Property Jubs

24/06/2026

Is there an OVERSUPPLY in Lentor?

I just uploaded my full analysis on Lentor Gardens Residences, where I break down the bigger Lentor township story before zooming into the project itself.

In this video, we cover:

✅ Total new condo supply in Lentor
✅ Current unsold units
✅ Lentor buyer profile
✅ Developer market share
✅ Land bid prices
✅ Lentor Gardens Residences unit mix
✅ Views, facing and layout analysis
✅ 2BR layouts to avoid
✅ 3BR / 4BR comparisons across Lentor
✅ Whether the rare 5BR strata terrace units are worth considering
✅ Exit strategy for Lentor buyers

TLDR: buying into Lentor is not just about choosing the cheapest unit or chasing the best view.

It is about selecting the right unit that can stand out in the resale market, appeal to the future buyer pool, and give you a smoother exit when it is time to sell.

Watch the full video here:
https://www.youtube.com/watch?v=8x_eNlYZ6Q8

Thinking of buying Lentor Gardens Residences or another new launch?
DM me “LENTOR” and I’ll help you assess the numbers, layout and exit strategy.

Start the conversation today: wa.me/6589390393

🏠 Thinking of buying a unit at Lentor Garden Residences? Watch this...

28/02/2026

January is usually a quieter month in real estate..

The market resets — it's a new year, post Christmas, waiting for bonus / salary increment..

Momentum takes time to rebuild.

Our team at showed up with intention nonetheless! We welcomed two new associates who are hungry not just to close deals — but to make a difference within their own circles. That matters more to me than numbers.

We also began our training series for new and existing RES — Fundamentals.
Back to basics, sharpening our skills sets and refining how we analyse, position, and negotiate.

Because in this industry, getting the fundamentals right matters and that's a non-negotiable for all of the associates under me.

One deal this month stood out which I'm really proud of.
It took almost a year to actualise..
Months of alignment between parties.
Patience when things stalled. 🥲
Strategy in crafting the deal to ensure complete alignment to sell high and buy low SAFELY.
And when it finally came together, my clients thanked me for my patience 🥹

Grateful for clients who trust me to protect their interests throughout their property journey.

🇸🇬

10/01/2026

Today, I asked my associates a simple question:
What kind of realtor do you want to become in 2026?

Not how much you want to earn.
Not how many deals you want to close.
But who you want to be in this profession.

The answers were thoughtful.
They spoke about bringing real value to clients.
Giving people confidence to make their next move.
Being stronger with numbers and analysis.
Building referral-based businesses.
Having structure, discipline, and clarity — in a business where no one pays you a salary.

Together with Angela and Sean, we shared the foundation we’re building this year — centred around five pillars:
Money Intelligence.
Conversion & Presentation Mastery.
Lead Generation with structure.
Buyer Agent Mastery through data and analysis.
Social Media as a professional shopfront.

The goal isn’t to create louder realtors.
It’s to build clearer ones.

Realtors who don’t convince, but present.
Who understand safe entry and comfortable exits.
Who use technology and social media intentionally — not for noise, but for service.

Real estate is a long game.
It rewards resilience, discipline, and intention.
When you focus on growing the right way, results have a way of following.

Not louder. Just clearer.

Excited for 2026 already!!

05/01/2026

👐🏻 Welcoming to

There’s something special about watching someone step into a new chapter by choice — not because it’s easy, but because it’s aligned.

Le Bing comes from a corporate background and is incredibly social-media savvy. But what stood out most to me wasn’t her skillset — it was her intent. She took the RES course and passed on her first try — a quiet but powerful signal of discipline and determination.

As her mentor, my hope is to grow Le Bing into a data-driven realtor who blends heart work with hard work. Someone who understands that real estate isn’t about chasing deals, awards, or noise — but about mastering the process, doing things right, and always acting in the long-term interest of the client.

Grateful for the trust she’s placed in me and for the journey ahead. Growth takes time, guidance, and a willingness to stay grounded — and I’m excited to walk this path together with you.

If you’re an agent looking for a breakthrough without chasing success — because you believe success is something you attract through consistency, integrity, and skill — you might just belong here too. 🤍

Welcome to the team, Le Bing 🌱✨

03/01/2026

✨ Open Door Advantage Series ✨

Today was a hands-on, on-site training with my associates — and honestly, it was one of those quiet but meaningful sessions.

We spent time at the newly completed Amo Residence, not just viewing a unit, but understanding the development as a whole:
the surrounding plots of land, neighbouring developments, the URA Master Plan 2025, and most importantly — who the buyers are today, and who the buyers will be in the future.

This is where I see many buyer’s agents fall short.
Beyond bringing buyers to view a unit, there must be a deeper understanding of which stacks matter, why certain facings perform better, and how future plans affect long-term potential.

Today, we:
• Walked the development
• Viewed and analysed a 3-bedroom layout
• Discussed neighbouring plots and future transformation
• Shot real content on-site
• Role-played buyer conversations
• Practised advising buyers based on master plan, facing, views, and entry price

One thing I strongly believe in:
Good buyer agents aren’t built by knowing how to surf property portals — but by being able to spot the right unit, at the right entry price, with the highest potential for appreciation.

Very grateful for associates who showed up with open minds and a genuine willingness to learn 🤍
This is the culture I’m building — long-term thinking over quick wins, substance over surface.

If this is the kind of team you’re looking for, you know who to reach out to.

And if you’re looking for a buyer’s agent with real market knowledge and layout analysis — not just someone who schedules viewings — my agents and I are ready.

08/12/2025

Many couples assume that income growth naturally increases their property options.

But in the case of Executive Condos (ECs), the opposite can happen.

The moment your household income crosses $16,000, you’re no longer eligible to purchase an EC — cutting off one of the safest and most affordable ways for Singaporean families to enter the private market.

And with annual increments, promotions, bonus cycles and job changes, many hit this income ceiling sooner than expected.

Here’s why this matters:

🔹 ECs offer a below-market entry price
Typically 15–30% cheaper at launch than comparable private condos.

🔹 They are built for families
More efficient layouts, better liveability, stronger upgrader appeal.

🔹 They have strong resale demand at MOP
Historically, many EC owners walk away with $300k–$800k+ in capital gains — even after the 8–9 year holding period.

For many of my clients, this has been their stepping stone from HDB to private, and in some cases, their ticket to long-term financial security.

But once your income crosses the $16k ceiling, that entire pathway disappears overnight.

This is why timing matters. Not just “when to buy”, but when you might lose eligibility altogether.

If your household income is already in the $14k–$16k range, this is your countdown window.

If you’d like a clearer understanding of:

• your EC eligibility,
• your loan capacity under MSR, or
• whether EC or condo is the better fit for your timeline,

Feel free to reach out — I’m always happy to help families make informed, strategic property decisions.

DM me “LAST CHANCE” or WhatsApp wa.me/6589390393 and I’ll walk you through your numbers and options with zero pressure.

— Julia Bensily | Property Jubs | PropNex
Helping families build wealth through smart property decisions.

15/10/2025

🏠 Should you buy now or wait?

In today’s market, many buyers are overwhelmed.
Every showflat feels like a must-see, some agents say “prices are rising,” and others say “it’s cheap!”

The truth is — every opinion sounds convincing, but not all advice is created equal, and not all of it is relevant for you.

I help you cut through the noise, compare the facts, and plan your next move strategically — whether it’s for your own stay or investment.

💬 Comment “YES” or message me directly — I’ll personally analyse your options and show you what’s truly worth your YES.

15/10/2025

In today’s market, many buyers are overwhelmed. 😨
Every showflat feels like a must-see, some agents say “prices are rising,” and others say “it’s cheap!”

The truth is — every opinion sounds convincing, but not all advice is created equal, and not all of it is relevant for you.

I help you cut through the noise, compare the facts, and plan your next move strategically — whether it’s for your own stay or investment.

💬 Comment “YES” or message me directly — I’ll personally analyse your options and show you what’s truly worth your YES.

13/10/2025

Back to work after a lovely break!~ Attending the Tech Frontrunner session reminded me why I love being part of this community that never stops growing 💙

Over the past few months, these sessions have truly levelled me up — from simply marketing properties to strategically analysing them. I’ve learnt how to use PropNex’s tech tools and data dashboards to:
📊 Spot undervalued units across developments
🏙️ Track transaction momentum & buyer behaviour
💡 Back my advice with facts, not just opinions

Becoming a data-driven realtor means every recommendation I give my clients is grounded in clarity and precision — not guesswork.

A huge THANK YOU 🙏 to the Tech Frontrunner trainers and PropNex leaders who have poured so much effort into helping us stay ahead. Your guidance has helped me turn data into decisions, and decisions into results.

To my peers who’ve been curious about these sessions — don’t wait.
The right tools can transform not just your business, but the confidence you bring to every client conversation.

Let’s keep levelling up together 💪

06/08/2025

🚨 ECs at ~$1,800 psf soon?

The land bids for Woodlands Drive 17 and Senja Close just broke records at $782 psf ppr and $771 psf ppr respectively.

With 5 bidders each, the demand is clear—and so is the signal:

💥 Future EC launches could average around $1,800 psf.

Naturally, I ran a ProMap check today and uncovered 2 golden insights buyers should know before prices spike:

1️⃣ A private new launch that’s still priced close to EC levels

2️⃣ An EC that's averaging $100 psf lower than the projected new ones

15 months isn’t far away...

If you (or someone you care about) are planning to buy, this could be your final window to enter at today's prices.

📩 Drop me a DM or whatsapp wa.me/6589390393 and I’ll share the insights with you.