Sophia Ho Estate

10/04/2026

Before you visit Tengah Garden Residences showflat,
you NEED to know this first.

📍 Right next to Hong Kah MRT (Jurong Region Line)
🏢 863 units + commercial shops below
👨‍👩‍👧‍👦 Strong family mix (60% are 3 & 4 bedders)
🌿 Full facilities + sky terraces at selected blocks

But more importantly —
👉 Which stacks face MRT noise?
👉 Which side gets west sun?
👉 Where are the better facing units?

I’ve broken everything down for you in this video.

📅 VVIP Preview starts 11 April
💬 DM / WhatsApp me for VVIP access + stack selection advice
Low entry price — not something you want to miss.

10/04/2026

𝐑𝐞𝐬𝐢𝐝𝐞𝐧𝐜𝐞𝐬 𝐁𝐨𝐭𝐚𝐧𝐢𝐪𝐮𝐞
Studio | 517 SQ | $910k
- Freehold
- Pool Facing
For more details, pm or check the link 🔻
🔗 https://www.propnex.com/listing/829265/98449589

08/04/2026

𝐅𝐫𝐚𝐬𝐞𝐫𝐬-𝐌𝐢𝐭𝐬𝐮𝐛𝐢𝐬𝐡𝐢 𝐭𝐨𝐩 𝐛𝐢𝐝 𝐨𝐟 𝐊𝐚𝐥𝐥𝐚𝐧𝐠 𝐂𝐥𝐨𝐬𝐞 𝐆𝐋𝐒
✅ Est. 7 mins walk to Kallang MRT
✅ Minutes to CBD
✅ If it's North-South orientation, south-facing with potential views towards the National Stadium.
✅ Amenities: Upper Boon Keng Market & Food Centre, Aperia mall, shophouses at Lavender & Geylang
✅ Primary school within 1km : tbc
✅ Childcare at doorstep facing riverfront

𝑺𝒖𝒃𝒋𝒆𝒄𝒕 𝒕𝒐 𝒇𝒊𝒏𝒂𝒍 𝒑𝒍𝒂𝒏𝒏𝒊𝒏𝒈 𝒅𝒆𝒕𝒂𝒊𝒍𝒔. 𝑫𝑴 𝒇𝒐𝒓 𝒕𝒉𝒆 𝒍𝒂𝒕𝒆𝒔𝒕 𝒖𝒑𝒅𝒂𝒕𝒆𝒔.

04/04/2026

🏆 Record Sale Achieved @ 30 Kelantan Road

Grateful to share — I’ve secured the highest transaction within the estate for the entire year 🙏

This was not an easy deal.

Challenges we faced:
• 🏚️ 46-year-old HDB with only ~54 years lease remaining
• ⏳ Seller needed to align sell & buy timeline (rare unit requirement)
• 🤝 Multiple offers received — including one above $620K, some close, and low-ballers
• 🏡 Key difficulty: matching timeline + 3 months extension of stay

In this market, it’s never just about the highest price —
it’s about structuring the right deal.

⸻

✨ What made this unit stand out:
• 🚇 Next to Jalan Besar MRT
• 🏠 Corner unit (better privacy & airflow)
• 🛏️ Spacious bedrooms
• 🚿 2 toilets (rare for this configuration)

⸻

📖 The story behind this sale

We actually almost closed a deal earlier… but lost it.
It was disappointing.

But through the process, I kept praying and trusting that
something better was meant for my client.

And indeed — it turned out to be a blessing in disguise ✨

✔️ My client secured a better purchase at a lower price
✔️ Timeline matched perfectly for both sale & purchase
✔️ Everything fell into place at the right time

⸻

In real estate,
timing, negotiation, and strategy matter just as much as price.

If you’re holding an older flat and unsure about your options,
there’s always a way to structure it right.

📩 Happy to share insights — no pressure, just clarity.

Sophia Ho | +65 9844 9589

03/04/2026

Glory to God 🙌🏻❤️
Grateful to have closed this Executive Apartment at the HIGHEST price in entire District 25 during Q1 2026.

But this deal didn’t come easy.

📉 Market Reality (Q4 2025 → Q1 2026):
The landscape shifted quickly:
• Aug 2025: Announcement of no more SERS, replaced by VERS
→ Buyers became more cautious, especially for older flats
• Oct 2025: Strong BTO & SBF supply
→ Many price-sensitive buyers diverted to newer flats

For this 42-year-old EA, the buyer pool shrank significantly.

🔍 What we observed on the ground:
• Majority viewers were HDB upgraders (4-room / 5-room)
• But many couldn’t commit as their own units were unsold
• Genuine right-sizers (private → HDB EA) were limited
• Even I got a serious buyer, almost offer in Dec 2025 but… compared and chose unit nearer to MRT

👉 In short: Demand was there, but conversion was tough.

⸻

💡 So how did we still achieve a record price?

✔️ Strategic positioning & patience
✔️ Seller’s strong cooperation (always ready for viewing 🙏)
✔️ Well-maintained condition (major items recently upgraded)
✔️ Right buyer timing + clean negotiation

⸻

✨ A big thank you to my seller
for the trust, discipline, and commitment throughout the process.

And to fellow co-broke agent —
Integrity and professionalism close this deal.
At the end of the day:
Happy Seller and Happy Buyer

If you’re holding an older HDB and wondering:
📊 “Can I still achieve a strong price in today’s market?”

Let’s have a real, data-backed discussion.

📩 DM me anytime.

Sophia Ho | +65 9844 9589

27/03/2026

https://www.edgeprop.sg/property-news/qingjian-led-jv-tops-dover-drive-gls-1556-psf-ppr-bid?fbclid=IwZnRzaAQyFARleHRuA2FlbQIxMQBzcnRjBmFwcF9pZAo2NjI4NTY4Mzc5AAEeKORBT_SOGgH3a18srJIZQ5zD1aMyQ4khW7g1UAfnZlAQcaOjAUmipwf8WWE_aem_vOVfwd9Z5YwfK03fsQujig

- 300m walk from the One-North MRT station (Circle Line)
- It is surrounded by established educational institutions, such as Anglo-Chinese School (Independent), Anglo-Chinese Junior College, Fairfield Methodist Primary School, National University of Singapore and INSEAD.
- estimate 625 units
- estimate launch price at average $31xx psf

Sophia Ho +65 9844 9589

A new GLS benchmark in the RCR has been set by the Dover Drive site with a top bid of $1,556 psf ppr — signalling growing developer confidence in the one-north area

11/03/2026

Developers paid 33% MORE for Hougang land than Tampines.

Yes… you read that right.

The Hougang integrated development site beside Hougang MRT just received a top bid of $1.5 billion, translating to about $1,179 psf ppr.

But here’s what many people don’t realise.

Developers not only paid a higher land cost…
They also need to:

• Demolish the existing Hougang Bus Interchange
• Construct a brand new bus interchange
• Build a retail podium and sheltered walkways

Which means the actual development cost is even higher.

So the real question becomes interesting.

If the future launch price is around $2,6xx psf,

👉 How should nearby resale condos price themselves?

Should resale owners price:

• $2,100 psf to attract value buyers?
• $2,250 psf to position below the new launch?
• Or hold higher and ride the town centre transformation?

Because this project is not just another condo.

It is part of a complete Hougang town centre renewal, including:

• New indoor bus interchange
• Integrated retail mall
• Direct MRT connection
• Future Cross Island Line interchange

This kind of transformation often resets the price benchmark of the entire neighbourhood.

So if you own a condo around Hougang / Kovan / Serangoon North,
the upcoming development may have a bigger impact than many realise.

And if you are a buyer looking at this area,
understanding the future price benchmark becomes even more important.

📩 I’m currently studying how this new project may affect nearby resale prices.
Happy to share the insights if you’re exploring buying or selling in this area.

04/03/2026

Lentor Central GLS – Why Developers Are Bidding So Aggressively

Many people asked me today:
Why is the Lentor Central GLS tender so aggressive?

The winning bid came in at $1,278 psf ppr, setting a new record land price for Lentor Hills.

But this didn’t happen by accident.

Developers are reading the same signals.

First — Location fundamentals.
This parcel sits within the growing Lentor Hills transformation, near Lentor MRT and integrated with future green spaces like Hillock Park.

Second — Track record of demand.
Projects like Lentor Modern and Lentor Mansion achieved 100% sell-out, proving strong buyer confidence in this district.

Third — Strategic positioning.
The site allows around 562 residential units, with potential unblocked reservoir views, plus strong planning elements like wind corridors, greenery replacement, and park integration.

But the real story may be this:

GuocoLand missed the previous parcel, which was won by Kingsford.

In land tenders, developers don’t always get a second chance.

This time, the bid clearly signals one thing:

They were determined not to miss again.

With this land price, analysts are projecting future launch prices above $2,700 psf.

The question now becomes:

Is this still early in the Lentor growth story,
or are we approaching the next price benchmark?

Sometimes the biggest opportunities appear before the market fully realises the transformation.

If you’re watching the Lentor / Upper Thomson growth corridor, this tender may be a very important signal.

Feel free to DM me if you want the full breakdown of upcoming launches and pricing strategies.

02/01/2026

Property owners intending to rent out their units to up to 8 occupants, please note that the temporary approval is valid only until 31 December 2026.
Kindly refer to the link below for full details.

27/11/2025

The Avenir 1 Bedroom with City view & MBS view
For Rent
List Price: $6,000
✅ Fully Furnished
✅ Tastefully Design
✅ Luxury Lifestyle
Contact Sophia Ho 9844 9589

27/11/2025

https://www.straitstimes.com/singapore/housing/ura-releases-dairy-farm-tanjong-rhu-dover-housing-sites-for-sale
- First land parcel in Tanjong Rhu area in nearly 30 years
The site at Tanjong Rhu Road spans 131,743 sq ft, with a maximum gross floor area (GFA) of 455,156 sq ft. It is expected to yield 525 housing units. The site is within walking distance of the Tanjong Rhu and Katong Park MRT stations, both on the Thomson-East Coast Line. Schools such as Dunman High School and Chung Cheng High School are also nearby.

- Fourth parcel to launch in Dairy Farm area.
It is close to Hillview MRT Station (Downtown Line) and within 1km of schools such as Bukit Panjang Primary School and CHIJ Our Lady Queen of Peace. It is also surrounded by amenities, including Dairy Farm Mall, HillV2 and Hillion Mall.

- First site in new Dover-Medway neighbourhood
The GLS site at Dover Road zoned for residential use with commercial at the first storey, the site can yield about 625 residences, along with 32,292 sq ft of commercial space on the first floor. The Dover Road site is a 10-minute walk from one-north MRT Station (Circle Line). Nearby amenities include the Buona Vista Interchange, Star Vista and Holland Village.