Denise Tan - Your Property Strategist

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Denise Tan - Your Property Strategist Your Tan Upon Ten (10/10) Property Strategist. Learn my 3 step investing strategy today!
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05/10/2026

A 3-room HDB that’s making me look twice 👀

732 sqft.
High floor.
Young lease.
And a price point that deserves a closer look.

Mins walk to Potong Pasir MRT and Woodleigh MRT, with a super convenient Prime supermarket right below you!

📍Conveniently located in the mature city-fringe belt
🏡 732 sqft | 3-room
⬆️ High floor
✨ Young HDB
💰 Attractive entry point

If you’re looking for a 3-room HDB with strong value considerations, DM me “YOUNG” and I’ll send you the details.

Primary One (P1) registration 🇸🇬 happens once a lifetime… and for parents with more than one child, this one is for you....
30/09/2026

Primary One (P1) registration 🇸🇬 happens once a lifetime… and for parents with more than one child, this one is for you.

That’s what most parents miss about P1. You’re not registering one child — you’re setting the school both of them attend. Sibling priority does the rest.

This couple was 1–2km from Rosyth. They wanted to try anyway, even at close to zero chance. After the first consultation I asked a harder question: why spend a 2C ballot on a shot that couldn’t land?

So we pivoted.

Sold their 5-room first — top floor, best view in the block — out in one weekend at $1.32M, a record for the estate. Then we picked the plot, not the project: the lowest land cost of seven parcels in the same precinct. And we counted backwards from registration day, not forwards from today.

HDB traded up to condo, with a 5–8 year exit mapped before they signed anything.

2026 registration: Anderson Primary. Two children, one school.

That result came under 2026 rules. From 2027 the rules change.

Phase 2C goes from 40 to 60 places at most schools. It sounds like good news. But more slots also means more parents applying, and the odds may not move much.

In some schools, those extra places come out of Phase 2A, the alumni phase. At 12 schools, Phase 2C is now split into two tracks, and living within 1km no longer puts you ahead of a family across the island.

I was featured in Straits Times The Straits Times last Sunday on these Primary 1 balloting changes. Most questions I have had since then is … “How will I be affected?”

I’ve walked this with enough families to know the planning window is almost always earlier than they think. What hasn’t changed: the ballot is random, where you’re standing when it runs is not, and that clock starts long before the form opens.

Planning for P1 in 2027 or 2028? Comment STRATEGY and I’ll send you the working-backwards map.

29/09/2026

Primary 1 registration from 2027 is gonna get interesting with latest MOE’s changes… I predict these 5 popular schools may get easier to get into 👀

I’ve mapped out Phase 2C balloting odds for every primary school in Singapore, in line with MOE’s latest changes. For families living within 1km, these 5 stood out:
📍 Xinmin: 65.9% → 73.2%
📍 Henry Park: 67.1% → 78.9%
📍 Kuo Chuan Presbyterian: 58.5% → 73.2%
📍 Fairfield Methodist (Primary): 60.0% → 75.0%
📍 CHIJ St Nicholas Girls’: 61.5% → 76.9%, the biggest jump at +15.4 pts
(2026 odds → my predicted odds from 2027 onwards · Phase 2C · within 1km)

These are my predictions, not actual or guaranteed odds. Your real chances still depend on your phase, your distance and how many families apply in your child’s year.

If your little one is 2 to 5 and you’re planning your home around P1, comment PREDICTION and I’ll send you my spreadsheet, so you can see how MOE’s new rules may affect your ballot 📊

📌 Save this for when you start shortlisting schools.

Primary 1 registration in 2027 will never be the same again…Today The Straits Times featured me in their piece on how pa...
27/09/2026

Primary 1 registration in 2027 will never be the same again…

Today The Straits Times featured me in their piece on how parents plan home moves for Primary 1. It’s a good moment to share how I look at these decisions, because it’s probably not what people expect from a property agent.

My first career was in audit. You learn quickly that a number means nothing until you know what it’s based on. Every family I meet comes with a number in mind: a budget, a distance, a school. My job is to check what that number is based on.

Before any viewing, I look at three things:
1. The proximity premium. How much more are you paying to be near this school, compared with a similar home slightly further away?

2. The cost of being wrong. If the school doesn’t work out, what does it cost to hold, sell, or stay?

3. The six-year exit. Once your youngest leaves primary school, the school no longer matters. Will this home still be a sound asset on its own?

Sometimes the answer surprises families.

My dear client Jolene, who shared her story in the article, chose to rent near her target school instead of buying. For her family’s situation, it was the smartest one. She got through the ballot at Fairfield Methodist🙏🏻

For my client Stephane, the property was only one part of their plan, not the whole plan. It had to be a sound decision with a solid exit strategy. And they got through the ballot for Pei Hwa.

Two families, two very different decisions. What they had in common: they knew exactly what they were paying for.
I’ll never sell you a school. What I will do is help you choose a home that still makes sense on the day the ballot results come out, whichever way they go.

Thank you to The Straits Times for including me, and to Jolene and Stephane for sharing their journeys so openly. 🙏

Planning a move for 2027 or 2028? Comment P1 and I’ll map out your strategy for you.

24/09/2026

Primary 1 registration updates from my clients 🙌🙌 “We got into the very school we wanted for our kid.” 🎉

At our client appreciation gathering, I asked every parent one question: which primary school are you aiming for, or which one did you get into?

Here’s what they said 👇
Rosyth. SJIJ. SCGS. Maris Stella. Ngee Ann. Holy Innocents’. Fairfield. PLMGS. St Andrew’s. Poi Ching. St Hilda’s.

Behind most of these answers is a home decision made years before registration day. One family sold their matrimonial home, rented for a while, and then to a final home 900m from their child’s school. Another changed their target school after we sat down and mapped out their options.

That’s the part nobody sees on results day.

💬 Which school is your family aiming for? Comment the name below and I’ll DM you what it realistically takes to get in: which phase, and what to check before you buy near it.

📌 Save this for when you start house-hunting, and send it to your spouse if you two haven’t agreed on a school yet 😉

24/09/2026

A 4-room flat you can live in without switching on the aircon 🌬️

This one surprised me the moment I walked in. The living and dining area runs wide instead of deep, with double-panel windows along the whole length, so the light and the breeze come straight through.

My sellers did the smart renovation work already:
✨ Kitchen opened up to flow into the living and dining space
✨ A solid wall hacked down and replaced with glass, so light reaches every corner
✨ Master bedroom fits a king bed, plus a walk-in wardrobe they built without shrinking the other rooms
✨ Third room currently a kids’ room, and it works just as well as a study or a second wardrobe

Every room is bright and well ventilated. And you’re just 2 MRT stops from the city, for anyone who works in town.

Comment “WINDY” for the full details today!

23/09/2026

Singaporean 🇸🇬 mummies - You’re not a slow replier. You’re a present mum 😍🫶🏻

“Being present for everyone means you’re present for no one.”

Vanessa Van said this over brunch at Tomo, and I haven’t stopped thinking about it. ☕

She’s a mum with kids at Ai Tong and a real estate career she’s built from the ground up. For years, every client message felt urgent. Every late reply felt like failing someone.

Then she realised that trying to be there for everyone meant she wasn’t truly there for anyone. Not her clients. Not her kids. Not herself.

So she set boundaries. And she stopped apologising for them.

Mummies, if you’ve ever feel guilty for not being present at work or with your kids … this one’s for you. 🤍

Save this for the day you need the reminder. Send it to the mum friend who’s doing too much.

We’re both Thomson residents, cafe hopping through our own neighbourhood and sharing the real lifestyle around Thomson Reserve. DM us to hear our pov about the hood.

What’s one boundary that saved your sanity as a working mum? 👇

📍 Tomo, Thomson

15/09/2026

PS: I’m a realtor selling this unit! Would you live in this 1-bedder with high ceiling? 🏡

700 sqft that doesn’t feel like 700 sqft. High ceilings that open the whole place up, and a view I still haven’t gotten used to, garden and greenery instead of another block staring back at you.

It’s not a shiny new launch. It’s a quieter kind of home surrounded by nature.

Asking $950,000.

Comment “PEACE” and I’ll send you the unit details 👇

13/09/2026

MOE just changed the P1 rules — and not everyone comes out ahead. 🎓

Two changes just dropped for 2027 P1 registration:

1️⃣ Phase 2C spaces are increasing to at least 60 per school. Sounds generous — but it means less priority for alumni families.

2️⃣ 12 schools are moving to a two-track system, splitting places between those living within 2km and beyond. If you’re outside the 1km radius of your dream school, this is the first real shot you’ve had in years.

Whether this helps or hurts your child’s odds depends entirely on where you live and your family’s history with the school.

I’ve tracked 6 years of Primary 1 balloting data (2021–2026) to help you actually understand your odds under the new rules — not guess.

📊 Comment “SPREADSHEET” and I’ll send you the link.

10/09/2026

Most 4-room HDBs face another block… 👀

But this one? Pretty much UNBLOCKED. ☀️🌿

And you really feel the difference — loads of natural light, a spacious layout, and a beautifully renovated interior that feels anything but “typical HDB”.

✨ ~1,001 sqft
🛏 3 bedrooms
🛁 2 bathrooms
🍳 Gorgeous renovated Bohemian chic reno
☀️ Bright + unblocked

With a food court right downstairs and minutes walk to MacPherson MRT, you are just a few MRT stops away from work so coming home is a breeze

Would you pay more for an unblocked view? 👀

👇 Comment “VIEW” and I’ll send you the floorplan and link.

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