Freddie Xu Property Advisory

16/09/2026

$1,612 PSF PPR for land in Sin Ming. This caught my attention. 👀

Eco World has put in a $208.1 million bid, translating to $1,612 psf ppr for the Lorong Puntong / Sin Ming Avenue GLS site.

And remember — $1,612 psf ppr is the land cost, not the eventual selling price.

Once we factor in construction, financing, professional fees, marketing and other development costs, it raises an interesting question:

👉 What price will the eventual new launch need to achieve?

Some market estimates are already pointing towards the $3,000 psf region.

But what interests me even more is what this tells us about replacement cost.

Many homeowners look at today’s prices and think:

“Wah, property is already so expensive.”

But when you’re deciding whether to sell, hold or upgrade, there’s another question worth considering:

“If I sell today, what could it cost me to buy something similar 3–5 years from now?”

Today’s land price eventually becomes tomorrow’s new supply.

And tomorrow’s new launches can become the new price references that buyers use to compare surrounding properties.

Of course, one land bid doesn’t mean every property will automatically go up.

But 7 developers bidding for the site, with the top bid reaching $1,612 psf ppr, is certainly something worth paying attention to.

Sometimes the property market gives us clues about the future before the buildings are even built.

What do you think — are we getting closer to seeing $3,000 psf becoming increasingly common in the RCR?

14/09/2026

A piece reportedly fell about 20 metres from a condo balcony.

Now, the MCST of Foresque Residences is suing the developer and four other parties over alleged defects.

But what caught my attention isn’t just the incident itself.

It’s what this case reminds us about buying a condo — especially a resale development.

When we assess a property, we naturally look at:

📍 Location
💰 PSF
📈 Recent transactions
🏠 Layout
🚇 Amenities & future developments

But there’s another layer that buyers sometimes overlook.

You’re not only buying the unit. You’re buying into the entire development.

That includes its building condition, maintenance history, MCST finances, sinking fund, ongoing disputes and potentially even future liabilities.

In this case, the development TOP-ed in 2014, while the incident occurred more than 10 years later. The MCST’s engineer has made allegations regarding the balcony construction, while the parties being sued dispute liability.

The outcome remains for the court to determine.

For buyers, however, the lesson is already useful:

Before buying a resale condo, don’t just study the unit. Study the development.

Sometimes what you discover in the AGM minutes, sinking fund or upcoming major works can be just as important as getting a good entry price.

Good property decisions aren’t only about finding opportunities.
They’re also about understanding the risks you’re buying into.

Bukit Panjang condo developer and others sued over balcony defects after concrete fell, revealing hollow sections and safety risks in 60% of Block 105 balconies. Read more at straitstimes.com. Read more at straitstimes.com.

30/08/2026

“Cheaper than Singapore” doesn’t necessarily mean it’s a better investment.

I came across this article in The Straits Times today, and the headline caught my attention:

“When investors paid millions to buy non-existent overseas homes.”

Some Singapore buyers apparently ended up purchasing overseas properties that didn’t even exist, after relying on exaggerated or false claims.

One buyer reportedly paid $2.4 million for a holiday home in Japan — only to later discover that the developer didn’t even own the land.

It made me think about something.

Whenever we look at overseas properties, the proposition can be very attractive:

Lower entry price.
Higher projected rental yield.
Beautiful development.
Potential capital appreciation.

But before asking “How much can I make?”, perhaps there are more important questions we should ask:

Who is the developer?
Do they actually own the land?
Who is protecting my interests in the transaction?
What are the foreign ownership and tax implications?
How liquid is the resale market?
Who will manage the property after completion?
And if something goes wrong, how easy is it to get my money back?

I’m not saying overseas property is a bad investment.

There are certainly good opportunities outside Singapore.

But when we invest somewhere unfamiliar to us, due diligence becomes even more important — not less.

Because ultimately, a projected return is only a projection.

Protecting your capital comes first.
Returns come after.

Before investing — local or overseas — understand what you’re buying, who you’re buying from, the risks you’re taking, and how you’re eventually going to exit.

Sometimes the best investment decision isn’t finding the highest return.

It’s knowing which risks are worth taking.



When investors paid millions to buy non-existent overseas homes

Avoid costly overseas property scams by verifying deals and visiting sites before investing to protect yourself from fraudulent developers and agents. Read more at straitstimes.com. Read more at straitstimes.com.

13/08/2026

MAS eases family office tax rules, widens AML checks as Singapore vies for global wealth
https://bt.sg/7Nyg

🇸🇬 Singapore is making it easier for family offices to set up here — but what could this mean for our property market?

MAS has eased some of the requirements for family offices to qualify for tax incentives, while at the same time strengthening AML and source-of-wealth checks.

As at end-2025, Singapore already had more than 2,000 single-family offices receiving tax incentives.

To me, the bigger story isn’t simply about tax incentives.

It’s about Singapore continuing to position itself as a trusted global wealth hub — attracting capital, businesses, investment professionals and wealthy families to establish themselves here.

So here’s an interesting question:

👉 If more global wealth continues to establish a presence in Singapore, what could that mean for the long-term demand for our limited supply of real estate?

It doesn’t mean property prices will suddenly rise because of one policy change.

But over the longer term, it could support:

🏠 Prime residential and luxury rental demand
🏢 Grade-A office demand
💰 More capital and businesses being anchored in Singapore
🌏 Singapore’s position as a safe and attractive place to live, work and invest

Of course, measures such as ABSD continue to limit foreign residential purchases.

But when looking at property, I always believe we shouldn’t only ask:

“What is happening to prices today?”

We should also ask:

“Where is Singapore heading over the next 5–10 years?”

Sometimes, understanding the direction of the country helps us understand the direction of the property market.

The Republic continues to emphasise transparency and strong governance as it sharpens its appeal as a well-regulated financial hub Read more at The Business Times.

29/07/2026

🚨 BIG NEWS FOR PRIVATE HOMEOWNERS

The 15-month wait-out period for eligible private homeowners buying an HDB resale flat has been removed.

This isn’t just another policy update—it could completely change your property plans.

Previously, many homeowners had to:
❌ Sell their private property
❌ Wait 15 months
❌ Rent a place during the waiting period
❌ Then only buy an HDB resale flat

Now, that waiting period has been removed.

For many homeowners, this means:
✅ Greater flexibility
✅ More housing choices
✅ The opportunity to unlock equity sooner
✅ Potentially lower monthly commitments

But here’s the important part…

This doesn’t mean everyone should rightsize.

The best decision depends on:
• How much equity you’ve built
• Your retirement goals
• Your monthly commitments
• CPF implications
• Stamp duties
• Your family’s lifestyle needs

A property decision should never be based on headlines alone—it should be based on your numbers.

If you’re a private homeowner wondering whether this policy changes your options, I’d be happy to do a personalised, no-obligation review of your situation.

Sometimes the best decision is to stay.

Sometimes rightsizing could significantly improve your financial flexibility.

The key is understanding your options before making a move.

📩 DM me “REVIEW” and let’s explore what makes the most sense for you.

⸻

HDB resale prices have fallen for two consecutive quarters since the start of the year.

19/06/2026

📍 Location doesn’t always equal better returns.

One property grew +22.73%.
Another grew only +2.56%.

The question isn’t whether your property went up.

The question is: Has it grown as much as it should have?

Comment “PEAK” if you’d like a complimentary Property Peak Assessment.

17/06/2026

Most homeowners track their property’s price.

Very few track where their property sits in the cycle.

A property can still be rising in value and yet be approaching its peak.

Which phase is your property in?

📈 Growth
⚠️ Peak
🔄 Recovery

Comment “PEAK” and I’ll send you my complimentary Property Peak Assessment Framework.

08/06/2026

𝗦𝗶𝗻𝗴𝗮𝗽𝗼𝗿𝗲 𝗵𝗼𝘂𝘀𝗲𝗵𝗼𝗹𝗱𝘀' 𝗻𝗲𝘁 𝘄𝗲𝗮𝗹𝘁𝗵 𝗶𝘀 𝘂𝗽 𝟲.𝟳%, 𝘆𝗲𝘁 𝗺𝗮𝗻𝘆 𝗽𝗲𝗼𝗽𝗹𝗲 𝗮𝗿𝗲 𝗳𝗼𝗰𝘂𝘀𝗶𝗻𝗴 𝗼𝗻 𝘁𝗵𝗲 𝘄𝗿𝗼𝗻𝗴 𝗻𝘂𝗺𝗯𝗲𝗿.

The headline says Singapore households are taking on more debt.

But as a market observer, what caught my attention wasn't the debt.

It was the fact that:

• Household net wealth grew 6.7%
• Residential property remains the largest household asset
• Mortgage borrowing continues to increase
• Household liabilities remain below historical averages relative to income

In simple terms, Singaporeans are borrowing more because they are also accumulating more assets.

This is a very different situation from an economy where debt is rising because people are struggling financially.

From a property market perspective, this tells us three things.

𝗙𝗶𝗿𝘀𝘁, 𝗱𝗲𝗺𝗮𝗻𝗱 𝗿𝗲𝗺𝗮𝗶𝗻𝘀 𝗿𝗲𝘀𝗶𝗹𝗶𝗲𝗻𝘁.

Despite years of cooling measures, higher interest rates and affordability concerns, homeowners are still upgrading, investors are still entering the market, and first-time buyers continue to purchase homes.

𝗦𝗲𝗰𝗼𝗻𝗱, 𝗰𝗮𝗽𝗶𝘁𝗮𝗹 𝗶𝘀 𝘀𝘁𝗶𝗹𝗹 𝗳𝗹𝗼𝘄𝗶𝗻𝗴 𝗶𝗻𝘁𝗼 𝗿𝗲𝗮𝗹 𝗲𝘀𝘁𝗮𝘁𝗲.

Property remains one of the largest stores of wealth for Singapore households.

When household wealth grows, a portion of that wealth eventually finds its way into the property market through upgrading, reinvestment, and portfolio restructuring.

𝗧𝗵𝗶𝗿𝗱, 𝘁𝗵𝗲 𝗿𝗶𝘀𝗸 𝗶𝘀 𝗻𝗼 𝗹𝗼𝗻𝗴𝗲𝗿 "𝘀𝗵𝗼𝘂𝗹𝗱 𝗜 𝗼𝘄𝗻 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆?"

The more important question becomes:

"Am I holding the right property?"

Many owners assume that because property prices have risen, all properties will continue performing equally.

History shows otherwise.

In every property cycle, there are developments that outperform, developments that underperform, and developments that spend years moving sideways.

The biggest wealth gains are often not created by entering the market.

They are created by being positioned in the right asset before the next phase of growth begins.

The article tells us that household wealth is still expanding.

For property owners and investors, the conversation should not just be about whether the market will rise.

It should be about where the next opportunities are likely to emerge when that wealth continues flowing through the property market.

That is the difference between participating in the market and positioning yourself ahead of the market.

13/11/2025

A quiet GLS tender at Newton turned into one of the biggest surprises of 2025.
8 bidders fought for the site.
The winning developer paid way above expectations.

And when developers pay more…
It tells you something: confidence is back in the prime market.

If you’re watching CCR properties , Newton, Orchard, Novena , this is your sign to stay close. Big things coming.

26/08/2025

💥 $2.4M gone. A dad just lost his kids’ trust properties — here’s why it matters.

❌ Parents don’t own trust properties — kids do.
⚠️ Buying in trust means ABSD upfront (refund only if child is sole owner).
🚨 Sham trusts to avoid ABSD = 50% penalty.

👉 Trusts can help with planning, but misuse can backfire badly 💥.