Detached) The best-performing semi-detached transaction was for the sale of a semi-detached property in Binchang Rise in Bishan (District 20). It was sold for $8 million in January, with its last caveat being lodged in March 1999. The sale price is up by over $6.4 million from the previous caveated price, representing an annualised gain of 6.2% per year over 26 years. The freehold property is situated within the Lauw and Sons Garden landed estate and just within short walking distance to Bishan MRT station. Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along Grove Drive in Bukit Timah (District 10). The freehold property was sold for $10.5 million, reflecting an estimated gain of $7.55 million, representing an annualised gain of 6.9% per year from its last caveat lodged in January 2007, with a holding period of nearly 19 years. If you are looking for high-end homes or good class bungalows in Singapore, contact PropNex's GCB and Prestige Landed department for buying and insights on the landed residential property market.For more property research insights, join PropNex Friends today. Disclaimer:While every reasonable care is taken to ensure the accuracy of information printed or presented here, no responsibility can be accepted for any loss or inconvenience caused by any error or omission. The ideas, suggestions, general principles, examples and other information presented here are for reference and educational purposes only.This information contained herein is not in any way intended to provide investment, regulatory or legal advice or recommendations to buy, sell or lease properties or any form of property investment. PropNex shall have no liability for any loss or expense whatsoever, relating to any decisions made by the audience.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position.No part of this content December be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.All copyrights reserved.

Not Poor. Not Secure. That's ALICE In Singapore Today

TL;DR ALICE is the new "middle" many people don't name: Employed, educated, and earning "okay" on paper - yet operating with thin buffers and high fixed commitments. Definition: Asset-Limited, Income-Constrained, Employed - households that aren't poor, but are one shock away from stress. Core problem: Income supports lifestyle, but without liquid buffers, it doesn't create resilience - it becomes something you must protect. Housing paradox: Homeownership builds wealth on paper, yet tightens monthly liquidity - creating "security on paper, vulnerability in practice". Renting trade-off: More mobility, but greater volatility - repeated rent resets can prevent savings from compounding into a buffer. Why it's expanding: Essential costs (Housing, Care, Daily living) have outpaced many wage trajectories, while income gains are uneven across the distribution. Resilience filter: Buffer (Cash months), Stress-test (One income dip), Upgrade rule (Cashflow improves), Exit clarity (Holding horizon). Bottom line: ALICE isn't a dead end - it's a warning light. If income alone no longer guarantees security, resilience must be built deliberately before the next commitment locks you in. Having a job in Singapore once implied stability.Work hard. Earn steadily. Pay your bills. Security would follow.For a growing group of Singaporeans, that equation no longer holds.They are employed, often educated, firmly part of the workforce - yet financially fragile. Not poor in the conventional sense, but constantly one unexpected expense away from stress.This group is known as ALICE. In this article, we will explore: What ALICE Really Means in Singapore Income, Assets, and the Myth of Security Housing: Stability and Strain at the Same Time Renting Isn't a Simple Alternative Why the ALICE Group is Expanding Rethinking the Middle Class - A Shift, Not a Dead End What ALICE Really Means in Singapore ALICE stands for Asset-Limited, Income-Constrained, Employed - a term that originated overseas, but describes a reality that feels increasingly familiar in Singapore: households that look "okay" by income, yet feel one life event away from financial strain.ALICE households are working and contributing members of the economy. Yet despite steady employment, they operate with little financial buffer.In practical terms, they typically:Earn incomes that appear adequate on paperHold limited liquid savings after CPF contributions and fixed expensesDepend heavily on monthly cashflowLack sufficient reserves to absorb unexpected shocksThey do not qualify as poor. They fall outside most assistance thresholds and appear self-sufficient.Their stability depends on continuity - as long as income flows uninterrupted and no major disruption occurs.They are not poor.They are not secure.Income, Assets, and the Myth of Security Singapore places strong emphasis on income growth, and the numbers reflect that. Recent SingStat data shows median monthly household income from work (including employer CPF contributions) has crossed the $12,000 mark - a clear sign of upward movement.Yet income growth alone does not guarantee security. In a property-led economy, housing values have risen faster than wages, and higher earnings often come with heavier commitments - mortgages, insurance, and family responsibilities that absorb much of the gain.Salaries increasingly service costs rather than build resilience.Income supports lifestyle. Assets provide resilience.Without buffers, income becomes something to protect - not something that protects you.Source: SingStatIncomes have risen across housing types. But the spread also reveals a structural divide: higher-income households are concentrated in private property, while lower-income households cluster in smaller HDB flats.Income and asset ownership are linked - yet rising earnings do not automatically translate into resilience as commitments and entry prices climb.Housing: Stability and Strain at the Same Time Consider a 32-year-old dual-income couple buying their first flat today: higher entry prices and a 25-30 year mortgage mean equity may grow, but monthly liquidity tightens from day one. After CPF deductions, loan repayments, and renovation outlay, their real bottleneck is spare cash - not headline income.Homeownership has long been a cornerstone of financial security in Singapore.But access to that security has shifted across generations.Earlier cohorts entered the market at lower price points and accumulated equity more quickly. Younger buyers today face higher entry prices, later starts, and longer mortgage tenures.For ALICE households, this makes housing both stabiliser and pressure point.Decades-long loans, fixed repayments, renovation costs, and ongoing maintenance leave little flexibility. Wealth may accumulate on paper, but liquidity remains tight.A household can own a valuable property - yet struggle to free up cash in a crisis.The paradox is clear:Asset ownership without flexibility.Security on paper, vulnerability in practice. Before committing to a major housing decision, consider this resilience filter:Buffer: Maintain several months of essential expenses in liquid cash (not CPF).Stress-test: Ensure instalments remain manageable if one income drops temporarily.Upgrade rule: Move only when cashflow improves and buffers remain intact.Exit clarity: Understand likely holding period and resale realities before locking in.Renting Isn't a Simple Alternative Renting avoids long-term debt and offers mobility. But it introduces a different risk profile.Without equity accumulation, renters remain exposed to rising rents and recurring lease renewals. Each reset brings uncertainty - about affordability, location, and continuity.Years of rent payments provide shelter, but they do not build a financial buffer.For ALICE households, renting often means trading fixed obligations for volatility. Flexibility comes at the cost of predictability.That said, renting can make sense at certain life stages - when rebuilding savings, navigating career mobility, or preserving optionality before a major commitment.Whether owning or renting, financial risk remains - it simply takes different forms.Why the ALICE Group is Expanding The growth of ALICE households is not primarily about poor financial discipline.It is structural. It reflects asset-price dynamics, demographic shifts, and rising fixed-cost obligations - not simply personal budgeting choices.Living costs in essential areas - housing, transport, food, care - have outpaced wage progression for many roles. Childcare, healthcare, and eldercare impose sustained pressure on household budgets.Source: SingStatRecent income data shows that gains are unevenly distributed. While the median has increased, higher percentiles have advanced more sharply in absolute terms. This divergence means that households around the middle move forward more slowly relative to the top - reinforcing why financial pressure can persist even in a rising-income environment.Rethinking the Middle Class - A Shift, Not a Dead End Traditionally, being "middle class" implied resilience - not wealth, but the ability to absorb setbacks without long-term damage.Today, that definition is under strain.When a fully employed household remains one shock away from stress, the line between coping and being secure becomes thin.ALICE is no longer marginal. It sits within the modern middle - visible everywhere, yet rarely named.But acknowledging fragility is not the same as declaring defeat.If income alone is insufficient, stability must be built deliberately - by converting income into buffers and long-term assets. That begins with clarity: understanding your numbers, stress-testing decisions, and aligning property moves with long-term wealth plans.For households seeking deeping clarity, our upcoming Property Wealth System Masterclass offers a structured framework on market cycles, affordability, loan planning, upgrade pathways, and risk management - helping you make more intentional property decisions.The environment is tougher than it once was - but it is not immovable. Singapore's homeownership frameworks, CPF structure, and long-term asset model still provide pathways for accumulation.The middle class is not disappearing.It is evolving.Not poor does not automatically mean secure - but neither does ALICE mean stuck.ALICE isn't a label to fear - it is a signal to build resilience deliberately, before the next decision locks you in.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Resale Condo Market Watch in January 2026

Muted resale condo market in January amid seasonal lullSales momentum in the overall property market cooled down in January, including the resale condo market. About 677 condo units worth $1.38 billion was resold during the month - compared with the 871 resale transactions valued at $1.68 billion transacted in December.The resale condo market started 2026 on a softer footing, reflecting the typical slowdown following the year-end festive period. New home sales similarly moderated, with under 500 units sold, largely due to the absence of significant new project launches at the start of the year. In January, resales accounted for nearly 39% of non-landed transactions, while new sale deals accounted for slightly more than half of transactions (57.5%, see Chart 1).Chart 1: Proportion of private non-landed transactions (excl. EC) by sale type by monthSource: PropNex Research, URA Realis With the drop in new launch activity during the month, the average unit price of new non-landed homes moderated. The average new sales price inched up by 1% month-on-month (MOM) to $2,659 psf in January, while the average resale unit price grew by 1.4% MOM. As such, the new sale and resale price gap declined from 47.5% in December (see Chart 2), to 47% in January. Chart 2: New sale and Resale Price gap of non-landed homes (overall) by monthSource: PropNex Research, URA Realis Improving gains amongst resale transactionsIn terms of profitability, resale condo units transacted in January saw slightly lower gains compared with the previous month. Analysing the profits reaped by resale non-landed private homes in December 2025 and January 2026, it was found that resale condo deals in January garnered smaller profits. The proportion of loss-making transactions was marginally lower in January 2026 over the previous month. The resale profit analysis involves computing gains achieved for the units by matching the condo resale transactions in December against their respective previous purchase price, according to caveats lodged. The study showed that 13.1% of resale condo transactions (112 deals) in January made more than $1 million in profits, a smaller proportion to December (14.1%). Of these million-dollar profit-making deals, the deals are evenly distributed amongst the three market segments, 33.7% in the Rest of Central Region (RCR), 31.3% in the Core Central Region (CCR) homes and 34.9% in the Outside Central Region (OCR). Loss-making deals in January accounted for 5.1% of transactions, similar to the proportion of loss-making deals (5.2%) in December (see Chart 3). Chart 3: Proportion of profit quantum of resale non-landed transactions (December 2025 vs January 2026)Source: PropNex Research, URA Realis The average profit was subsequently computed on a project basis. To minimise sampling errors, resale condominium projects that posted fewer than three transactions during the month are excluded from the study. Based on URA Realis caveat data analysed by PropNex Research, the most profitable condo in the CCR, was Glentrees in District 10, which pulled in an average profit of $1.56 million across three transactions in January. Glentrees was also the overall best performing project in terms of average profit quantum in January. In the RCR, the most profitable condo development in January was Costa Rhu, a project located in District 15, which achieved an average profit of $1.1 million, across three transactions. In the heartlands or Outside Central Region (OCR), the most profitable project was Clavon in District 5 which garnered an average profit of nearly $873,000 across four transactions. Top Resale Condo projects^ in terms of average gross profit* by region (January 2026)Project NameNo. of transactionsAverage Profit Gained ($)Average Annualized Profit (%)#Year completedDistrictCCRGLENTREES3$1,561,8004.6%200510PATERSON SUITES4$493,2771.5%20109D'LEEDON5$408,5141.9%201410RCRCOSTA RHU6$1,108,9354.0%199715COTE D'AZUR3$868,5034.3%200415PARC ESTA4$711,7506.4%202214OCRCLAVON3$872,9636.8%20245THE PANORAMA3$807,7275.6%201720PARC CLEMATIS3$742,2967.0%20235Source: PropNex Research, URA Realis^projects with fewer than 3 transactions in the month are excluded from this analysis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis Going by districts, resale homes in District 21 (Upper Bukit Timah, Clementi) raked in the highest profits on quantum basis, with transactions reaping average gains of over $1.02 million per deal. In terms of annualised gains, resale homes in District 5 (Clementi, Pasir Panjang, West Coast) enjoyed an average annualised profit of 4.3% per deal. Top 10 Resale Condo districts^ in terms of average gross profit* (January 2026)DistrictNo. of transactions**Average Gains ($)Average Annualised Gains (%)#D2118$984,5434.0%D1036$876,9702.6%D1115$812,3883.3%D2017$709,7034.2%D939$642,4601.8%D1557$617,7983.6%D542$577,4574.3%D266$566,8003.9%D334$535,4073.2%D1637$532,3133.8%Source: PropNex Research, URA Realis^Districts with fewer than 5 transactions during the month were excluded from this analysis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis**Resale units with no available last caveated transaction data are excluded from this analysis Analysing individual transactions by gross profit quantum, it was found that the top five gainers from each region ranged from $1.6 million to $5.6 million. The units which chalked up bigger gains were mostly sizeable large format condos that are more than 1,300 sq ft in size, and consisted mostly of older projects built in the 1980s to early 2000s. The respective holding periods for the most profitable resale properties were mostly beyond 18 years - the oldest being a unit held for nearly 30 years. Top 5 Resale Condo transactions in January 2026 by gross profit by regionSource: PropNex Research, URA Realis*Gains are derived from the resale transaction for each unit against the unit's last caveated transaction; the average profit is determined on the profits of all resale transactions in the development which occurred during the month. The profit reflected is gross - it has not accounted for the applicable seller's stamp duties, interest payable, taxes and other relevant divestment costs.#Annualised Gains is the compounded annual rate of return which shows the rate of return over the time period between the point of resale and the property's last caveated transaction, expressed in annual percentage terms. The formula for determining this is simply: [(current resale price) / (purchase price)] time period in years-1Analysis was done based on available data from URA Realis**Resale units with no available last caveated transaction data are excluded from this analysis It was found that the overall most profitable transaction and top gainer in the CCR was for a 13th floor unit at The Marq on Paterson Hill. It was resold for an estimated profit of nearly $5.6 million, reflecting an annualised profit of 0.9%. Based on URA Realis caveat data, the 6,232-sq ft unit was first bought in July 2007 and subsequently resold for $37 million in January 2026, with a holding period of nearly 20 years. The freehold project within the Orchard area and was built in 2011. The project is situated within walking distance to the Orchard Road shopping belt.The top gainer in the RCR in terms of gross profit was for unit transacted at Maple Woods in District 21, which fetched a gross profit of $3.52 million (annualised profit of 4.6%), based on caveats lodged. The 2,917-sq ft 6th floor unit was sold for $6.2 million, with a holding period of close to 30 years. The freehold project located in Bukit Timah was built in 1997 and situated within close proximity to King Albert Park MRT station.Over in the OCR, the top gainer in January was a 5th floor unit located in The Lucent in District 15. The 2,422-sq ft unit was sold for $3.35 million, achieving an estimated profit of $1.9 million - which reflects an annualised profit of 5.1% over a holding period of nearly 17 years. The boutique condo development in Marine Parade was built in 2011, and it is a stone throw away from the Marine Parade MRT station along the Thomson East Coast Line (TEL).Amid lowering interest rates and rising new launch prices, condo resellers may stand to benefit as some homebuyers may find themselves priced out of the new launch market and could consider options in the resale segment.

January's New Private Home Sales Signal Steady Start to 2026; Demand for New Executive Condominiums Holds Up

16 February 2026, Singapore - Developers' sales rebounded in January led by select new project launches during the month. New home sales came in at 466 units (ex. Executive Condominiums), more than doubling the 197 new units transacted in December 2025. This is also the highest new sales tally in three months, reflecting a return of homebuying interest after the year-end lull. On a year-on-year basis, new home sales were significantly lower by 57% from the 1,083 units shifted in January 2025 where projects such as The Orie and Bagnall Haus had boosted transactions then.The two private residential projects that were launched during the month - Newport Residences and Narra Residences - collectively accounted for 54.5% (or 254 units) of January's sales. Developers launched 786 new private homes (ex. EC) in January, up sharply from 52 new units placed for sale in December. Meanwhile, an EC project Coastal Cabana which was also put on the market in January achieved healthy sales as demand for such public-private hybrid housing type continues to be resilient.Source: PropNex Research, URA (16 February 2026)New home sales in January were led by the Outside Central Region (OCR), where 183 units (ex. EC) were sold - marking a 173% increase from 67 units shifted in the previous month. Transactions were spearheaded by the 540-unit Narra Residences in Dairy Farm Walk which moved 122 units at a median price of $2,148 psf. The OCR is expected to see heightened market activities in the coming months with several high-profile projects lined up in 2026. These include: Pinery Residences, part of a mixed-use development in Tampines; the first private condo launches in new precincts in Bayshore and Tengah namely Vela Bay and Tengah Garden Residences, respectively; and Lentor Garden Residences. Over in the Core Central Region (CCR), developers sold 162 new units with sales driven by freehold development Newport Residences which sold 132 out of its 246 units at a median price of $3,070 psf when it was launched in January. It reflects a continuation of the buying interest in new prime residential stock, following the strong rebound in CCR developers' sales in 2025. The upcoming launch of 455-unit River Modern - which is well-located near to the Great World MRT station and various amenities - is expected to benefit from this sustained interest. January's CCR sales is markedly higher than the 20 units sold in December and 30 units shifted in November. Without fresh projects being launched in the Rest of Central Region (RCR), homebuyers dipped into existing launches which transacted 121 new units in January, slightly higher than the 110 units sold in the previous month. The projects which drove RCR sales in January included Grand Dunman which moved 17 units at a median price of $2,475 psf, The Continuum which sold 16 units at a median price of $2,826 psf, One Marina Gardens which transacted 13 units at a median price of $3,013 psf, and Bloomsbury Residences which saw 11 units changed hands at a median price of $2,536 psf. Previously launched projects in the city-fringe are expected to continue to pare down on unsold units as prospective buyers will likely revisit existing launches, in view of the relatively tighter supply pipeline in the RCR in 2026. In the EC segment, sales surged to 524 units in January from 37 units in December, thanks to the launched of the 748-unit Coastal Cabana EC during the month. Coastal Cabana EC - the first EC launch in Pasir Ris since 2013 - transacted 504 units at a median price of $1,790 psf. New EC sales will likely experience periodic surges in 2026, driven by fresh supply from multiple upcoming launches. The next EC launch will be the 572-unit Rivelle Tampines in Tampines Street 95 which is near the future Pinery Mall, as well as the existing Tampines West MRT station on the Downtown Line. Ms Wong Siew Ying, Head of Research and Content, PropNex Realty said:"New home sales climbed to a three-month high in January, pointing to renewed homebuying interest after the year-end slowdown in transactions as new launches come on the market. The relatively encouraging showing was underpinned by the successful launch of Newport Residences in the CCR, alongside stable take-up at Narra Residences in the OCR. We think this is a positive start to developers' sales in 2026, reflecting buyer engagement in both the prime and mass-market segments. With the Lunar New Year festivities in February, and no major project launches lined up, new private home sales may be relatively muted this month. However, market activity should pick up from March with projects such as River Modern in River Valley Green in the CCR set to be launched. We expect the project in District 9 could be well-received owing to its attractive location near the Great World MRT station, Great World mall, River Valley Primary School, Kim Seng Park, the Singapore River, and Orchard Road. Its offering of relatively spacious units with efficient layout across two- to four bedder types could also appeal to a wide buyer base, including young families and HDB upgraders. In addition, our optimism for the CCR segment also stems from the healthy transactions at Newport Residences which garnered a take-up rate of 57% during its launch weekend. This potentially indicates a carry-over of sales momentum from 2025 when developers' sales in the CCR reached a four-year high, supported by competitive pricing, an increase in CCR launch supply, and a more moderate interest-rate environment that had helped to underpin demand. Meanwhile, Narra Residences sold 23% of its units in January - garnering stable sales in a locale which tends to see more measured take-up at launch, with transactions typically paced out over the subsequent months. While many launches in 2025 recorded strong take-up rates upwards of 50% during the launch weekend, it is important to note that such a performance should not be seen as the norm. A more measured pace of sales at the launch weekend is not unusual and can, at times, be constructive as it may give developers greater pricing flexibility over time, allowing them to respond to evolving market conditions, particularly as more projects enter the market. We expect the OCR to be lively in 2026 with several attractive launches potentially lined up including in Bayshore, Tengah, Lentor, Chuan Grove, and Lakeside Drive. Based on caveats lodged, about 67% of new non-landed private homes (ex. EC) sold in January were priced at below $2.5 million, extending the 'quantum play' strategy seen in 2025, as developers continue to calibrate pricing to keep within the budget range of prospective buyers. Additionally, we note that the proportion of new condos purchased by foreigners (non-PR) remained low in January despite a new project being launched in the CCR during the month. Nearly 2% of the new non-landed private homes (ex. EC) sold in January were purchased by foreign buyers (NPR), up marginally from 1.7% in December. The 2% proportion of sales by foreigners (NPR) in January is equivalent to nine units in absolute terms, reflecting sales at Newport Residences (four units), Upperhouse at Orchard Boulevard (two units), as well as The Sen, Aurea and One Marina Gardens (one each). Meanwhile, Singaporeans and Singapore PRs accounted for 87% and 11% of the new non-landed private home sales (ex. EC) in the month, respectively, as per URA Realis caveat data (retrieved on 16 February 2026). With the punitive additional buyer's stamp duty rate of 60% for foreigners still in place, we expect the local market to continue to dominate private home sales this year. For 2026, we expect that developers' sales could hover at around 9,000 units (ex. EC), amid a slightly tighter launch pipeline. In January, new EC project Coastal Cabana booked healthy sales with more than 67% of its units taken up - reflecting resilient underlying demand for such housing type among first-time homebuyers and HDB upgraders. The relative affordability of new ECs against other private condo launches remains a key driver of buying interest. According to caveats lodged, the median transacted unit price of new EC units was $1,788 psf in January, about 17% lower than the $2,164 psf for new 99-year leasehold, non-landed private homes in the OCR. With another EC project Rivelle Tampines estimated to be launched in the coming months and possibly three others later in the year, the EC segment is expected to perform well in 2026."

If You Don't Have a Stable Job, Would You Dare to Buy a Home?

TL;DR Job insecurity is reshaping homeownership decisions. When income feels unpredictable, committing to a 20-30 year mortgage becomes psychologically and financially harder. Career stability has changed: Job-hopping, contract roles, freelancing and restructuring fears mean fewer Singaporeans feel confident about long-term income security. Lenders assess risk differently: Variable or contract income often faces "haircuts", tighter borrowing limits, and closer scrutiny during loan approval. Emergency funds compete with down payments: When income isn't guaranteed, savings are often reserved for survival rather than property entry. Preparation reduces hesitation: Building a 6-12 month buffer, documenting income consistency, leveraging grants, and starting smaller can make ownership more manageable. Waiting carries its own risk: Delaying until you feel "fully secure" may mean missing market windows, policy shifts, or gradual price movements. Bottom line: Homeownership isn't about eliminating uncertainty - it's about understanding your risk tolerance, structuring prudently, and moving forward with clarity rather than fear. It's a simple question, but think about it for a moment.If your income isn't predictable or if there's a chance you might get laid off in the next year or two, would you still commit to a 20-year mortgage?For most people, the honest answer is no. And that hesitation says a lot about how job security has become an increasing barrier to homeownership. Let's dive straight into it. In this article, we will explore: Job security isn't what it used to be How job security affects homeownership So what can you do? So... do you dare? Job security isn't what it used to be Decades ago, the career sequence was clear: get a full-time job, get promoted once in a while, stay in the same company until you retire, then collect your pension. All while having confidence you could pay your mortgage every single month.Well... those days are long gone.Nowadays, staying in the same job for 20 years is rare. Job-hopping is the new normal. One by one, familiar faces disappear, until you suddenly realise the entire team is made up of new people within just a few years.In fact, according to the 2026 Global Talent Barometer report, which surveyed 515 workers in Singapore between September and October 2025, 73% of Singaporean employees were actively exploring new job opportunities, even though most plan to stay with their current employer for now.It's not that people love updating their LinkedIn and JobStreet profile every other year. It's that they face burnout, the fear of being replaced by AI, and the very real risk of getting caught in the next round of corporate restructuring. Freelance and project-based contracts are also far more common now. And while the pay can look good on paper, there are risks too. Lose a client or a project = lose your income. There's no notice period, no severance package, no guarantee the next gig comes in time.There are systemic issues in our current job market. When 46% of Singaporean workers say they don't feel secure in their jobs for the next six months, it's a real problem.How job security affects homeownership At its core, buying a home is a long-term financial commitment. In Singapore, typical housing loans stretch 20 to 30 years, not to mention the significant down payment. So it's natural to put off such a big purchase if you're unsure you can keep up.Plenty of studies have confirmed that employment insecurity can delay or reduce the probability of entering homeownership. In plain terms: if people fear losing income or can't predict their next paycheque, they're more likely to postpone buying a home, even if prices or mortgage rates are favourable. That's also because frequent job changes or short employment history can lead to tighter borrowing limits.Essentially, banks and financial institutions want to make sure you can manage your mortgage in the long run. And although government subsidies and CPF help many people get past the down payment hurdle, lenders still assess your employment history and contract duration.Self-employed, contract, or variable income earners often face additional scrutiny and "haircuts" to their income. This means lenders count a reduced portion of that income when calculating how much you can borrow. And the less you can borrow, the bigger the down payment.On top of that, for those who don't have job security, emergency funds are usually reserved for worst-case scenarios: covering daily expenses if a contract ends, a client disappears, or they get laid off. It would be hard to justify diverting any of that toward a down payment or mortgage repayment.So what can you do? Don't give up hope just yet. You don't have to live with your parents or rent forever, but you do need a good strategy. 1. Build a "rainy day" buffer Lenders look at your Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR) and so should you. Having 6-12 months of savings helps you weather layoffs or income gaps without missing mortgage payments. This cushion also boosts your mortgage application strength. Of course, this doesn't mean you'll automatically get rejected. It could also mean a smaller loan or a higher interest rate.But beyond loan approval, it will also give you a peace of mind if you know you can handle your mortgage comfortably.2. Strengthen your employment profile Banks prefer predictable income streams. If you're freelancing or on short contracts:Document consistent earnings over 2 years.Consider longer retainer contracts with clients where possible.Get multiple income streamsMost lenders will still apply an income haircut for variable income, but anything you can do to make your earnings look stable on paper improves borrowing margins.3. Leverage government support Even if you're self-employed or in contract work, housing grants and CPF financing options still apply. These things exist to help Singaporeans own homes, so use them to your advantage.4. Consider co-ownership Buying a home doesn't have to be a solo mission. Purchasing with a spouse, partner, sibling, or even a parent can make a huge difference to affordability and loan approval. A second income helps strengthen your borrowing power and spreads out the risk. And if one person's income dips, the household doesn't immediately come under pressure.5. Start small You don't have to buy your "forever home" right away. Starting with a smaller or more modest property lowers your financial exposure and monthly commitment, which matters a lot when income isn't guaranteed. Think of it as getting your foot in the door. As your career stabilises and income becomes more predictable, you can always upgrade later. It's more important to seize the moment and just start, rather than wait around until you're "ready". Think of it as your starting position, not your end goal. So... do you dare? If you don't have job security, the hesitation to buy a home isn't irrational. It's completely natural. A 20- or 30-year mortgage is a long promise to make when your income doesn't feel guaranteed, and pretending otherwise doesn't help anyone.But there's another risk that doesn't get talked about as much: waiting until you feel completely "ready."Most people never wake up one day feeling 100% secure. Jobs change. Industries evolve. Life happens. And while you're waiting for the perfect moment, prices move, policies shift, and opportunities quietly pass by. What starts as "I'll wait one more year" can easily turn into five.Buying a home today isn't about eliminating uncertainty. It's about understanding how much risk you can realistically take on, and structuring your decisions so they don't derail your life if things don't go perfectly.For those who feel stuck between wanting to move forward and not wanting to make a mistake, it may help to hear how market conditions, policies and financing realities are shaping up in the near future. If you're seeking clarity, join us at our upcoming Consumer Empowerment Seminar (CES) on 28 February, where you can hear the full breakdown of what lies ahead and what different buyer profiles should realistically be considering.You don't have to make any decisions yet. Sometimes, the smartest first step is simply to get the right perspective before deciding when, or whether, to move.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Living With Friends Like FRIENDS: Does It Work in Real Life?

TL;DR Living with friends has shifted from a sitcom fantasy to a financial strategy. Rising housing costs and delayed life milestones have turned shared living into a practical choice - but property decisions introduce risks that friendships alone cannot absorb. Co-living and co-buying are not the same: Renting together prioritises flexibility, while buying together creates long-term financial and legal entanglement. Money changes dynamics fast: Differences in income, savings, and risk tolerance often surface only after commitments are locked in. Life timelines rarely stay aligned: Careers, relationships, and priorities evolve faster than property structures can adapt. Exit planning is the biggest blind spot: Without clear ownership structures and exit frameworks, selling or moving on can strain - or end - friendships. CPF adds irreversible consequences: Shared ownership can delay future housing options and complicate long-term financial planning. Bottom line: Living with friends can work when flexibility is preserved - but buying together demands structure, legal clarity, and honest conversations long before emotions get involved. "So no one told you life was gonna be this way."For an entire generation, that opening line from FRIENDS felt uncannily accurate - and nowhere more so than in how we imagined adult life would unfold. Adulting, as the show suggested, meant sharing life (and rent) with close friends. Doors were always open. Conversations stretched late into the night. Familiar faces were always around, offering comfort, laughter, and a sense of belonging.It wasn't just entertainment - it quietly shaped expectations. FRIENDS framed living with friends as a natural progression of adulthood rather than a temporary compromise, turning the home into a constant social hub where friendships thrived by default.Fast forward to today, and that ideal is resurfacing - but under very different circumstances.Today, living with friends is no longer just a lifestyle choice - it's increasingly a financial strategy. And that changes everything.As housing costs rise and life paths become less linear, living with friends has shifted from a nostalgic fantasy to a practical housing strategy, whether through co-living arrangements or even buying a home together.The question is no longer whether living with friends sounds appealing.It's whether it actually works once real estate, money, and long-term commitments enter the picture. To answer that, this article breaks down the reality of living with friends through seven key topics: The FRIENDS Apartment: A Fantasy Built on Space and Stability Why Living With Friends Is Making a Comeback Co-Living vs Co-Buying: Similar Setups, Very Different Risks When Money Enters the Friendship Equation The Alignment Problem: Life Changes Faster Than Property The Exit Question Most People Avoid So, Does Living With Friends Like FRIENDS Actually Work? The FRIENDS Apartment: A Fantasy Built on Space and Stability The apartment at the heart of FRIENDS was more than a backdrop. It was a social anchor - spacious, central, and stable. Friends lived close by, routines were predictable, and housing never felt like a source of stress.In reality, that environment was made possible by conditions most homeowners and renters today do not enjoy. Space was generous relative to income. Housing commitments felt flexible. And crucially, the show never had to deal with the long-term consequences of real property decisions.What played out as a lifestyle choice on screen is, today, often driven by financial necessity.Why Living With Friends Is Making a Comeback Rising property prices, delayed marriage, and longer periods of financial building have reshaped how young adults approach housing. The traditional progression - move out, buy solo, settle down - no longer align neatly with how careers and finances actually unfold. Living with friends has therefore emerged as an appealing middle ground: more autonomy than living with family, yet significantly more cost-efficient than living alone. Beyond pure affordability, there's also a psychological and emotional dimension at play. Sharing a home with people you trust can soften the pressures of demanding jobs and rising living costs, while shared responsibility makes both financial and emotional burdens feel more manageable.For many, this choice isn't about recreating a sitcom fantasy or clinging to nostalgia. It's about buying time - to build savings, gain career clarity, and make more deliberate long-term decisions.Seen through this lens, living with friends is less a step backwards than a pragmatic response to today's housing realities and shifting supply in the HDB market.Co-Living vs Co-Buying: Similar Setups, Very Different Risks Living with friends can take very different forms, and the distinction matters far more than most people initially realise. Co-living arrangements, where friends rent a home together, prioritise flexibility above all else. Commitments are typically shorter, exits are comparatively straightforward, and the arrangement is largely driven by lifestyle compatibility rather than long-term financial alignment.In practice, this often means renting individual rooms in larger HDB flats or private apartments, with typical leases running 12 to 24 months and rents that can fluctuate sharply depending on location and market conditions. For many young singles, sharing space is less about preference and more about absorbing rental pressure collectively.Co-buying, however, introduces an entirely different set of stakes. Buying a property together transforms a personal relationship into a formal financial partnership. Decisions around mortgages, equity contributions, loan servicing, renovations, and eventual resale are no longer individual choices - they become shared responsibilities with legal and financial consequences.In the Singapore context, this also means CPF entanglement. Most buyers will be using their CPF Ordinary Account, and when the property is eventually sold, the principal amount plus accrued interest must be refunded. This accrued interest reflects the 2.5% annual interest you would have earned if the funds had remained in your CPF Ordinary Account, with funds tied up and future housing options delayed, affecting your ability to optimise your wealth for retirement. If the property hasn't appreciated sufficiently, one party may find themselves 'in the red', with CPF funds tied up and future housing options - such as a BTO with a partner - delayed or compromised.What often catches buyers off guard is that co-buying assumes long-term alignment. It assumes that incomes will grow at similar rates, that risk tolerance will remain comparable, and that life timelines - upgrading, relocating, or settling down - will continue to move in sync.In Singapore, there is also an opportunity cost. Buying a private property with a friend today means being disqualified from applying for a BTO for 30 months after selling that interest. You're not just sharing a home; you're potentially postponing your future family home by years - a layer of consequence that sitcom characters never had to consider.While both models involve shared space, only one involves shared ownership. And once ownership enters the equation, flexibility narrows, exits become complex, and you may find yourself in a lifestyle lock-in that is difficult to reverse.When Money Enters the Friendship Equation Few things reshape household dynamics faster than money. Friends may start out with similar intentions, but differences in income, savings, and risk tolerance tend to surface quickly once real bills and long-term commitments are involved. What begins as a shared vision can soon give way to practical questions: Who contributes more to the monthly payments? Are expenses split evenly, or proportionately? How are renovation costs, furnishings, and ongoing maintenance funded?Tension often arises not because these questions are unreasonable, but because they are deeply personal. A higher earner may feel overburdened. A lower earner may feel guilty or exposed. Even small day-to-day decisions - utilities usage, home upgrades, or lifestyle spending - can start to feel transactional when financial contributions are unequal.In theory, these issues can be managed through open conversations and clear agreements. In practice, they are frequently avoided until a stress point is reached, such as job loss, unexpected expenses, or a desire to upgrade. At that stage, financial imbalance does not just affect budgets - it affects perceptions of fairness, commitment, and control.Friendships are often forgiving when it comes to emotional differences. Property arrangements, however, are far less tolerant. Once money is involved, goodwill alone is rarely enough to sustain long-term harmony.The Alignment Problem: Life Changes Faster Than Property Property assumes stability. Young adulthood rarely offers it. Careers evolve. Relationships change. Opportunities arise overseas. What feels aligned at the point of purchase may diverge within a few years. Even when people start out on seemingly similar paths, personal dynamics can shift in ways that property arrangements are ill-equipped to absorb, especially when choosing between permanence and flexibility in a changing market.We've seen this play out among young professionals and creators.Consider a common and familiar scenario. A group of four friends or colleagues move into a flat together, drawn by the idea of shared costs and the excitement of building something together. The flat doubles as both a home and a base for a joint business venture. At first, the lines feel comfortably blurred-work spills into the living room, ideas are exchanged over dinner, and the shared space reinforces a sense of collective momentum.The dynamic changes when two of the flatmates enter a romantic relationship.What was once neutral common space no longer feels neutral. Decisions begin to be discussed privately before they are shared collectively. The couple, often unintentionally, starts to operate as a unit - creating a subtle but powerful imbalance within the household. For the remaining flatmate or flatmates, there's a growing sense of being the 'odd one out', both socially and professionally.In a domestic setting, these shifts are magnified. Disagreements over business direction begin to feel personal. Questions around brand equity, ownership, and contribution are harder to separate from emotions when they are debated at the kitchen table rather than in a formal meeting room. Professional boundaries erode, personal favouritism is suspected, and trust slowly weakens.When one person is ready to step back, restructure, or move on, tension follows. Property does not adjust easily to shifting life priorities, and shared ownership - or even long-term co-living - magnifies the impact of misalignment. What began as a practical and exciting arrangement can unravel quickly, not because the individuals were ill-intentioned, but because the structure was never designed to withstand overlapping friendships, relationships, and financial stakes.This is often where well-intentioned co-living or co-buying arrangements begin to strain.The Exit Question Most People Avoid The hardest part of living or buying with friends is rarely the beginning. It's the exit. At the start, optimism tends to carry the arrangement forward. Everyone assumes they will "figure it out later". But property decisions are not easily reversible, and when circumstances change, unanswered questions surface quickly. Who buys whom out? How is the valuation calculated? And what happens if one person simply isn't ready to let go?In Singapore, these questions are further complicated by legal and ownership structures. Friends who choose Joint Tenancy may not fully realise that the Right of Survivorship applies - meaning if one party passes away, their share automatically goes to the other owner. For many families, the idea that a CPF-funded asset could bypass next of kin in favour of a flatmate is deeply uncomfortable.This is why, in most cases, Tenancy-in-Common is the more appropriate structure for friends. It allows each party's share to be clearly defined and passed on according to their will, offering greater protection and clarity should circumstances change.Problems arise when exit expectations were never aligned. One party may be emotionally attached to the home, while another views it purely as an asset. One may be ready to sell and unlock capital, while another simply cannot afford to move. In these moments, what feels like a personal decision becomes a collective constraint.The lack of a clear exit framework also places strain on communication. Conversations about money, timelines, and ownership feel heavier when they are entangled with friendship. Delays become awkward. Avoidance sets in. Resentment builds - not because anyone intended harm, but because no one wanted to confront uncomfortable scenarios early on.Without clear exit plans, friendships can become collateral damage - not because the relationship failed, but because the structure supporting it was never designed to handle change. Real estate does not end friendships; unclear exits do.So, Does Living With Friends Like FRIENDS Actually Work? The answer is nuanced. Living with friends can work - particularly for those who value flexibility, are clear about timelines, and are renting rather than buying. It suits people who see this arrangement as a season, not a forever plan.Buying with friends requires far more caution. It works best for those with aligned financial capacity, similar life horizons, and the discipline to formalise agreements before emotions enter the equation.What rarely works is relying on optimism alone.Before moving in or buying together, friends need to be clear on three things: how money is split, how decisions are made, and how each person exits if life changes.The FRIENDS model promised effortless togetherness. Real life demands structure, planning, and honest conversations.In today's housing market, the goal isn't to recreate a sitcom.It's to make housing decisions that protect both your financial future and the friendships that matter most.In the Singapore context, a handshake agreement is no match for a shareholders' agreement when your CPF is on the line.Views expressed in this article belong to the writer(s) and do not reflect PropNex's position. No part of this content may be reproduced, distributed, transmitted, displayed, published, or broadcast in any form or by any means without the prior written consent of PropNex.For permission to use, reproduce, or distribute any content, please contact the Corporate Communications department. PropNex reserves the right to modify or update this disclaimer at any time without prior notice.

Tanjong Rhu To Receive First Large Condo Project In Over Two Decades

As the river bends into a gentle curve, Tanjong Rhu sits with unhurried grace, offering residents a waterfront lifestyle defined by openness and calm-where the city loosens its grip and life settles into an easy, unforced rhythm. Nestled along the Kallang Basin, the Tanjong Rhu neighbourhood is known for its sweeping waterfront views and convenient city-fringe location. However, major new private residential developments in the area have been few and far between, with no mid-sized to large condominium launches for many years.Buyers seeking out their dream home in this neighbourhood are in luck, as a new condo project is set to hit the market in Tanjong Rhu for the first time in decades. It will be located on a government land sale site that was launched for sale in 2025 - the first private residential GLS site rolled out in the area since 1997.The Tanjong Rhu Road plot - which could yield an estimated 525 homes - garnered five bids from developers upon tender close on 5 February 2026. The top bid of $709 million was submitted by a joint venture comprising of City Developments Limited and Bedrock Ventures, translating to a land rate of $1,455 psf per plot ratio (psf ppr).Seamlessly Connected To The City And The Rest Of SingaporePerhaps the biggest draw of the upcoming development is its prime location, around a seven-minute walk from either the Tanjong Rhu or Katong Park MRT stations on the Thomson-East Coast Line (TEL). This city-fringe address offers residents convenient access to a wide range of amenities, as well as to the city centre.Future residents can enjoy seamless connectivity to the rest of Singapore via the TEL, with the MRT interchange at Marina Bay just two stations away from Tanjong Rhu - offering transfers to the North South Line (NSL) and Circle Line (CCL). Connectivity will be further enhanced when the final phase of the TEL extension is completed, as the line will be linked to the Tanah Merah station and the upcoming Changi Terminal 5 MRT station. This will provide access to the East-West Line (EWL) and the future Cross Island Line (CRL), shortening commuting time between Changi Airport and the city centre.For working professionals, particularly those based in the central business district (CBD), daily commutes will be a breeze. Tanjong Rhu MRT offers direct access to key employment hubs such as Marina Bay, Shenton Way, Maxwell and Orchard Road.Sports, Recreation, and Lifestyle at Your DoorstepResidents in Tanjong Rhu will be well served by a good mix of dining, retail and lifestyle amenities. The Kallang Wave Mall and Leisure Park Kallang are both a 15-minute walk or an eight-minute drive from the project, offering convenient options for everyday meals, shopping and entertainment. For those willing to venture slightly further, i12 Katong and Parkway Parade are three MRT stops away at Marine Parade station, providing a wider range of retail and dining choices. Meanwhile, Suntec City, one of Singapore's largest shopping malls, is only an eight-minute drive away, featuring an extensive mix of shops, eateries, entertainment options, as well as spaces for conventions and exhibitions.Looking to switch things up for the weekend? Residents can easily play tourist at Gardens by the Bay, located just one stop away on the Thomson-East Coast Line. This iconic attraction is home to popular highlights such as the Flower Dome, Cloud Forest and Supertree Grove, alongside diverse dining options at Satay by the Bay. For a more indulgent experience, The Shoppes at Marina Bay Sands is also close by, providing a curated selection of luxury brands and fine-dining establishments.One of the most recognisable landmarks in the immediate area is the National Stadium, the crowning centrepiece of the Kallang precinct and a venue for world-class sporting events, concerts and entertainment. For avid joggers who want to enjoy scenic city views without worrying about wet weather, the Promenade at the National Stadium features an 888-metre fully sheltered running track and recreational space that is free for public use.The Kallang, formerly known as the Singapore Sports Hub, offers an extensive range of sporting facilities. The OCBC Arena houses indoor courts for badminton, basketball, netball, volleyball and table tennis, while outdoor facilities cater to activities such as tennis, skateboarding and pickleball. For those keen to try something different, the Kallang Water Sports Centre provides a variety of aquatic activities, including kayaking, dragon boating, aqua fitness classes and even surfing.Building on Kallang's reputation as a sporting and entertainment hub, the Kallang Alive Masterplan aims to transform the precinct into a vibrant, sports and recreation destination, complete with new training and sports science facilities which will help to revitalise the area.Top Schools Just Around the CornerWhile there are no primary schools within 1 to 2-km from the site, families with young children can still apply for nearby schools like Kong Hwa Primary School, Tanjong Katong Primary School, and Geylang Methodist School (Primary).Notably, the project is also within walking distance to Dunman High School (Secondary and Junior College) and relatively near to Chung Cheng High School, Tanjong Katong Girls' School and Secondary School, and Broadrick Secondary School.Additionally, the Singapore Sports School (SSP) will be moved to Kallang from its Woodlands location as part of the Kallang Alive Masterplan. The new SSP will be housed alongside new sports science and sports medicine facilities, and national training centres for several key sports, making Kallang the new base for Team Singapore.About the DeveloperSGX Mainboard-listed City Developments Limited is an established and reputable developer in Singapore, with over 60 years of experience in real estate development and a commitment towards sustainability and green buildings. It is a trusted name behind many residential projects here, including Newport Residences, Zyon Grand, The Orie, Union Square Residences, Norwood Grand, Tembusu Grand, The Myst and Tembusu Grand among others. Bedrock Ventures is a subsidiary of Woh Hup, one of Singapore's largest construction and civil engineering firms and an established pioneer in the industry. The company has been involved in the building of notable landmarks such as Jewel Changi Airport and Gardens by the Bay, as well as residential projects like Zyon Grand, Promenade Peak, Skye at Holland, The Orie, and Norwood Grand.