Tony Eyu 杨伟忠

12/10/2026

Property News from 5 Oct to 11 Oct 2026

1. Punggol East Container Park lease extended to end-2027
Four main tenants at Punggol East get one more year, giving them time to plan their next move. A welcome breather for the F&B operators.

2. Renting vs buying if home loan rates rise
If rates climb, renting and investing the difference could beat owning a private home. Worth running the numbers before you commit.

3. Why 2027 could be a big year for landed homes
Looser rules for private owners moving into resale flats may unlock more landed sellers. Expect a livelier market and more launches.

4. Investors are shopping for Singapore retail assets
About S$8b in retail deals have closed this year, as buyers back durable income over sales recovery. Malls remain a yield story.

5. How AI could reshape the C*D Grade A office market
Four scenarios, one clear takeaway: quality office space may hold up even if headcount shrinks. Flight to quality continues.

6. AI impact on C*D Grade A vacancy and rent growth
From upside expansion to AI bust, the forecasts diverge sharply after 2027. Vacancy and rents will depend on which path plays out.

7. 70% of Asian families set to transfer wealth
Only half feel the next generation is ready to run the family office. Preparing the stewards matters as much as the succession plan.

8. HDB says complex resale cases need private lawyers
When a resale is complex or priced below recent deals, sellers may need their own solicitor. Know this before you list your flat.

9. Only 15% of Phase 2C P1 students at 12 popular schools live in public housing
MOE's two-track system from 2027 aims to widen access and lift the social mix. Where you live matters even more for school registration.

10. Revolut sets up its first permanent Singapore office
A 8,880 sq ft space at Collyer Quay Centre backs a S$350m commitment to Singapore. Another strong vote of confidence in the C*D.

11. OUE Reit in exclusivity talks for One Raffles Place
IOI Properties and CapitaLand are in due diligence for a deal valued at S$2.3b to S$2.4b. No binding agreement yet, but a landmark C*D trade to watch.

12. Two wives, no bigger share
A court ruled the first wife's 56-year marriage earned her an equal half of the assets. A reminder that proof of contribution decides the outcome.

06/10/2026

Property Market Updates from 28 Sep to 3 Oct 2026

HDB wait-out period lifted, but no price surge expected
Scrapping the 15-month wait-out rule is unlikely to spark an HDB resale frenzy. Most industry players see prices moderating, not surging.

PropNex plots its next act beyond residential
With nearly two-thirds of Singapore's residential market captured, the next growth chapters are industrial, capital markets and leasing.

Amberwood at Holland sells 23 of 70 units at S$3,019 psf
A 33% take-up in the first phase at the new Holland Plain precinct, with 142 units still to come in phases.

Johor's boom is real, but the JS-SEZ payoff is unclear
Billions in approved investments, yet how much is truly new remains the big question, and SME spillovers are uneven.

Private home prices up 1.4% in Q3 as HDB resale dips 0.2%
Landed homes lead the climb while HDB resale slips for a third straight quarter. The market is moving in two directions.

HDB resale prices dip despite the end of the wait-out rule
No significant jump in prices or in downgrader purchases, though million-dollar flat deals are rising.

Resale vs new sale: which wins on returns?
Over the past decades, resale homes have consistently delivered higher annualised returns than new launches across all regions.

The Serra Residences in Novena launches from S$3,120 psf
A freehold 133-unit condo by Far East Organization, the first new residential launch in the Novena area in about five years.

Home loan rates are heading up
Fixed-rate packages are crossing 2% as banks respond to rate hikes. Look beyond the headline rate to flexibility and lock-in terms.

RTS Link now expected to open in February 2027
The cross-border link is delayed by two months for safety certification, with services now targeted before Hari Raya.

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22/09/2026

Property and Market News from 14 - 20 September 2026

**1. Spottiswoode Estate Upgrades**
Residents bank S$188k in participatory budgeting. Estate design upgrades now live — void decks and reflexology paths reshape suburban living.

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**2. Eco World Sin Ming Housing Plot**
Top bid S$1,612 psf ppr. Eco World secures prime HDB conversion site — mixed-use play near Bright Hill MRT sets new precedent for suburban density.

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**3. Landlord Protection in Business Takeovers**
Business closure wave intensifies. Critical lease clause check: Can rights transfer if operators change hands? Landlord safeguards explained.

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**4. August New Home Sales Slowdown**
Ghost Month impact: 153 units sold. New home launches dry up — developers play cautious ahead of year-end market reset.

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**5. Fujian Money Launderers' Luxury Condos**
Super-luxe units seized in S$3b case. Wallich Residence, South Beach condos fail auction — reserve prices tell the whole story.

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**6. US Treasury Yield Breaches 5%**
Inflation fears spike. 10-year yield hits 5 per cent — global bond markets signal tighter monetary stance ahead.

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**7. CDL Jurong Lake Mixed-Use Launch**
Lucerne Grand: 570 units from S$1.5m. Direct Lakeside MRT link — mixed-use residential play in high-growth corridor.

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**8. Co-Living Sector Boom in Singapore**
Investor appetite accelerates. Co-living assets surged 2025-26 — repositioning strategy reshaping residential alternatives market.

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**9. Luxury Units Seized in Money Laundering**
Gramercy Park auction falls flat. Two-bedroom plus study rejected at S$3.5m — seized asset sales reveal market resistance at premium levels.

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**10. Orchard Road Redevelopment Tender**
37 Emerald Hill mixed-use call. Six-month tender window opens — STB repositioning heritage retail as lifestyle anchor on iconic street.

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**11. Boat Quay Shophouse Conversions Surge**
Hotel rule easing unlocks potential. URA receives six applications — shophouse conversion yields hitting 3.1-3.8 per cent draw strong player interest.

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**12. SC Capital Exits Rivervale Mall**
S$276m asset sale completed. Suburban retail repositioning: Buyer linked to Orchid Hotel — 4.7 per cent yield signals stabilised valuation.

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**13. Omnicom Leases 51 Merchant Road**
50,000 sq ft Grade A office secured. S$9-10 psf rental signals strong C*D occupier appetite — tight supply maintains premium positioning.

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**14. Upper Changi, Simei Density Limits Raised**
URA moots plot ratio increases. Three HDB sites freed for higher density housing — MRT proximity drives urban infill strategy.

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**15. Tengah BTO Completed with New Tech**
Prefab, 3D concrete printing deployed. HDB achieves 25 per cent site productivity gain — construction innovation scales across new estates.

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**16. Money Trauma Rising in Singapore**
Psychological toll of financial stress widespread. Therapists report surge in money-related anxiety — affluent Singapore grapples with fiscal anxiety.

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**17. Property Valuation Reports Matter**
Court case over Pinnacle@Duxton sale offers lessons. Proper valuation saves disputes — independent reports protect buyers and landlords alike.

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12/09/2026

New Leasing Listing :

-Spacious 893 sqft layout featuring 2 bedrooms and 2 bathrooms.
-With a tranquil city view over greenery with balcony
- Fully furnished basis with quality white goods.
- premium items including TV, sofa, dining table/ chairs, refrigerator, washing machine, dryer, oven, recliner, and bedroom cabinetry.
- Exceptional connectivity via ECP and Nicoll Highway for a seamless commute to the C*D, Katong, even Vivocity.
- Surrounded by top-tier lifestyle amenities including Parkway Parade Shopping Mall, Katong i12, hawker centres, and renowned seafood restaurants.
- Just next to Katong Park MRT TEL line, enhancing your travel options. 3 minutes walk to MRT, 15 mjns train ride to Marina Bay, 25 mins to Orchard Road via train
- Perfectly situated for active families/ singles who enjoy the outdoors at East Coast Park within 10 mim walking distance too.

-Spacious 893 sq ft layout featuring 2 bedrooms and 2 bathrooms. -With a tranquil city view over greenery with balcony - Fully furnished basis with quality white goods. - premium items including TV, sofa, dining table/ chairs, refrigerator, washing machine, dryer, oven, recliner, and bedroom cabinet...

11/09/2026

🏫 Staying within 1km of a popular school — is it still worth paying the premium?

From 2027, P1 Phase 2C rules are changing for selected popular schools, and it could change how parents look at property location. 🏠

Could this affect property demand and your buying decision?

Have a look 👆
📩 DM me if you want to understand how the new rules may affect your property options.

08/09/2026

Property and market News from 31 August to 6 Sep 2026 :

1. Gilstead Court back on the market, S$198m reserve price
Fourth en bloc attempt for this Novena freehold site, works out to about S$1,874 psf ppr. Tender closes Oct 13.

2. Land betterment charges rise again
Non-landed residential up 3.4%, landed up 3.5% on average, effective this month. Kallang Bahru and Boon Keng saw the sharpest jump at 29.1%.

3. UOL and CapitaLand's S$1.4b bid blows past expectations
Their joint bid for the New Upper Changi site came in 13.8% above the next highest offer, at S$1,537 psf ppr.

4. Frasers Property snaps up Cuppage Terrace for S$175m
17 conservation shophouses next to The Centrepoint, adding to Frasers' growing Orchard Road footprint.

5. S$3b money laundering case, more properties hitting the auction block
Nine properties including South Beach Residences and Paterson Suites go under the hammer on Sept 23.

6. Eu Yan Sang family sells Bishopsgate GCB for S$40m
Works out to about S$2,481 psf, described as a fair price given the site's odd shape and narrow frontage.

7. Punggol East's riverside plots could yield over 8,000 new homes
25 hectares along Sungei Serangoon earmarked for redevelopment, tenants told leases won't be renewed past year end.

8. Marina Square to shut in 2027 for a major revamp
SingLand's redevelopment will expand the complex to about 362,493 sq m with new residences, offices and hotels.

9. Yishun 10 cineplex to make way for mixed-use development
Singapore's first cinema multiplex closes March 2027, Frasers Property redeveloping the site into about 110 homes plus retail.

10. Economists raise Singapore's 2026 growth forecast to 5%
MAS survey points to a sustained AI-driven boom lifting manufacturing and trade-related sectors.

11. Making your SRS savings work harder
Idle SRS funds earn just 0.05% a year, financial experts urge members to put uninvested balances to work.

12. RTS Link Woodlands North station is complete
Cross border rail link between Singapore and Johor Bahru stays on track for 2027 operations.

13. Why Singapore's commercial spaces are going mixed-use
Marina Square, Yishun 10, Newport Plaza and more are being redeveloped to add homes atop retail and office space.

14. Singaporeans lured into Nanning Ponzi scheme with free dinners and luxury condos
Recruiters promised outsized returns from a China-Asean investment scheme that turned out to be a scam.

15. Mother loses claim on daughter's $2.4m home despite paying over $1m
Court rules against her, flags ABSD issues from the unlawful arrangement used to buy the property.

16. The hidden risk of buying property under someone else's name
Sham trust and nominee arrangements are easily flagged by the taxman, with penalties of up to four times the ABSD.

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04/09/2026

Key property and market News from 24 August 2026 to 30 August 2026 :

1. A bold push to ensure Singapore can rise to every challenge in an uncertain future
Childcare leave up to 12 days, a S$62,000 child support package, and higher BTO and EC income ceilings. The National Day Rally set the tone for the next decade.

2. Higher income ceiling for BTO flats, ECs; first-timers with kids stand better chance
BTO ceiling now S$16,000 and EC ceiling S$18,000. More households just became eligible for subsidised housing.

3. Undersea tunnels to connect the mainland to Pulau Tekong being studied
Bridges would cut across busy shipping lanes, so the plan is to go under. A major engineering undertaking decades in the making.

4. Several islands to be merged to form new western island
Semakau, Bukom and Sudong could become one landmass built for advanced manufacturing and new power generation. Jurong Island shaped the last 50 years, this one is aimed at the next 50.

5. Core inflation climbs to 2% in July; electricity prices rise sharply
Electricity and gas jumped 8.7 per cent year on year. Operating costs are creeping back up for occupiers.

6. New Woodlands Gateway industrial hub takes shape as RTS Link nears completion
Median rents in District 25 are up 86 per cent since 2020, outpacing the island-wide 47 per cent. The north is quietly repricing.

7. Looking beyond the headlines in Singapore's property market
Unsold inventory is 45 per cent below the historical average. Supply discipline, not weak demand, is driving the numbers.

8. En bloc reforms may spark more deals, but not a repeat of 2018's boom cycle
Lower consent thresholds for older developments could revive collective sales. Realistic pricing will decide which sites actually move.

9. Sunway MCL steps up Singapore residential game, on lookout for landbank
Two sites secured and a target of a few land parcels every year. Conviction in the Singapore market remains strong.

10. Some assets to consider when retirement portfolios are getting eaten up by inflation
Too much cash sitting idle is the quiet killer of retirement plans. Reits, dividend blue chips and real assets are back in focus.

11. Flats with shorter waiting times being built in Sin Ming, Toa Payoh
Two brownfield sites, 1,076 and 193 units, completing by mid-2030. Wait times under three years for buyers who cannot wait.

12. Even rich people feel anxious about money
Wealth rarely arrives without a matching set of expectations. Financial security and financial peace of mind are not the same thing.

13. When investors paid millions to buy non-existent overseas homes
One couple lost S$800,000 on 16 properties that were never built. Never buy what you have not verified on the ground.

03/09/2026

Developer just released a fresh price adjustment and units are moving.

✅ Freehold
✅ Walking distance to [MRT STATION]
✅ TOP expected move in or lease out shortly after
✅ Limited units remaining

Whether you’re buying to occupy or to hold, the maths on a freehold asset near an MRT line is worth running properly. Happy to send you the actual unit mix, floor plans and indicative pricing so you can decide with numbers instead of hype.

DM me for the full breakdown.

Eyu | Group Associate Director PropNex Realty Pte Ltd CEA Reg No. R040367B

24/08/2026

Major Property and Market News Recap from 17 - 23 Aug 2026 :

1. Developer Sales Surge in July 731 new homes sold with Dunearn House and Lentor Gardens Residences driving momentum. Market showing resilience after June’s dry spell.

2. Sustained Land Acquires Prime Thomson Lane Site S$578m land buy signals strong developer confidence. Condo development planned on 203,000 sq ft parcel in District 11.

3. Hong Heng Garden Collective Sale Freehold Sembawang apartments going en bloc at S$130m. Rare opportunity for developers seeking replenishment land.

4. Kallang Distripark Redevelopment Former industrial site prepped for private housing. Three iconic octagonal buildings designed by Victor Chew retained as heritage landmarks.

5. Scotts Square Transaction Raj Kumar and Kishin in exclusive negotiations to acquire the mixed-use freehold mall at S$320m. Substantial refurbishment potential on cards.

6. Oei Tiong Ham GCB Closes Freehold Good Class Bungalow sold for S$313m. Market continues to favour prime GCB assets despite selectivity in luxury segment.

7. RTS Link Final Stages Cross-border rail link enters testing phase. Expected launch in 2027 will unlock connectivity between JB and Singapore.

8. BTO Income Ceilings Raised Higher income limits now apply for BTOs and ECs from Aug 24. First-timers with kids gain improved chances of securing subsidised housing.

9. Perennial Living Launches First Private Assisted Living Luxury eldercare from S$8,000/month in District 11. Integrated medical care and wellness services reshaping senior living landscape.

10. National Day Rally: Supporting Families Childcare leave rises to 12 days; S$62,000 Child Support Package extended. Policy shifts signal government focus on family-first economics.

11. Undersea Tunnels to Pulau Tekong Long-term infrastructure study underway to connect mainland. Major undertaking opening new land use possibilities for future development.

12. Island Reclamation: Western Island Development Multiple southern islands to merge into one. Government planning decades ahead for new industries, energy, and defence infrastructure.

20/08/2026

🏙️ What if today’s coastline becomes tomorrow’s prime address?

This isn’t just about 226 luxury residences.
It’s about what could happen next.

🎥 Watch the video and let me know what you think.

Tony Eyu
📲 88189120 | CEA R040367B