Carmen & Ivan Properties

Carmen & Ivan Properties Carmen & Ivan Properties helps home buyers, upgraders and investors make clearer property decisions in Singapore.

With over 15 years of combined real estate experience, we specialise in new launches, resale properties and asset progression.

25/06/2026

Industrial property = hidden gem asset? 👀

Today I attended an industrial property training, and these are my 3 biggest takeaways:

1️⃣ Industrial/commercial property is gaining attention
No ABSD, foreigners can buy and it can be a way to diversify beyond residential property.

2️⃣ Purpose of purchase matters
Some buy for own business use, some for rental cash flow, and some for long term capital appreciation.

3️⃣ Business suitability comes first
Before buying, we need to check B1/B2 usage, approved use and whether the business can actually operate there.

That’s why industrial property is not just about PSF.
It is also a business, financing and portfolio decision.

One project I’m currently looking at is Generations @ Tannery - a rare freehold B1 industrial development near Mattar MRT, suitable for different business types.

DM “Industrial” if you’d like to find out more.

Carmen Yap
81026642 / 88572849

16/06/2026

I bought this croissant to explain Thomson Reserve 🥐

Because a good croissant isn’t just about the crispy outside.

It’s the layers inside.

And honestly, that’s how I look at property too.

☕🥐 Cafe Corner
Stopped by Plain Vanilla while checking out the Thomson / Upper Thomson area.

Address: 244F Upper Thomson Road, S574369

Now back to property.

This is not a “Thomson Reserve sure buy” post.

It’s more of a “why this project is worth studying” post.

At first glance, Thomson Reserve may sound like another mega project.

But when I look deeper, what stood out is not one single feature.

It’s the layers:

1️⃣ Project scale
2️⃣ MRT connectivity
3️⃣ Family demand
4️⃣ Daily convenience
5️⃣ Nature + landed surroundings
6️⃣ Future buyer appeal

The deeper point is this:

A strong project is not always the one with the loudest selling point.

Sometimes, it is the one with more reasons for future buyers to say yes.

But strong layers alone don’t mean “sure buy”.

Pricing, layout, facing, stack selection and future competition still matter.

For now, Thomson Reserve has enough ingredients to make me pay attention.

Once pricing is out, that’s when the real analysis begins.

DM me “THOMSON” if you want the latest updates on Thomson Reserve.

Carmen Yap
8102 6642/ 8857 2849

11/06/2026

What stood out to me:

✅ Land cost advantage
Lentor Gardens’ land cost is at $972 psf ppr, compared to the next Lentor Central GLS plot at $1,278 psf ppr. This gives Lentor Gardens a more attractive cost position.

✅ Own convenience within the development
3 shops + 1 childcare centre, plus free shuttle bus connectivity to AMK and Lentor MRT.

✅ Strong lifestyle facilities
499 units, 200m pool, 3 function rooms and a full tennis court, the bigger land size really shows here.

✅ View potential
Depending on stack, some units may enjoy landed facing or park facing views, giving a more open and less boxed in outlook.

✅ Practical layout
Personally, I like the 4-bedroom show unit with wide frontage living area, long dining space and a layout that feels practical for family living.

Looking at Lentor as a whole, the earlier projects have already shown strong take up, and Lentor Modern has crossed above $2,500 psf in recent transactions. On a post-harmonisation comparison basis, this may translate to above $2,700 psf.

So to me, Lentor Gardens has good potential especially if buyers know how to compare beyond just psf.

Don’t just ask: “Which Lentor project is cheapest?”

Ask:
Which has better land cost?
Which has better layout?
Which has better facilities?
Which has a stronger exit story?

DM me if you want my Lentor project comparison.



Ivan Yu | 98265721
Carmen Yap | 81026642

More launches do not mean lower prices.H2 2026 may see up to 11 condo launches and 3,550 units, but this is not a sign t...
11/06/2026

More launches do not mean lower prices.

H2 2026 may see up to 11 condo launches and 3,550 units, but this is not a sign that prices are coming down.

Key buyer takeaway:
• Prices are holding, with clearer price ceilings emerging
• Buyers now have more choices and better benchmarks to compare
• Some H2 launches may enjoy an earlier land cost advantage
• Future launches could face higher land and development costs
• This makes today’s launch wave a potentially better window to assess value

Compare early. Plan early. Buy wisely.

Ivan Yu | 98265721
Carmen Yap | 81026642

H2 2026 is expected to bring up to 11 condo launches with about 3,550 units. To some buyers, this may sound like “a lot ...
11/06/2026

H2 2026 is expected to bring up to 11 condo launches with about 3,550 units. To some buyers, this may sound like “a lot of supply”.

But to me, the more important question is:

Are these launches giving buyers a better window to compare before the next wave comes?

One key point buyers should pay attention to: land cost advantage.

Some of the upcoming H2 projects were secured based on earlier land costs, while future launches may come with higher land and development costs. That could affect how developers price their projects moving forward.

In simple terms, today’s launch wave may give buyers:
✅ More choices across districts
✅ Clearer price benchmarks
✅ More time to compare calmly
✅ A chance to enter before newer land costs flow into future pricing

Of course, not every launch is automatically a good buy. The key is to compare entry price, location, product type and long-term exit strategy.

If you are planning to buy, don’t wait until launch day then start panicking.

Start shortlisting early. 😊

Ivan Yu | 98265721
Carmen Yap | 81026642

🚨 Major Changes to EC Rules — What Buyers MUST Know!Eyeing an EC? These new rules apply to all GLS sites from 8 May onwa...
03/06/2026

🚨 Major Changes to EC Rules — What Buyers MUST Know!
Eyeing an EC? These new rules apply to all GLS sites from 8 May onwards. 👇

1️⃣ MOP Doubled to 10 Years

• 🆕 Must live in unit 10 years before selling to SC/PRs, renting whole unit or buying another property
• ⏳ Full open market sale only after 15 years (previously 10)
• 💡 EC is now a long-term commitment — not a short-term flip

2️⃣ First-Timer Priority Extended

• 🆕 90% of units reserved for first-timers for 2 years after launch
• 📉 Previously: 70% reserved for only 1 month
• 💡 First-timers now have more protection & less competition

3️⃣ Deferred Payment Scheme (DPS) Removed

• ❌ No more “pay later” option
• ✅ All buyers must now use Normal Payment Scheme (NPS)
• 💡 Be financially ready for progressive payments throughout construction

💡 Should You Still Buy an EC?

✅ Yes, if you:

• Plan to stay long-term
• Want condo living at 20–25% below private condo prices
• Are a first-timer eligible for CPF Housing Grants

❌ Think twice, if you:

• Need flexibility to sell within 5–7 years
• Want immediate rental income
• Are buying purely for short-term gains

💬 EC or Private Condo — which suits you better?
DM me or WhatsApp for a FREE consultation — I’ll run the numbers for you! 📊🏡

🏗️ 新推出公寓 vs 转售公寓——你究竟在买什么？大多数买家比较价格。聪明的买家比较的是他们真正得到的东西。 👇🔵 获得临时占用许可证（TOP）前——你买的是未来（建设阶段／新推出项目） • 📐 单位尚未建成——你是根据平面图和样板房来购...
03/06/2026

🏗️ 新推出公寓 vs 转售公寓——你究竟在买什么？
大多数买家比较价格。聪明的买家比较的是他们真正得到的东西。 👇

🔵 获得临时占用许可证（TOP）前——你买的是未来
（建设阶段／新推出项目）

• 📐 单位尚未建成——你是根据平面图和样板房来购买
• ⏳ 需等待3至4年才能入住或出租
• 📉 首批定价通常最低——发展商以吸引人的价格来积累销售势头
• 📊 存在时间与市场风险——利率、经济周期、个人情况都可能发生变化
• 💡 权衡取舍：以接受不确定性换取更低的入场价格

🟠 获得TOP后——你买的是现在
（已竣工／转售）

• 👀 所见即所得——实际单位、实际装修、实际景观
• 🔑 即可入住或出租——租金收益从第一天起计算
• 📈 发展商库存耗尽——二级市场刚开始形成，供应趋紧
• 💰 你为确定性支付溢价——但这种确定性有其真实价值
• 🏦 项目已落成可见，更容易快速找到租客或转售

🔍 图表没有告诉你的——但你必须知道的：

💵 分期付款的优势（新推出项目）

• 无需一次性支付全款
• 付款与建设里程碑挂钩
• 减少资金占用 = 更好的流动性管理

🧾 印花税须知

• 新推出项目与转售项目均须缴纳买家印花税（BSD）
• 外国人及投资者：无论如何均须缴纳额外买家印花税（ABSD）——但新推出项目让你在全额付款前有更多时间筹划

📊 租金回报：转售短期占优

• 转售 = 立即获得租金收入
• 新推出项目 = 收入延后，但TOP时潜在资本增值可能更高

🏆 资本增值：新推出项目更具优势

• 以发布价买入 → 以TOP价收割
• 许多项目从发布到竣工价格升幅达10至20%
• 这是在入住之前已锁定的内在利润

🔧 维护与状况

• 新推出项目 = 全新状态，零损耗，瑕疵由发展商承担
• 转售 = 可能需要装修预算——视状况与面积，预计需$50,000至$150,000

📍 地点与项目发展潜力

• 新推出项目通常位于新兴增长走廊（裕廊湖区、登加、滨海湾东）
• 转售让你买入成熟、经验证的成熟地段，配套设施完善

💡 那么，哪个更好？

👉 新推出项目 = 入场价更低、等待期较长、升值潜力更高、现金流管理更灵活
👉 转售项目 = 价格较高、即时确定性、立即租金回报、无建设风险

没有放之四海而皆准的答案——取决于你的时间规划、目标与财务状况。

💬 不确定哪条路更适合你？
留言或私信我 —— 我将帮你算清数字，根据你的实际情况做出正确决策。🏡

📲 立即WhatsApp我，享受免费、无压力咨询！

🏗️ New Launch vs Resale Condo — Which Are You Really Buying?Most buyers compare prices. Smart buyers compare what they’r...
03/06/2026

🏗️ New Launch vs Resale Condo — Which Are You Really Buying?
Most buyers compare prices. Smart buyers compare what they’re actually getting. 👇

🔵 BEFORE TOP — You’re Buying the FUTURE
(Construction Phase / New Launch)

• 📐 Unit doesn’t exist yet — you’re buying based on floor plans & show flats
• ⏳ 3–4 years wait before you can move in or rent out
• 📉 First-batch pricing is typically the lowest — developers price attractively to build sales momentum
• 📊 Time & market risks exist — interest rates, economic cycles, your personal situation may change
• 💡 The trade-off: You accept uncertainty in exchange for a lower entry price

🟠 AFTER TOP — You’re Buying the PRESENT
(Completed / Resale)

• 👀 What you see is what you get — actual unit, actual finishes, actual view
• 🔑 Move in or rent out immediately — rental yield starts Day 1
• 📈 Developer inventory is depleted — secondary market just forming, supply tightens
• 💰 You pay a premium for certainty — but that certainty has real value
• 🏦 Easier to secure tenant or sell quickly as the project is proven & visible

🔍 What the infographic doesn’t tell you — but you NEED to know:

💵 The Progressive Payment Advantage (New Launch)

• You don’t pay full price upfront
• Payments are tied to construction milestones
• Less cash tied down = better liquidity management

🧾 Stamp Duty Consideration

• Both new launch & resale are subject to BSD
• Foreigners & investors: ABSD applies regardless — but new launch gives you time before full payment kicks in

📊 Rental Yield: Resale Wins Short-Term

• Resale = immediate rental income
• New launch = deferred income but potentially higher capital gain at TOP

🏆 Capital Appreciation: New Launch Has the Edge

• Buy at launch price → collect at TOP price
• Many projects see 10–20% price appreciation from launch to completion
• That’s built-in profit before you even move in

🔧 Maintenance & Condition

• New launch = brand new, zero wear & tear, defect liability covered by developer
• Resale = may need renovation budget — factor in $50K–$150K depending on condition & size

📍 Location & Project Pipeline

• New launches often sit in upcoming growth corridors (Jurong Lake District, Tengah, Bayshore)
• Resale lets you buy into established, proven neighbourhoods with existing amenities

💡 So which is better?

👉 New Launch = Lower entry price, longer wait, higher potential upside, better cash flow management
👉 Resale = Higher price, immediate certainty, instant rental yield, no construction risk

There’s no one-size-fits-all answer — it depends on your timeline, goals & financial position.

💬 Not sure which route makes more sense for YOU?
Drop a comment or DM me — I’ll help you run the numbers and make the right call based on your situation. 🏡

🏙️ Why Are Buyers Choosing NEW LAUNCH Condos Over Resale — Even At Higher Prices?You’d think paying more would put peopl...
03/06/2026

🏙️ Why Are Buyers Choosing NEW LAUNCH Condos Over Resale — Even At Higher Prices?

You’d think paying more would put people off. But savvy buyers in Singapore are doing exactly that. Here’s why 👇

💰 Financial Advantages

• Progressive Payment Scheme (PPS) — pay in stages, not all at once
• Lower upfront cash outlay compared to resale
• More time to sell existing property without rush

🏗️ The “New” Factor

• Brand new fittings, facilities & finishes — zero wear and tear
• Latest smart home features & modern layouts
• Full 99-year / Freehold lease from Day 1

📈 Capital Appreciation Potential

• Buy at today’s price, collect keys 3–4 years later
• Potential upside as project nears completion (price gap narrows)
• New launches in upcoming growth corridors = stronger long-term value

🛡 Lower Maintenance Worries

• Everything under defect liability period (typically 1 year)
• No hidden renovation costs waiting to surprise you
• Developer rectifies issues — not your problem

🎯 Customisation & Choice

• Pick your preferred unit, floor, facing & stack early
• Some projects offer optional ID packages
• No “settling” for someone else’s renovation taste

🤝 Less Negotiation Stress

• Fixed developer pricing — no emotional sellers
• Transparent process, less COV or bidding wars
• Standard SPA (Sale & Purchase Agreement) protects buyers

💬 Thinking of making a move but not sure if new launch is right for you?
Drop me a message — I’ll break down the numbers and help you decide what makes sense for YOUR situation. 🏡

📲 DM me or WhatsApp now!

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450 Lorong 6 Toa Payoh
Singapore
319394

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