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A Fresh Take on City Living at Bukit Timah Turf City

More private homes are in the pipeline in the new Bukit Timah Turf City precinct with the impending sale of a government land sales (GLS) site. Set in the heart of Bukit Timah, one of Singapore's most prestigious neighbourhoods, this upcoming project in Dunearn Road is set to offer a rare blend of convenience, prestige, and nature. The area is on the cusp of exciting transformation as the Bukit Timah Turf City takes shape, bringing more vibrant dining, retail, and lifestyle experiences just minutes from home. Residents will also enjoy easy access to a cluster of highly sought-after schools in Bukit Timah, making it an ideal choice for families prioritising education. This GLS plot, the second in Dunearn Road can yield an estimated 330 new residential units with a retail podium of over 1,400 sqm of commercial space. In a GLS tender that closed on 28 April 2026, the site attracted six bids, with the top bid of just under $533 million submitted by a joint venture between Winrich Investment (a subsidiary of Wing Tai Holdings) and Metrobilt Construction (a subsidiary of Metro Holdings). The top bid land price translates to a land rate of $1,625 psf per plot ratio (psf ppr). Source: URA Space Exciting Transformation at Bukit Timah Turf CityBukit Timah is slated for a big change, with the upcoming Bukit Timah Turf City precinct. According to the Urban Redevelopment Authority, Bukit Timah Turf City has been earmarked for transformation into a high-density yet thoughtfully planned housing estate, where future residences are sensitively integrated with heritage elements, lush greenery and public spaces. Urban planners have envisioned the Bukit Timah Turf City precinct as a car-lite, pedestrian-friendly neighbourhood, prioritising walkability and seamless access to public transport. The precinct is being designed as a "10-minute neighbourhood," where residents can reach most amenities -including retail, dining, recreational, and community facilities - within a 10-minute walk from their homes. Anchored by the upcoming Turf City MRT station on the Cross-Island Line (CRL), the precinct will evolve into a vibrant lifestyle hub with new retail and commercial offerings centred around enhanced connectivity. The Turf City MRT station is one of six stations in Phase 2 of the CRL that is slated to be completed in 2032. Shop, Dine, UnwindResidents of this upcoming project will enjoy easy access to retail and F&B offerings, as the mixed-use development will offer a retail podium on-site. There is also a wide range of commercial amenities nearby that cater to daily needs, lifestyle services, and leisure. Just a short distance away is the integrated mixed-use development at Jalan Anak Bukit, Bukit V mall, which is set to offer a curated mix of supermarket, retail and dining establishments. Other nearby commercial offerings include Beauty World Centre, Beauty World Plaza, Bukit Timah Plaza, Bukit Timah Shopping Centre and Dunearn Village, which provide a diverse selection of supermarkets, enrichment centres, fitness studios, and everyday services. For more variety, the stretch of shophouses along Cheong Chin Nam Road is well-known for its eclectic mix of eateries, ranging from casual local fare to popular restaurants that are frequented by supper crowds. Source: Google Maps Top schools just around the cornerOne of the standout advantages of this upcoming project is its proximity to a cluster of Singapore's most popular educational institutions along the Bukit Timah Road. Families will appreciate being minutes from sought-after primary schools such as Methodist Girls' School, Nanyang Girls' High School, and Raffles Girls' Primary School - all renowned for their strong academic track records and holistic development programs. The site is also a stone's throw from highly regarded institutions like Hwa Chong Institution and National Junior College, which consistently rank among the nation's best pre-university schools. Other tertiary educational options nearby include Ngee Ann Polytechnic, and the Singapore University of Social Sciences. Source: National Junior College Seamless connectivityThe development is set to benefit from excellent connectivity, supported by both established and upcoming transport infrastructure in the area. Residents are just a 5-minute walk to Sixth Avenue MRT station on the Downtown Line, which provides a direct commute to the city, bringing commuters to the central business district and Chinatown in about 30 minutes. Source: ECAS Consultants Along the way, seamless interchanges at Botanic Gardens MRT station (Circle Line), Stevens MRT station (Thomson-East Coast Line), and Newton (North-South Line) further enhance connectivity across the island. Looking ahead, the upcoming Turf City MRT station on the Cross-Island Line will further boost accessibility, linking residents to Ang Mo Kio, Pasir Ris, and Punggol. The project will enjoy prominent frontage along Dunearn Road, with easy access to major expressways such as the Pan Island Expressway (PIE), making driving both convenient and efficient. Residents can reach key destinations like Raffles Place and Shenton Way within 30 minutes, while Orchard Road is a 15-minute drive away via Stevens Road. Nature and recreation at your doorstepNature lovers and those who have active lifestyles will be well catered for, with the project located close to a wide range of green and recreational spaces. Residents can enjoy easy access to the scenic Rail Corridor (Bukit Timah), ideal for jogging, leisurely evening strolls, or simply taking their dogs out for a walk. Nearby, the lush Bukit Timah Nature Reserve offer immersive experiences in nature, making them perfect for hikers and cycling enthusiasts. Meanwhile, the iconic Singapore Botanic Gardens and MacRitchie Reservoir provide picturesque settings for picnics, family outings, and outdoor recreation. These destinations make the area especially appealing for nature lovers, fitness buffs, and families seeking to live close to green spaces for recreation and relaxation. Source: Freepik Looking ahead, connectivity to nature will be further enhanced with the upcoming Bukit Timah-Rochor Green Corridor, a new linear park along the Bukit Timah Canal that will link Bukit Timah (from Rifle Range Road) to Kallang Riverside Park. The first phase-spanning around 1km-will feature an elevated connection from the Rail Corridor to Jalan Kampong Chantek. Thoughtfully designed landscaping will recreate the natural environment of a tropical riverine habitat, while abundant greenery and trellises will provide a cool, comfortable, and uniquely immersive walking experience for visitors. About the developerWing Tai Holdings is a one of Singapore's leading real estate developers, with experience spanning over four decades in the Singapore property scene since 1978. The group has built an outstanding track record in residential development, boasting a broad portfolio spanning across Singapore and the Asia Pacific. Some of its most recent projects include River Green, The Lakegarden Residences, The M at Middle Road, The Garden Residences and Nouvel 18.

Resale Landed Market Watch In March 2026

Resale Land Prices rose gradually with recovering market activity in March In March, momentum in the landed home resale market slowed slightly, weighed down by the escalation in market uncertainties and geopolitical tensions. Based on URA Realis caveat data, about 132 landed homes were transacted on the resale market in March 2026; with a combined transaction value came up to $806 million - compared to February (164 deals valued at slightly over $1 billion). Upon an analysis of each transaction and their respective gains, most landed deals were profitable. There was a lower proportion of higher priced landed homes being sold compared with the previous month that came amid a slowdown in sales activity. Based on URA Realis caveat data, about 47.7% of resale landed homes sold in March were priced at $5 million and above, compared with about 49.4% in February. Meanwhile, 52.3% of the resale landed transactions were priced at below $5 million in March - rising from the 50.6% proportion in the previous month. Chart 1: Price range of private resale landed transactions in February 2026 vs March 2026Source: PropNex Research, URA Realis Overall landed home resale prices in March 2026 improved from the previous month, despite a drop in transaction volumes. The overall landed homes resale prices rose by 5% month-on-month (MOM) to $2,019 psf; while prices were up by 12.8% compared to a year before. The month-on-month growth in resale landed prices was consistent across the island. Homes in the Rest of Central Region (RCR) and Outside Central Region (OCR) expanded by 9.4% and 4.8% MOM, respectively. Landed home prices in the Core Central Region (CCR), also saw prices increase by 1.3% MOM. By property type, semi-detached homes bucked the month-on-month expansion trend, with prices declining by 2.9% MOM. Meanwhile detached home and terrace home prices grew 3.9% and 9.5% MOM, respectively. (see table 1 below). Table 1: Average Unit Prices ($PSF) of Resale Landed Homes by monthSource: PropNex Research, URA Realis Resale landed homes performance by property type in March 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 detached home along Broadrick Road in District 15 (Marine Parade) that was sold for $15.3 million, up by $12.5 million from the last caveat lodged in August 2002 - this reflects an annualised profit of 7.5% after a holding period of nearly 24 years. The freehold property is situated within the Katong, Mountbatten neighbourhood and has a land area of more than 6,800 sq ft which reflects a unit price of $2,200 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 Jalan Lateh in Serangoon (District 13). It was sold for nearly $8.3 million in March, with its last caveat being lodged in June 2004. The sale price is up by over $6.5 million from the previous caveated price, representing an annualised gain of 7.6% per year over 21 years. The freehold property is situated within the Serangoon planning area and within short walking distance to Serangoon MRT station.Top landed transaction with highest gains (Terrace House)The best-performing terrace home transaction was for a terrace house along Windsor Park Road in Bishan (District 20). The freehold property is situated in the Windsor Park landed estate, near the Windsor Park GCB estate, and was sold for $5.3 million, reflecting an estimated gain of $4.5 million, representing an annualised gain of 7.7% per year from its last caveat lodged in August 2000, with a holding period of nearly 26 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 February 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.

When going to work means being part of a community

A warm and collaborative environment lets PropNex staff discover a sense of belonging and build their careers at their own pace.When she walked into PropNex as a management trainee in 2004, Ms Josephine Chow was just a fresh university graduate. Fourteen years later, she is the chief operating officer of a mainboard-listed real estate agency with a market capitalisation exceeding $1 billion.Pictured: Josephine ChowMs Amelia Nor joined the agency only two years ago as a social media content creator. Within weeks, she was contributing to high-impact digital campaigns.Pictured: Amelia NorJoining the agency as her first job in 2013, Ms Sharon Loh today heads three departments in PropNex - internal control, associate performance & rewards, as well as revenue assurance.Pictured: Sharon LohThree different journeys, one consistent thread: These three women describe PropNex less like an employer and more like a community they chose to be a part of. It is a sentiment echoed across the company's ranks so much that staff have even coined a name for themselves - PropNexians.This sense of belonging is not accidental. With more than 14,000 realtors and staff, Singapore's largest real estate agency could easily have settled for a transactional relationship with its people.Instead, PropNex has built its work culture around long-term investment in its people's careers and families, as well as the community - an approach that earned it a place among Singapore's 250 Best Employers, a list compiled by global research firm Statista in collaboration with The Straits Times.For Ms Chow, who now oversees human resources, associate affairs, procurement, facilities and corporate strategy, the company's appeal has always been its patience. "PropNex focuses on long-term career building. It provides a stable platform where individuals can develop their skills, build meaningful relationships and grow sustainably over time."She adds: "It's a place where you can truly progress and achieve your potential."Despite being newer to the fold, Ms Amelia is no less enthusiastic about her work, pointing out that she was struck by how quickly she was given the opportunity to contribute to important campaigns. "The company really takes care of its people. The pace is exciting, and it's rewarding to see the impact of my work so quickly."Ms Loh shares: "PropNex was my first job, and it's where I was given the opportunity to grow, take on new challenges and be trusted with leadership responsibilities early on. Today, I'm proud to be part of a company that truly invests in its people and believes in unlocking our full potential."It is no wonder then that most of PropNex staff have worked there for at least five years.Selling homes, building communitiesApart from nurturing individual careers, PropNex also rewards staff on a larger, organisation-wide level.Staff enjoy a wide range of family-inclusive perks, including annual overseas trips to destinations such as Japan, South Korea and China, fully sponsored. For those who have been with the company for more than five years, their loved ones are also fully sponsored.PropNex staff during an overseas staff retreat in Seoul, South Korea in November 2025They also enjoy year-long access to Mandai Wildlife Reserve and Family Day activities held at PropNex's own Family Zone at Gardens by the Bay. This is on top of three additional days of festive leave of their choice, birthday leave, as well as flexible work-from-home arrangements.Special Mid - Autumn celebrations, with custom lanterns for PropNex staff and salespersons at Gardens by the BayInterestingly, staff incentives sometimes overlap with the firm's outreach initiatives. Earlier in April, on PropNex Family Day, more than 2,000 staff and their loved ones took part in a treasure hunt and watched a bird show at Bird Paradise.The event also benefited the company's other guests, which included children from the Care Corner Student Care Centres, and kick-started the company's partnership with Mandai as it launched the PropNex Sky Amphitheatre, which goes towards supporting wildlife conservation and animal care.PropNex staff, together with her family at the recent PropNex Family Day at Mandai Bird ParadiseMr Ismail Gafoor, PropNex's executive chairman highlighted: "At PropNex, we believe success is not just measured by performance, but by the impact we create together. By combining staff benefits with initiatives like PropNex Cares, we empower our people to give back while strengthening camaraderie beyond the workplace."Pictured: Mr Ismail Gafoor, PropNex's Executive ChairmanPropNex Cares, the company's fundraising and outreach programme, empowers staff to give back to the community while building meaningful connections. To support this, staff are also granted additional leave days to participate in volunteer work.From left, Chief Marketing Officer Kenny Tan and Chief Technology Officer Michael Koh at the the recent volunteering sessions at Care Corner Student Care CentreMr Kelvin Fong, PropNex's chief executive officer, who has been with the company for 24 years, says: "Beyond our scale and market leadership, PropNex is something more, a place where careers are nurtured, ambitions are realised, and legacies are built. At its core, PropNex is not just a company, but a community where people grow together over the long term."Pictured: Mr Kelvin Fong, PropNex's Chief Executive Officer

Bayshore Vs Tengah: Where Should You Make Your First Move?

TL;DR The bigger mistake in 2026 may not be overpaying - it may be showing up after the upside is gone. This is not just East versus West. It is certainty versus timing. Vela Bay: You are paying for a polished, proven East Coast story - strong liveability, established demand, and fewer surprises, but also less room for outsized gains. Tengah Garden Residences: You are buying into a future that does not fully exist yet - with more uncertainty, but also a stronger chance of early-stage upside if the town delivers. The real tension: One project asks you to pay up for stability. The other asks you to believe early enough to benefit from transformation. First-mover advantage is powerful: The earliest private projects in new precincts often anchor the lowest entry price before later launches reset the benchmark upwards. But being early has a price: Tengah only works if infrastructure, demand, and patience all line up - otherwise "early" can feel like "too soon". What buyers often miss: The decision is not about which side of Singapore is better - it is about whether you want a finished story or a chance to enter before the story is fully written. Bottom line: Vela Bay is for buyers who want fewer surprises. Tengah is for buyers who want a shot at being ahead of the curve. In this market, late can be more expensive than expensive. The real risk isn't overpaying - It's being too late.Most buyers think the biggest mistake in property is paying too much.But in today's market, a different risk is quietly emerging: buying too late, after the growth has already been priced in.That is where a critical divide is now forming in Singapore's new launch landscape.On one side, you have the East - established, desirable, and increasingly priced for perfection.On the other, the West - unproven, evolving, but potentially where the next wave of upside is being built.Right now, two projects sit at the centre of this decision: Vela Bay in Bayshore and Tengah Garden Residences in Tengah. Notably, both are launching on the same day, 28 April.This is not just a location debate.It is a question of timing, risk, and what kind of advantage you want as a buyer. What we'll cover in this article: Vela Bay - Paying for Certainty in the East Tengah Garden Residences - Betting on What Doesn't Exist Yet The First-Mover Advantage: Where the Real Upside (or Risk) Lies So Where is the Real Advantage in 2026? Final Thought: The Cost of Being Early cs The Cost of Being Late Vela Bay - Paying for Certainty in the East For decades, the East Coast has been one of Singapore's most liveable and sought-after regions - so much so that many still swear by the saying, "East side best side." But there has also been a quiet limitation: much of the private housing stock in District 16 is ageing, with fewer truly modern developments entering the market in recent years.Vela Bay changes that narrative. As the first major private launch in the new Bayshore precinct in nearly 30 years, it represents more than just another condominium - it signals a reset of the entire area's positioning, introducing a new benchmark for what contemporary East Coast living can look like.Why Buyers Are Still Willing to Pay Nearly $2,800 PSFPreview details already reinforce this positioning. Developed by SingHaiyi, Vela Bay is entering the market with one-bedders from above $1.2 million and five-bedroom units starting at about $4.5 million. The pricing spread makes it clear that Vela Bay is not just chasing young singles or investors - it is also speaking directly to affluent families seeking a larger, modern home in the East. Even before its official launch, the pricing alone has drawn attention because it signals that Vela Bay is not trying to compete on affordability. It is positioning itself as a premium East Coast product aimed at buyers who value location, convenience, and modernity over bargain entry.Projects 500m from Vela Bay's locationAt first glance, the pricing raises a fair question: how much upside is realistically left?This concern becomes even clearer when you look at surrounding projects in the Bayshore vicinity. Existing developments in the area show a wide price range, with average PSFs generally sitting far below Vela Bay's projected ~$2,800 PSF benchmark. While some newer or freehold projects have pushed higher, much of the surrounding stock still trades in the ~$1,200 to $1,700 PSF range.This gap is important. It suggests that Vela Bay is not just pricing at market - it is resetting the ceiling for the entire micro-market.Even so, the project's appeal is easy to understand. Buyers here are not chasing speculative gains - they are paying for a location where connectivity, amenities, and lifestyle are already proven. With direct access to Bayshore MRT, proximity to East Coast Park, and the long-term transformation story linked to the future Long Island project, Vela Bay offers something increasingly rare in Singapore: a fully formed living environment rather than one still taking shape.The Hidden Trade-Off: Stability vs UpsideThat proven appeal also creates a different kind of risk. When you enter a mature market at a high price point, much of the future growth may already be priced in, which means your margin for outsized gains narrows. Price appreciation, if any, tends to be more gradual and tied to broader market movements rather than sharp, location-driven uplift.In other words:You are buying into a finished story - not an unfolding one.Who This Really Appeals ToThe typical Vela Bay buyer is not looking to gamble. More likely, they are upgraders from Bedok or Marine Parade, families anchored to the East, or buyers prioritising lifestyle continuity over aggressive returns. Many are making a conscious decision to remain within a familiar ecosystem - close to schools, social networks, and daily routines - while upgrading their living standards.For them, the decision is straightforward: pay more today for fewer surprises tomorrow.But this is also where the equation begins to shift - because what looks like stability on one side often translates into missed early-stage upside on the other.Tengah Garden Residences - Betting on What Doesn't Exist Yet If Vela Bay is about certainty, Tengah is about possibility - and with that comes a very different set of risks and rewards. Tengah Garden Residences is the first fully private, mixed-use development in the area, and that alone makes it significant. Unlike mature estates, there are no direct resale benchmarks, no established pricing ceiling, and no real historical reference point to anchor expectations. Buyers are effectively stepping into a blank slate.Which raises the key question: are you entering early... or stepping into the unknown?This is where Tengah flips the equation. Instead of paying for certainty, buyers are positioning themselves ahead of the curve.The "ACS Effect" Changing Demand TodayOne major catalyst is already reshaping interest. The relocation of Anglo-Chinese School (Primary) to Tengah in 2030 is pulling forward demand from young families who are planning well ahead. This matters because school-driven demand tends to be sticky, long-term, and price-supportive, often creating sustained interest in surrounding developments.Even before the town is fully matured, that creates a meaningful base layer of demand - one that is rooted not just in investment logic, but in lifestyle planning.The Price Gap That's Turning HeadsPreview details add more context to this positioning. Developed by a Hong Leong-led consortium, Tengah Garden Residences is set to enter the market with more than 800 units, giving it immediate scale and visibility within the new town. Even before its official launch, the project has already attracted attention because of its positioning as the first fully private mixed-use development in Tengah. That is significant because it suggests buyers are not just watching the area with curiosity - they are already weighing it seriously as an early-entry opportunity.Starting from around $1,779 PSF, Tengah Garden Residences is positioned in a very specific way: a private condo priced close to Executive Condominium levels. This creates a structural advantage that is difficult to ignore. Unlike ECs, there is no $16,000 income ceiling and no MOP restriction, which opens the door for a broader group of buyers who may have previously been constrained by eligibility limits.The Real Risk: You're Buying a Thesis, Not a Track RecordBut let's be clear: this is not a low-risk play. Buyers here are effectively betting on Tengah's long-term success, infrastructure delivery timelines, and future demand materialising as planned. Short-term rental demand remains uncertain, resale comparables are non-existent, and price growth depends heavily on how well the broader Tengah masterplan is executed over time.This makes the investment fundamentally different from buying in a mature estate. Instead of relying on established performance, buyers are relying on future potential - and that requires both conviction and patience.You're not buying what Tengah is - you're buying what it could become.The First-Mover Advantage: Where the Real Upside (or Risk) Lies Here's where things get analytical - and where most buyers underestimate the stakes. There is a consistent pattern in Singapore's property market: the first private developments in a new precinct often set the lowest entry price for that area. The reason is fairly straightforward. As infrastructure improves, demand becomes clearer, and confidence in the location increases, subsequent land bids by developers often come in higher. That, in turn, raises the price floor for future launches.In practical terms, this means early buyers are not just purchasing a home - they are effectively anchoring themselves at a point in the market cycle where pricing inefficiencies still exist. As the area matures, those inefficiencies tend to close. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list A Familiar Example Buyers Often ForgetTake Watertown in Punggol. As one of the earliest integrated developments in the area, it entered before the town fully matured. Over time, as Punggol developed, connectivity improved, amenities expanded, and new launches entered at higher prices. Early buyers did not just benefit from growth. They benefited from being ahead of the pricing curve. More importantly, they benefited from a shift in perception. What was once considered "ulu" gradually became liveable, then desirable, and eventually mainstream. That shift in sentiment is often where the strongest capital appreciation occurs.But Here's the Part Most People IgnoreStill, first-mover advantage is not guaranteed. It comes with two critical conditions: the area must successfully develop, and you must be willing to hold through uncertainty. Without those two factors, early entry can just as easily become early stagnation.This is where many buyers miscalculate. They focus on entry price, but underestimate holding power and patience. In property, returns are rarely just about what you buy - but when you enter and how long you can hold. In emerging areas, time is not just a factor - it is the main driver of returns.So Where is the Real Advantage in 2026? At this point, the decision becomes clearer - but also more personal. This is not simply a question of East versus West. It is really a question of certainty versus optionality.What makes this moment particularly interesting is timing. With both projects launching on the same day, buyers are not choosing between two random options - they are making a direct comparison between two very different market philosophies at the exact same point in time.A Simpler Way to Think About ItChoose Vela Bay if you:Prioritise immediate liveability and conveniencePrefer a proven location with established demandAre comfortable trading upside for stabilityChoose Tengah Garden Residences if you:Want early entry into a developing areaAre aiming for long-term capital appreciationCan tolerate uncertainty and hold through the growth phaseThe Real Comparison Most Buyers MissThe difference is not just location - it is timing within the property lifecycle.Vela Bay represents a late-stage, matured location playTengah represents an early-stage, transformation playBoth can work. But they work for very different reasons.Final Thought: The Cost of Being Early vs The Cost of Being Late Most buyers are afraid of making the wrong move. But in today's market, there are two very different mistakes: overpaying in a mature area, or missing the early phase of a new one. Both have consequences. But only one gives you a chance at outsized gains.The real question isn't which side of Singapore you believe in.It's whether you're comfortable arriving... or determined to arrive early.If you're considering either Vela Bay or Tengah Garden Residences, the right move depends on your timeline, risk appetite, and financial strategy. Speak to a PropNex agent to get a personalised breakdown - covering entry pricing, financing, potential upside, and how each project fits your long-term plan.Reach out today to explore your options and secure your position before launch day. 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.

How Tourism Affects Real Estate

TL;DR Tourists don't buy homes, but the demand they create can still drive property values. Demand for space: Rising visitor numbers increase demand for hotels, retail, and commercial space, especially in prime districts like Orchard and Marina Bay. Stronger asset performance: Higher hotel occupancy and retail sales support rental growth and property values in tourism-heavy areas. Spillover to residential: Tourism boosts Singapore's global profile, attracting expatriates and high-net-worth individuals who actually rent or buy homes. Safe-haven effect: A vibrant tourism and events scene reinforces Singapore's stability, supporting investor confidence even during global uncertainty. What to watch: Tourism trends can signal where demand is building. Areas with strong footfall and activity tend to see better long-term property resilience. Bottom line: Tourism may seem indirect, but it plays a real role in shaping demand. Where people visit, spend, and gather, property value often follows. Most tourists don't buy homes in Singapore. They're not applying for BTO flats, they're not queuing at new condo launches, and they're certainly not buying landed homes. Yet when visitor numbers rise, the property market tends to move.By 2025, Singapore's tourism sector had largely recovered, with visitor arrivals and tourism receipts approaching or surpassing pre-pandemic levels in some measures. According to Singapore Tourism Board (STB), international visitor arrivals reached 16.9 million, while tourism receipts hit $23.9 billion within the first three quarters. Of course, all this contributes to Singapore's economy as a whole, but it also has real implications for real estate. The connection may not be obvious, but it is real. In this article, we will explore: What does tourism have to do with real estate? Hospitality and retail Good reputation attracts investors Why this matters for buyers and investors Final thoughts What does tourism have to do with real estate? Every tourist needs space. From hotel rooms to restaurant seats. When you have millions of visitors, it creates significant demand for physical space. And in a land-scarce city like Singapore, that demand translates into higher rents, stronger asset performance, and ultimately, higher property values.Of course, the impact isn't uniform across the entire market. It tends to be more concentrated in key districts with strong tourist traffic or commercial activity like the CBD, and doesn't always translate directly into the broader residential market. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list Hospitality and retail Perhaps the most immediate impact of tourism is in hospitality and retail.When visitor numbers go up, hotels definitely benefit the most, especially considering Singapore doesn't allow short-term rentals like Airbnb. More tourists mean higher hotel occupancy. When demand goes up, room rates start to climb as well. In fact, Singapore's hotel occupancy rates have rebounded to above 80% by 2024, alongside rising average daily rates.From a property standpoint, better hotel performance usually translates into higher asset values, and it becomes more attractive to investors. That's why interest in hospitality assets tends to pick up when tourism does. This not only supports existing hotels, but also redevelopment and mixed-use projects with hotel components.The retail sector also benefits from tourism. Visitors don't just stay in hotels, they spend.A large part of that spending happens in key shopping areas like Orchard and Marina Bay. When footfall increases, tenant sales improve, and that gives landlords room to push rents up. That can also support higher property values.So it is no coincidence that these tourist-heavy areas are also some of the most expensive districts, because they're not just relying on local demand. Plus, these locations also benefit from limited supply, prime zoning, and their overall positioning within the city.For example, condos in Orchard often command a premium relative to broader CCR averages, reflecting their prime location and limited supply.Source: PropNex Investment SuiteGood reputation attracts investors There's a reason why the government pushes out strategic efforts to boost tourism, from hosting events like Formula 1 to securing an exclusive deal for Singapore to be the only stop on Taylor Swift's south-east Asia Eras tour.Obviously, it's great for our economy in general. But beyond that, it also helps us stay relevant. In turn, it brings in business activity, international companies, and talent, which means more expatriates and more high-net-worth individuals parking their wealth in Singapore.These are the people who actually rent and buy homes.There's also the "safe haven" effect. When Singapore continues to attract visitors, events, and business activity, it reinforces its image as a stable and well-connected city. That tends to support investor confidence, which is a big reason why the private residential market has remained relatively resilient, even in uncertain periods.Actually, we're already seeing it play out in real life. Amid ongoing geopolitical tensions in the Middle East, some high-net-worth individuals have already moved their capital into Singapore. For these investors, Singapore offers political and economic stability, not to mention a reliable property market.So even though most tourists aren't buying a home, they still play a part in driving housing demand, just not in the way you'd expect.Why this matters for buyers and investors Tourism trends can act as an early signal. They show you where demand is building, which locations are staying relevant, and where value is more likely to hold over time. If you're looking to invest, whether in residential or retail, this is definitely something worth paying attention to.Smart investors look beyond prices and track broader demand indicators, including where people are spending time and money. Frameworks like the Property Wealth System (PWS) can also help you analyse these trends more clearly. But the idea is simple: where demand builds, value tends to follow. @propnexpert Why does property location matter more than you think? Is living near an MRT a privilege or is a longer commute worth the trade-off? In EP 4, we dive into Upgrading from Condo to Condo, when it makes sense and how to do it strategically. ?? Full interview out now, link in bio! ? original sound - Propnexpert Final thoughtsAt a glance, tourism and real estate might seem like separate industries. But once you break it down, the link is quite clear. When tourism is strong, hotels perform better, retail rents rise, and key districts see more activity. Over time, that demand feeds into property values, especially in areas that consistently attract visitors.Although tourists stay only briefly, the demand they generate can have a longer-lasting impact on hotels, retail, and nearby property markets. 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 March 2026

Resilient resale condo market activity in March Sales momentum in the overall property market picked up in March, including the resale condo market. About 804 condo units worth $1.69 billion was resold during the month - compared with the 898 resale transactions valued at $1.87 billion transacted in February. The pick-up in market activity could have been spurred by a flurry of new launches, which may have helped to stoke overall buying interest. In March, new sales transactions accounted for 61% of non-landed transactions, while resale transactions accounted for 37.6% of transactions, one of the lowest resale proportions since October 2025 (see Chart 1). Chart 1: Proportion of private non-landed transactions (excl. EC) by sale type by monthSource: PropNex Research, URA Realis With new launch activity picking up during the month, the average unit price of new non-landed homes also trended up. The average new sales price grew by 3% month-on-month (MOM) to $2,796 psf in March, while the average resale unit price inched up by 0.7% MOM. As such, the new sale and resale price gap grew from 49.4% in February (see Chart 2), to 52.9% in March. 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 March saw better gains compared with the previous month. Analysing the profits reaped by resale non-landed private homes in February 2026 and March 2026, it was found that resale condo deals in March garnered more profits. The proportion of loss-making transactions was lower in March 2026 over the previous month. The resale profit analysis involves computing gains achieved for the units by matching the condo resale transactions in February against their respective previous purchase price, according to caveats lodged. The study showed that 17.6% of resale condo transactions (132 deals) in March made more than $1 million in profits, a higher proportion compared with February (14.9%). Of these million-dollar profit-making deals, the deals was well spread amongst the three market segments, 38% in the Outside Central Region (OCR), 32% in the Core Central Region (CCR) homes and 30% in the Rest of Central Region (RCR). Loss-making deals in March accounted for 5.7% of transactions, edging higher compared with the proportion of loss-making deals (3.9%) in February (see Chart 3). Chart 3: Proportion of profit quantum of resale non-landed transactions (February 2026 vs March 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 Duchess Crest in District 10, which pulled in an average profit of $1.51 million across three transactions in March. Duchess Crest was also the overall best performing project in terms of average profit quantum in March. In the RCR, the most profitable condo development in March was The Interlace, a project located in District 4, which achieved an average profit of nearly $927,000, across three transactions. In the heartlands or Outside Central Region (OCR), the most profitable project was Hillview Heights in District 23 which garnered an average profit of nearly $1.28 million across three transactions. Top Resale Condo projects^ in terms of average gross profit* by region (March 2026)Project NameNo. of transactionsAverage Profit Gained ($)Average Annualized Profit (%)#Year completed DistrictCCRDUCHESS CREST3$1,510,6694.2%199810D'LEEDON3$433,3002.2%201410MARTIN MODERN6$376,8531.5%20219RCRTHE INTERLACE3$926,5772.9%20134PARK COLONIAL7$813,2865.2%202113SANCTUARY GREEN4$758,9502.3%200315OCRHILLVIEW HEIGHTS3$1,276,2964.9%199623KOVAN MELODY3$1,183,5296.3%200619CASPIAN4$1,043,8385.9%201222Source: 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 10 (Bukit Timah, Holland, Tanglin) raked in the highest profits on quantum basis, with transactions reaping average gains of more than $1 million per deal. In terms of annualised gains, resale homes in District 26 (Upper Thomson, Springleaf) enjoyed an average annualised profit of 6.4% per deal. Top 10 Resale Condo districts^ in terms of average gross profit* (March 2026)DistrictNo. of transactions**Average Gains ($)Average Annualised Gains (%)#D1046$1,033,8462.6%D262$835,0006.4%D1556$802,5053.7%D2026$788,6424.2%D1120$769,4643.0%D953$752,7382.2%D2123$599,0654.2%D2341$590,4054.1%D2219$588,3724.2%D1642$554,3864.1%Source: PropNex Research, URA Realis^Districts with fewer than 10 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 $1.85 million to $3.51 million. The units which chalked up bigger gains were mostly sizeable large format condos that are more than 1,500 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 16 years - the oldest being a unit held for 30 years. Top 5 Resale Condo transactions in March 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 14th floor unit at Le Nouvel Ardmore. It was resold for an estimated profit of $3.51 million, reflecting an annualised profit of 4%. Based on URA Realis caveat data, the 3,843-sq ft unit was first bought in February 2021 and subsequently resold for $19.5 million in March 2026, with a relatively short holding period of 5 years. The luxury freehold condo project within the Ardmore, Draycott areawas built in 2014. The project is situated just a 5-minute drive to Orchard Road shopping belt. The top gainer in the RCR in terms of gross profit was for unit transacted at The Waterside in District 15, which fetched a gross profit of $3.38 million (annualised profit of 3.1%), based on caveats lodged. The 2,433-sq ft 23rd floor unit was sold for $5.78 million, with a holding period of nearly 28 years. The freehold project located in Tanjong Rhu was built in 1992 and situated within close proximity to Katong Park MRT station.Over in the OCR, the top gainer in March was a 15th floor unit located in Cashew Heights Condominium in District 23. The 1,658-sq ft unit was sold for $2.77 million, achieving an estimated profit of $2.05 million - which reflects an annualised profit of 5% over a holding period of more than 28 years. The sprawling condo development in Bukit Panjang was built in 1992, and it is situated within short walking distance to Cashew MRT station along the Downtown 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.

Gold In Your Silver Years: Is Your Home Funding Retirement?

TL;DR Your home can fund your retirement - but only if you actively unlock its value. Property wealth is often substantial, but without action, it remains illiquid and unusable when income matters most. High value does not mean high income: A fully paid home can still leave retirees cash-constrained if wealth is locked in property. Right-sizing unlocks real liquidity: Selling a larger flat and moving to a smaller unit can convert housing value into up to ~$780K+ in cash while boosting CPF LIFE payouts. LBS vs Right-sizing: LBS preserves lifestyle with limited cashflow improvement; right-sizing maximises capital release and long-term efficiency. Government incentives matter: Schemes like the Silver Housing Bonus (up to $40K) reward proactive restructuring into retirement-friendly housing. Property needs a strategy, not patience: Holding indefinitely can reduce flexibility due to lease decay, CPF refunds, and policy constraints. Timing is critical: Decisions made 5-10 years before retirement determine how much liquidity and optionality you retain. Bottom line: Property doesn't automatically fund retirement - it must be repositioned. The earlier you act, the more options you keep. For many Singaporeans, owning a home has always carried a dual meaning - it's both a roof over one's head and a store of retirement wealth. Over time, as property values rise, this asset often becomes one of the largest components of a person's net worth.But that creates a potential disconnect.A retiree sitting on a $1 million HDB flat while drawing $800 a month in CPF payouts isn't asset-poor - they're cash-constrained. That highlights a critical reality: not every property naturally evolves into a retirement asset that delivers income or financial flexibility when it matters most.And this is where the real question begins.Will your home actually fund your retirement?In 2026, Singapore has officially entered a super-aged society, with 1 in 4 Singaporeans expected to be over 65 by 2030. At the same time, property remains the largest asset for most households. It's no surprise, then, that many assume a valuable home automatically means financial security later in life.But that assumption is only partially true.The 'hold on for dear life' mindset for your family home might actually be the biggest threat to your retirement cash flow.Your home can fund your retirement - but only if you treat it as a dynamic asset, not a static one. In other words, doing nothing might be the most expensive decision you make. What we'll cover: Why Your Home May Not Fund Your Retirement (Yet) Your Options: How to Unlock Your Home's Value The Math: Turning Property into Retirement Income How Property Actually Funds Your Retirement Beyond the Numbers: Lifestyle and Practical Gains The Trade-Offs: What You Must Consider Don't Leave Your Retirement to Chance Why Your Home May Not Fund Your Retirement (Yet) For decades, Singaporeans have been conditioned to see property as a safe and reliable store of wealth.Prices have generally trended upwards over the long termCPF allows housing to be accumulated early in lifeHomeownership is deeply tied to financial securityHowever, this has also led to a common blind spot.Many retirees today face a familiar situation - holding significant housing wealth, but limited accessible income.A fully paid 5-room flat in a mature estate like Ang Mo Kio or Queenstown may be worth hundreds of thousands - or even millions, as more flats have been reported nearing or crossing the million-dollar mark - but that value remains locked while daily expenses continue to rise.Adding to this, Singapore's system introduces structural constraints:CPF refunds upon sale reduce immediate liquidityLease decay affects long-term value and financing eligibilityPolicy limits (e.g. loan restrictions, wait-out periods) reduce flexibilityThis means property wealth does not automatically translate into retirement income.Your Options: How to Unlock Your Home's Value If property is to fund retirement, it must be actively managed.In practice, there are two main approaches.Option A: The Lease Buyback Scheme (LBS)The LBS allows you to sell part of your flat's remaining lease back to HDB while continuing to live in the same home.It's a suitable option if:You want to age in a familiar environmentYou have strong emotional attachment to your current homeYou prefer minimal disruption to your lifestyleHowever, while LBS provides liquidity, it comes with trade-offs:You continue maintaining the same spaceOngoing costs (utilities, conservancy) remain largely unchangedThe flat's size and upkeep may become less practical over timeIn short, LBS improves cash flow, but not necessarily lifestyle efficiency.Option B: Right-sizing (The Proactive Move)Right-sizing involves selling your existing flat and purchasing a smaller unit - typically a 2-room Flexi flat or a Community Care Apartment (CCA).This option is ideal if:You want to unlock the maximum amount of capitalYour current home has excess, under-utilised spaceYou're open to restructuring both your finances and lifestyleUnlike LBS, right-sizing allows you to:Convert property value into substantial cash proceedsReduce ongoing living costsSimplify daily living with a more manageable homeIt's not just a financial move - it's a full repositioning of your retirement strategy.Quick verdict:Choose LBS if you prioritise familiarity and minimal disruptionChoose Right-sizing if you want maximum cash unlock and long-term efficiencyFor most retirees with large, under-utilised homes, right-sizing tends to deliver stronger financial outcomes.The Bonus Factor: Silver Housing Bonus (SHB)To encourage right-sizing, the government offers the Silver Housing Bonus (SHB).Depending on your current property and the flat you right-size to, seniors can receive:Up to $30,000 in cash for right-sizing to a 3-room flatUp to $40,000 in cash for right-sizing to a 2-room or smaller flat (including Community Care Apartments)The higher bonus for smaller flats reflects a stronger push towards more efficient, retirement-friendly housing.To qualify, at least $60,000 from the net sale proceeds must be committed to the CPF Retirement Account, ensuring that part of the unlocked housing value is converted into lifelong monthly income.Importantly, the bonus amount is tied to how much you top up - meaning the more you channel into your retirement account (up to the cap), the higher the cash bonus you can receive.More importantly, this acts as a policy nudge - rewarding homeowners who take proactive steps to strengthen their retirement income while balancing immediate cash needs with long-term financial security.The Math: Turning Property Value into Retirement Income Now, let's put real numbers to this strategy.Scenario: A couple, both aged 65, sell their 5-room flat in Ang Mo Kio and move into a 2-room Flexi flat with a 30-year lease. Financial Metric Before Right-sizing After Right-sizing Flat Value $935,000 (Q4 2025) $95,000 (Short Lease) Cash-in-Hand Minimal ~$780,000+ (or ~$820,000 incl. SHB) Figures are illustrative estimates based on average market conditionsAt first glance, it may seem like the couple's property value has plunged - from $935,000 to $95,000. But that is not what is actually happening.The $95,000 is simply the cost of the replacement home - a 2-room Flexi flat on a short lease. It is not the value left over from the original flat.A clearer way to read the numbers is this:Sell existing 5-room flat: ~$935,000Buy 2-room Flexi flat: ~$95,000Gross capital unlocked: ~$840,000Top up CPF Retirement Account: ~$60,000Estimated remaining cash: ~$780,000Add Silver Housing Bonus: Up to $40,000Effective value retained: A new home to live in, higher CPF LIFE payouts, and up to ~$820,000 in cash/bonus combinedSo the couple is not "losing" $840,000 of wealth. They are re-allocating it across three buckets:1. A replacement homeThey still retain housing security through the $95,000 short-lease flat.2. Retirement income supportPart of the proceeds is channelled into the CPF Retirement Account, increasing lifelong monthly payouts under CPF LIFE.3. Liquid cash and bonus proceedsThe bulk of the value is unlocked as accessible cash, with the SHB adding an extra boost if the criteria are met.This is why right-sizing can work so powerfully in retirement planning: the wealth does not disappear - it becomes more usable, more flexible, and more income-generating. Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list How Property Actually Funds Your Retirement Right-sizing is one strategy - but not the only one.A more complete framework looks at how property can be intentionally structured to support retirement income.1. Right-sizing for Capital ReleaseSell a high-value property and move into a smaller, more efficient home to unlock cash.This is the most direct approach, and often the most suitable for retirees who:No longer need large living spacesWant to convert housing value into immediate liquidityPrefer a simpler, lower-maintenance lifestyleThe key benefit here is certainty - you're converting a large, illiquid asset into usable funds and structured income (via CPF LIFE).2. Rental Income StrategyRetain your property and generate monthly rental income instead of selling.This approach can work if:The property is in a strong rental locationYou have alternative accommodation (e.g. moving in with family or owning multiple properties)You're comfortable managing tenants and market fluctuationsHowever, this strategy comes with variability:Rental income is not guaranteedVacancy periods can disrupt cash flowMaintenance and tenant-related costs can reduce net returnsIn other words, it offers income potential - but with less predictability.3. Asset Restructuring Before RetirementThis involves selling, reinvesting, and repositioning your property portfolio before retirement begins.For example:Upgrading earlier in life to build capital gainsRight-sizing later to unlock profitsReallocating funds into income-generating assetsThis strategy requires forward planning, as it is influenced by:CPF usage and refund rulesLoan eligibility (TDSR, age limits)Cooling measures (e.g. ABSD)Timing and sequencing are critical - decisions made 5-10 years before retirement often determine how much flexibility you have later.Ultimately, these strategies are not mutually exclusive.The most effective retirement plans often combine elements of all three - balancing capital unlock, income generation, and long-term planning.Beyond the Numbers: Lifestyle and Practical Gains While the financial upside is compelling, the lifestyle shift is equally significant.Community Care Apartments (CCA)One of the most notable developments in recent years is the introduction of Community Care Apartments - public housing designed specifically for seniors aged 65 and above, combining a private living unit with integrated care and community support.In practical terms, CCAs bundle housing with optional care services, so residents can receive assistance as their needs evolve without having to relocate again.These homes are designed around the needs of seniors, offering:24/7 emergency response systemsOn-site care and support services (e.g. health checks, assistance with daily living)Social activities and shared spaces that encourage interactionMore importantly, they are part of a broader shift towards ageing within a supportive community - reducing isolation risk while preserving independence and dignity.The Maintenance AdvantageA smaller home isn't just easier - it's more efficient.Right-sizing allows you to:Reduce recurring costs such as conservancy and utilitiesMinimise physical strain from cleaning and upkeepEliminate unused or redundant spaceOver time, this translates into:Lower financial outflowLess day-to-day effortGreater peace of mindIt's not about having less - it's about having what you actually need.The Trade-Offs: What You Must Consider For balance, it's important to acknowledge constraints.Property is not a perfect retirement tool.Key risks include:Illiquidity: You cannot partially sell a homeMarket timing risk: Prices may not always be favourablePolicy constraints: Loan limits, cooling measuresRental uncertainty: Income is not guaranteedLease decay: Older flats may lose appeal over timeThese factors must be considered before making decisions.Don't Leave Your Retirement to Chance Owning property alone does not guarantee retirement security.What matters is how you manage it.Many homeowners hold onto property for too long, assuming value will eventually translate into income.But without action, wealth remains locked.Your property doesn't fund your retirement. Your decisions do.The earlier you act, the more options you keep. If your home holds untapped value, the next step isn't guesswork - it's clarity.If you'd like to model scenarios like those in this article - comparing sale prices, CPF outcomes, and right-sizing options - programmes like the Property Wealth System provide a structured way to do so.A Simple 3-Step Retirement Property Audit1. Assess EfficiencyAre you holding a property with unused space and rising upkeep costs?2. Check LiquidityHow much of your housing value can actually be converted into usable income today?3. Evaluate TimingAre you acting early - or waiting until your options become limited?Run the numbers. Understand your options. And take control of your retirement strategy. 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.

Landed Homes are Cheaper than Condos?

TL;DR Landed homes may be cheaper than condos on a price-per-square-foot basis, but does that mean they're more affordable? Why landed looks "cheaper": Landed prices are based on total land area (including non-livable space), while condos are priced on usable strata area, which naturally pushes condo psf higher. Demand dynamics: Condos have a larger buyer pool due to lower entry prices, allowing psf to be driven up. Landed homes cater to a niche segment, keeping psf relatively lower. Stronger long-term growth: Limited land supply (only ~5% of housing stock) has supported stronger historical appreciation for landed homes compared to condos. The real barrier: Despite lower psf, landed homes come with much higher price quantum (often $3-5M+), making them far less accessible than condos. What it means for buyers: If budgets allow, landed offers more space, land ownership, and long-term upside. Otherwise, condos remain a practical and still solid option. Bottom line: "Cheaper" depends on how you measure it. Landed homes offer better value per square foot, but condos win on affordability and accessibility. Everyone seems to think that landed is the most expensive housing option out there. And to be fair, they're not completely wrong. Landed homes cost millions of dollars. But when you look at it on a price per-square-foot (psf) basis, they are actually cheaper than condos.Sounds counterintuitive, right? But it's true.These days, some condos can easily cross $3,000 psf, whereas the average landed property transacts below $2,000 psf. Of course, the total price is a completely different conversation. And that's why most people can't afford it.Look, comparing landed and condo is not exactly apples-to-apples. But maybe after reading this article, you might start seeing landed homes in a different light. In this article, we will explore: Why is landed cheaper on a psf basis? Higher appreciation Why cheaper doesn't mean more affordable So... Should you choose landed over condo? Why is landed cheaper on a psf basis?For landed homes, prices are typically calculated based on land area. This includes the full plot (gardens, driveways, and others) which aren't all fully usable as interior space. As a result, the total price is spread across a larger base, which lowers the psf.In contrast, condos are priced based on strata floor area. Even though you don't technically "own" the land that the condo sits on and common areas, it's all included in the price you pay for your unit. Plus, you also benefit from shared facilities, views, and convenience. Altogether, it makes the psf higher.This also explains why strata-landed like cluster houses often show psf levels closer to condos. They're measured the same way.Additionally, there's less demand for landed homes. With a much higher entry point, landed properties tend to appeal to a more niche segment, primarily owner-occupiers with substantial budgets. Because the buyer pool is smaller and less competitive, there's naturally less upward pressure on psf.Meanwhile, condos have strong demand. The lower entry price makes them far more accessible to a wider group of buyers. Financing is also generally easier to manage at that price point, which further expands the pool. This means developers can push psf upwards.Higher appreciationAs we all know, land is a rare asset here in Singapore. There are only so many landed plots available, and that number isn't increasing, especially since URA strictly controls zoning and land-use. In fact, landed homes make up only around 5% of our total housing stock. This scarcity is what makes landed homes more valuable, and it's also why they have historically shown stronger appreciation.In fact, over the past 20 years, landed homes have appreciated by 347.61%, compared to 234.41% for condos over the same period. That's not to say condos make bad investments, far from it. A 200%+ increase is still a very strong performance by any standard.But the gap between the two is hard to ignore. Historically, landed homes tend to show stronger capital appreciation, and this difference becomes even more pronounced when you look at freehold properties, where the absence of lease decay further strengthens long-term value retention.In the same period, freehold landed homes recorded growth of 360.3%, while freehold condos saw a comparatively lower 199.7% increase.Source: PropNex Investment Suite Enjoying our insights so far? Stay updated with the latest property trends, expert analysis, and market perspectives from PropNex. Join our mailing list Why cheaper doesn't mean more affordableYes, landed homes may be cheaper on a psf basis. But the reality is, you don't just buy property in psf. You also buy it in total amount of dollars, or price quantum. The main reason most people can't buy landed isn't a lack of interest, it's the financial barrier.The upfront cost alone is already a stretch for many people, and that's before even considering the size of the mortgage you have to take on. Not to mention that a larger loan comes with stricter affordability checks and a heavier long-term financial commitment.A typical entry-level condo might cost somewhere between $1 to $2 million. But a relatively modest landed home can easily start from $3 to $5 million. In 2025 alone, the average transacted price for a terrace house was $4,382,891, whereas the average transacted price for a one-bedder was less than a quarter of that at $1,067,636.This gap in price quantum is the real reason condos remain the dominant choice for private homebuyers. It's not that people don't see the value in landed, it's that the upfront capital required is on a completely different level.And beyond the purchase price, there are other practical considerations that come into play like taxes and maintenance cost. So while landed may be "cheaper" in a psf sense, it ultimately demands a much higher level of financial capacity to enter and sustain.So... Should you choose landed over condo?It all depends on your situation. If you can truly afford it, and I'm not just talking about the purchase price here, but also the long-term holding costs and financial commitment, then landed does have stronger fundamentals. You're entering at a lower psf relative to what you're actually getting, so it's a better bang for your bucks. Plus, you benefit from that scarceness that supports long-term appreciation much better than what condos can offer.Going back to the earlier chart, you can see that terrace house transactions averaged at $4,382,891, while 5-bedroom (and larger) condo transactions averaged about $4,485,342. You're practically looking at two very different housing types, but at almost the same price point (here, the condo is more expensive, even!).At that point, you're choosing between two assets that cost roughly the same, but offer very different fundamentals. This is why some buyers might lean towards terrace houses. You actually own the land, get far more usable space compared to a condo (where it's mostly just your unit's floor area), more flexibility, and stronger long-term positioning for a similar price.But, if your budget is better suited for a condo, then that is the right choice. Condos are more accessible, easier to manage, and still offer solid long-term growth.The real decision isn't about which is "better," but what you can realistically sustain. Stretching yourself thin just to enter the landed market can easily put you in a financially vulnerable position, and that defeats the whole purpose of investing in property in the first place.That said, for those who do have their sights set on landed, the more practical question is: how do you build up the initial capital to get there?Well, instead of trying to jump straight into the landed market, think of property as a journey. This is essentially what the PWS framework is about. By being deliberate about what you buy, how long you hold, and when you exit, you position yourself to keep building your equity. With the right approach, your dream of owning a landed home can come true. @propnexpert If you can afford landed... should you buy? ? original sound - Propnexpert 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.

Yishun To Welcome Its First Executive Condo In 5 Years

When one imagines a serene, greenery-lined waterfront setting, the bustling neighbourhood of Yishun may not immediately come to mind. However, tucked away in a quiet nook of the town, the private residential enclave in Miltonia Close could offer a breath of fresh air away from the hustle and bustle. Situated next to the vast expanse of the Orchid Country Club Golf Course, residents are close to nature and can potentially enjoy waterfront views of the Lower Seletar Reservoir. The Miltonia Close Executive Condominiums (EC) development will be the first EC launch in Yishun in five years, since North Gaia in April 2022. New projects in the Miltonia Close area are few and far between, with the last projects launched being the nearby The Criterion and Signature at Yishun, which hit the market in September 2015. Yielding an estimated 430 units, the Miltonia Close EC site garnered three bids from developers upon tender close on 14 April 2026. The top bid of $340.8 million - submitted by Hoi Hup Realty - works out to a land rate of about $732 psf per plot ratio (psf ppr). The sale marks the first EC site sold in Yishun in over five years. At The Heart Of Nature And Urban Transformation Orchid Country Club Golf Course Source: Orchid Country ClubThe nearest MRT station to the upcoming EC development is Khatib MRT station on the North-South Line (NSL), which is about 2-km away or about six bus stops away (via The Shaughnessy bus station). Although the site is not particularly near to key public transport nodes, part of its charm lies in its tranquil location overlooking the Orchid Country Club Golf Course and the Lower Seletar Reservoir. Units on the higher floors are likely to enjoy unblocked waterfront views, offering residents a serene living environment. There is also no shortage of green spaces for residents looking for a spot to jog and cycle, with Rockridge Park @ Yishun and Yishun Park about 15-minutes' walk away. Development of the 6.4-hectare Miltonia Nature Park is also in the works, bringing more parks and recreational spaces closer to residents. Furthermore, major urban transformation works may be coming to the immediate area. According to the Master Plan 2025, the sprawling Orchid Country Club site is set to be redeveloped for housing in the near future, with more amenities likely to be introduced into the neighbourhood.Amenities In The AreaWisteria MallSource: Wisteria Mall FacebookThe Yishun area is well-supported by a number of commercial amenities, with the convenience enhanced further for drivers. For daily necessities, future residents can head to Wisteria Mall or Yishun Mall which are about five to ten minutes' away by car or about 15 to 20 minutes' walk away. SAFRA Yishun is also located less than 10-minutes' drive from the site, offering a wide variety of restaurants and amenities. These include sporting facilities, a gymnasium, bowling alley, and swimming pool, along with offerings like a karaoke bar, board game cafe, and LAN shop. Those seeking out a broader range of retail, food and lifestyle choices can also look to Northpoint City, Junction Nine and Yishun Mall, which are all less than 15-minutes by car or about 25-minutes away via a direct bus. Well-Supported By SchoolsSituated in the heartlands, there are no shortage of schools in Yishun. The Miltonia Close site is within 2-km from primary schools like North View Primary School, Huamin Primary School, Northland Primary School, and Naval Base Primary School. For families with older children, Northbrooks Secondary School, Orchid Park Secondary School, and Chung Cheng High School (Yishun) are also within a 2-km radius from the future development. About the DeveloperHoi Hup Realty is a well-established local property developer founded in 1983. It has a strong track record in the development of residential properties, having successfully completed a diversified portfolio of property developments comprising private condominiums, landed housing, cluster-strata housing, executive condominiums, and mixed-use commercial developments. Some of their notable projects include Pinery Residences, Otto Place EC, Novo Place EC, and The Continuum.