Justin Kong - Aspiring Property Investors

01/10/2026

I was wrong about HDB prices, and I'd rather say it myself.

On 28 July I said HDB resale prices would go up 1% or less for one or two quarters after the 15-month wait-out for private owners was lifted.

The Q3 flash estimate came out this week: -0.2%.

What I missed was supply. 13,480 flats reach MOP this year, more BTO is coming, and the BTO income ceiling went up. Buyers have more choice, so prices cannot run.

But million-dollar flats still went from 491 to 597 in one quarter. The money came in, it just went to the bigger flats in mature estates.

Q4 will settle it. My call is flat. What's yours? UP, DOWN or FLAT?

21/09/2026

What if your next home put you right in the heart of District 10?

Introducing Amberwood at Holland, an exclusive new launch by Sim Lian, tucked inside the low-density Holland Plain enclave, surrounded by landed homes, greenery and some of Singapore's most sought-after schools.

What makes it rare:
🏡 A low-density enclave in prime District 10, only large-format 3, 4 and 5-bedroom homes. No shoeboxes.
🎓 Within 1km of Methodist Girls' School, and near Hwa Chong, Nanyang Girls and Raffles Girls' Primary.
👶 A childcare centre built inside the development.
🚇 Walk to King Albert Park MRT, set to become a Cross Island Line interchange.

Opportunities like this in District 10 are rare, and with the project this exclusive, the good stacks will move fast.

Want the floor plans, the best-value stacks, and an honest view on whether it fits your numbers? WhatsApp me the word AMBERWOOD: https://t2m.co/HeyJustin

Justin Kong | Real Estate Strategist | PropNex Realty | CEA Reg. R012735G

03/09/2026

03/09/2026

$1.4 billion. For a single plot of land right beside Bedok MRT. And the developers didn't just win it, they reportedly outbid the next bidder by around 14%.

I track these land tenders closely, and this one genuinely made my eyes open big. It is a joint venture between UOL, Singapore Land and CapitaLand. These are not rookies. So the real question is: why are they so bullish on Bedok, and what does it mean for you and me?

At a record S$1,537 psf for the land, the papers estimate the future launch could start around $3,000 psf. Right now the nearby average is only about $2,600 to $2,700. That is a whole new benchmark for the area.

Here is my honest take. The bread can never be cheaper than the flour. When land prices keep climbing, new launch prices can only follow. With land going at this level, the new launches coming in 2027 will very likely break new records.

So can you still find good value homes today, priced $200 to $300 psf below the market? Yes, you can, if you know where to look.

If you want the full picture, message me the word "VALUE" or reach me on WhatsApp and I will show you, with live data, what is undervalued and available to you today: https://t2m.co/HeyJustin

So tell me, is this bid a clever move, or did they overbid? I would love to hear your view.

Justin Kong | Real Estate Strategist | PropNex Realty | CEA Reg. R012735G

24/08/2026

Yesterday your income was too high to qualify. Today you qualify, and you didn't take a pay cut. The goalpost just moved.

At the National Day Rally 2026, the government raised the household income ceilings for the first time since 2019. With effect from today, 24 August 2026:

- BTO (families): $14,000 to $16,000
- Executive Condos: $16,000 to $18,000
- Singles aged 35 and above: $7,000 to $8,000

Here is what most people will miss. This is not the government trying to push up BTO or EC prices. It is a long-overdue fix. Over the years incomes went up and prices went up, but these ceilings stayed frozen since 2019. That left a whole sandwich group of Singaporeans earning a little too much on paper, yet perfectly in line with today's prices. Over-qualified for HDB, priced out of private property, and simply stuck.

I have been seeing this for the past two years. Recently a couple earning about $17,000 were so disheartened to be just over the EC ceiling. The moment our Prime Minister finished speaking, they called me and asked, "Justin, are we in now?" I said yes, you are very much back in the game. I could hear the relief in their voices.

So here is my honest question. Is $2,000 more actually enough to help the sandwich class, or is it still too tight for where prices are today? Comment ENOUGH or NOT ENOUGH. For me, I would say it is good enough for now.

Justin Kong | Real Estate Strategist | PropNex Realty | CEA Reg. R012735G

08/08/2026

I received an enquiry today for one of my 3-bedroom HDB flats, and the buyer's situation is something every HDB owner should learn from before they ever decide to sell.

He had his HFE approved, which was a good start. But two things quickly stood out.

First, he's 38 and his wife is 36, and the flat had about 47 years of lease left. When you take the youngest buyer's age, 36, and add the 47 years of lease, you get 83. That falls short of 95, and when it does, you cannot fully use your CPF or take the maximum HDB loan. The shortfall has to be topped up in cash.

Second, his cash proceeds from his previous flat were about $200,000, but he had already used all of it to clear his debts. The difficulty is that when you take a second HDB loan, HDB requires you to put up to half of those previous proceeds into the new flat. That money was no longer there.

So his numbers simply could not add up. The older flats that would have satisfied the age and lease requirement were well beyond his budget. He is now staying with a relative while he works out his next step, and I gently advised him to write to HDB to appeal, because honestly that is the best option he has left.

I share this with a heavy heart, and only because the lesson is so important. If he had sat down with the right people and worked through the numbers before selling, he might have chosen to keep his flat and pay down the debt slowly, with a home over his head the entire time.

So let me ask you. Touch wood, if you were in his shoes, would you sell your HDB to clear a debt knowing you might not be able to buy the next one, or would you hold on to the flat and find a way to restructure the debt? I'd really like to hear your view.

If you are even considering selling, please speak to someone and run your numbers first. You're always welcome to message me.

Justin Kong | Real Estate Strategist | PropNex Realty | CEA Reg. R012735G

30/07/2026

Do you know someone who's a part-time property agent, the kind who closes a deal once every few years? Please share this with them, because a new ruling is going to affect them directly.

The background is a little awkward. Singapore has close to 40,000 property agents, and according to CEA, about 40% of them don't close even a single deal in a year.

So from 1 January 2027, the rules to renew a licence are changing. An agent will need to close at least 3 transactions over 3 years, or sit for a refresher exam. If they can't fulfil it, they can't renew. And licences will now be renewed every 3 years instead of every year.

Now, why should this matter to you if you're not an agent? Because this is the person you trust with one of the biggest financial assets of your life. Would you want a once-in-a-blue-moon part timer handling that, or someone who does this full time and genuinely puts in the work?

Honestly, this filters out the "I also sell property on the side" type of agent, and I think that's good news, for consumers and for full-time professionals alike. This is all I do, full time. No complaints here.

So whether you're an agent yourself or a consumer, do you think this is the right move? Comment YES or NO below, I'd like to hear both sides.

28/07/2026

If you own a condo and have ever thought about moving back to a HDB one day, the rules just changed in your favour. As of today, this is with immediate effect.

Until now, one of the biggest pain points for anyone moving from a private property to a resale HDB was the 15-month wait-out period. In practice that meant selling your condo, renting somewhere for over a year, and burning money the whole time. The only people exempted were those aged 55 and above moving to a 4-room or smaller flat.

That waiting period has now been removed. Any age, any flat size. No more waiting, and no more paying rent in limbo.

Who does this help? Anyone with real, concrete plans to right-size to a resale HDB. It could be a family who want to unlock funds and lighten their monthly instalment. It could be a retiree who wants a bigger 5-room flat. If this was your plan before, it is firmly back on the table.

But please, do not rush into it just because a rule changed. Right-sizing only works if the numbers work. Look at the numbers, not the feelings. A rule change opens the door, but your numbers decide whether you should walk through it.

The question many are now asking is whether this will push HDB resale prices up. My honest take is a small bump at most, maybe 1% or less for a quarter or two. To me this is a convenience, not a price booster, and with plenty of new supply coming, I do not expect a big lasting jump.

What do you think? Comment UP or DOWN and we will look back in 12 months to see who was right.

And if you are seriously considering the switch, message me the word "HDB" and I will help you run through your numbers. No pressure, no obligation.

28/07/2026

Condo owners, this one's for you 👇

The 15-month wait to buy a resale HDB after selling your private property is gone. As of today, immediate effect.

Before this, most people had to sell, then rent for over a year, and burn money in between. The only exception was those 55 and above moving to a 4-room or smaller flat. Now there's no wait at all. Any age, any size.

So if your plan was to right-size to a HDB, whether that's a family wanting to unlock funds and lighten the monthly instalment, or a retiree who wants a bigger 5-room flat, it's back on the table.

One caution though: don't move just because the rule changed. Right-sizing has to actually make sense for you. Look at the numbers, not the feelings. The rule opens the door, but the numbers tell you whether to walk through it.

Will this push HDB resale prices up? My honest take: small and short, maybe 1% or less for a quarter or two. It's a convenience, not a price booster.

You tell me. Comment UP or DOWN and we'll see who's right in 12 months 💬

Seriously thinking of making the switch? Comment "HDB" or DM me and I'll help you run through your numbers. No pressure.

22/07/2026

👋 Welcome! I'm Justin Kong, a Singapore real estate strategist helping HDB upgraders and property investors buy right, not fast.

Since 2003 I've guided clients through every market cycle, from SARS and the global financial crisis to COVID and the cooling measures. One lesson never changes: emotion loses money, strategy builds wealth.

That's why I use my Minimize Risk, Maximize Profit (M2RP) approach, so you can see the numbers, the timing, and the smart entry points clearly, and decide with confidence instead of fear.

If you're thinking of:
🏙️ Upgrading from HDB to a condo or EC
📈 Investing in the right new launch
🔁 Reviewing your property portfolio

Let's map out your options. No pressure, no obligation.

📩 Tap the WhatsApp button above, or message me 'M2RP' to start.