Homes by Joel Choy

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Homes by Joel Choy 👉 Avoid costly property mistakes and get your property questions answered! Contact Joel today. 91705644.

Book a free, No obligations discussion today.

👉Looking forward to help you attain your property goals with clarity, and a peace of mind. Joel Choy- Top Choice Realtor among many HDB and Private Property owners. Sought-after Consultant in Portfolio Restructuring and Strategic Marketing

13/10/2026

Grateful to have Simon and Hilda share what they have to say about Joel who has assisted them in their property journey. They rightsize from a condo to a 4rm HDB.

"8 groups of buyers in 1 viewing"
"His knowledge of the HDB and private market is excellent"
"All the work is done by Joel'

If you intend to sell your property or buy one, speak with Joel today for a second opinion before you decide. Joel Choy 9170 5644

05/10/2026

Grateful to our clients Valerie and Teo where they shared about their experience working together with us to upgrade to their dream home. They Upgraded from an EC to a 3br condo in the Northern part of Singapore. Watch the video to learn more!

Intend to Upgrade or Sell your property? Reach out to Joel today for a free 20 mins consultation 91705644.

🚨 For Homeowners thinking of Upgrading your home because of your child’s primary school? The P1 rules are changing — and...
18/09/2026

🚨 For Homeowners thinking of Upgrading your home because of your child’s primary school? The P1 rules are changing — and this could change how you should look at Property.

If you’ve always heard:

👉 “Buy within 1km of the school.”

You may want to read this.

From the 2027 P1 registration exercise — for children entering Primary 1 in 2028 — MOE is changing the Phase 2C framework.

So, what’s changing?

1️⃣ Most schools: Phase 2C places increase from 40 → 60

For schools with at least 180 P1 places, the number of places reserved for Phase 2C will increase from 40 to 60.

Phase 2C is generally for children who do not have a prior connection to the school.

---

2️⃣ But 12 schools will have a NEW two-track system

These 12 schools are:

• Anglo-Chinese School (Junior)
• Anglo-Chinese School (Primary)
• CHIJ (Katong) Primary
• Methodist Girls' School (Primary)
• Nanyang Primary
• Ngee Ann Primary
• Pei Hwa Presbyterian Primary
• Raffles Girls' Primary
• Singapore Chinese Girls' Primary
• St Margaret's Primary
• Tanjong Katong Primary
• Tao Nan School

For these schools, Phase 2C will have two tracks:

Track 1: Within 2km

Track 2: Beyond 2km

And here's the BIG change:

👉 Within the same track, there is no further distance priority.

So, for Phase 2C:

A family living 500m away

and a family living 1.8km away

would both be in the same ≤2km track.

If there are too many applicants, they ballot within that track.

---

🤔 So does this mean living within 1km is no longer important?

Not exactly.

But I think the way parents should think about property may need to change.

For these 12 schools, the old thinking was:

500m → better than 1.5km → better than >2km

For Phase 2C, the new framework is more like:

500m = 1.5km

because both are within the same ≤2km track.

The important boundary becomes:

2km — not 1km.

---

🏠 What could this mean for property buyers?

This is where I think things get interesting.

If you're looking at one of these 12 schools, you may no longer need to pay a big premium simply to move from:

1.5km → 800m

from the school.

You could potentially look at a wider selection of properties within 2km and compare:

✔️ Price
✔️ Size
✔️ $PSF
✔️ MRT access
✔️ Layout
✔️ Development age
✔️ Future supply
✔️ Resale potential
✔️ Other nearby schools

instead of focusing almost entirely on the 1km line.

For example:

Condo A
800m from school
$2.3M

vs.

Condo B
1.6km from school
$2.0M

For Phase 2C at one of these 12 schools, both fall within the ≤2km track.

That doesn't mean Condo B will definitely get your child into the school — there can still be balloting.

But it does mean the extra $300k should be evaluated carefully.

---

💡 My view going forward

I don't think this means:

❌ “1km properties are no longer valuable.”

The location, convenience, MRT, amenities and overall desirability of the property still matter.

Instead, I think the more interesting question becomes:

“Am I paying a large property premium for something that no longer gives me additional Phase 2C distance priority?”

And for the 12 schools, I think the 1–2km zone deserves much more attention than before.

In fact, I would start looking for properties that are:

📍 Within 2km of the target school

AND

📍 Within 2km of other desirable schools

AND

💰 Priced more attractively than comparable properties inside the 1km zone.

That could potentially give families more choices and better value, rather than automatically chasing the closest property.

---

⚠️ But there's an important distinction

If your target school is NOT one of the 12, the traditional distance priority for Phase 2C continues.

So for those schools:

≤1km → 1–2km → >2km

still matters.

The new two-track system does not apply to every school.

---

🏡 This is why I'm putting together something useful for parents

I'm compiling a list of condos that families can consider under the new 2027 P1 framework, looking at:

✅ Within 1km / 2km school distance
✅ 3-bedroom & family-friendly options
✅ Indicative price range
✅ $PSF
✅ Nearby MRT
✅ Other schools within the area
✅ Potentially better-value alternatives outside the traditional 1km zone

The idea is simple:

Don't just ask “Which condo is within 1km?”

Ask:

“Which property gives my family the best overall combination of school access + property value + lifestyle?”

If you'd like the FREE list of condos to consider, comment:

“P1”

below 👇

I'll send you the report.

Note: P1 registration rules and school lists can change. The above is based on the framework announced by MOE for the 2027 registration exercise. Parents should verify the applicable rules and home-school distance with MOE before making a property decision.

16/09/2026

New rental listing at $4.8k
Brand New unit!

2bedroom, 1 bath
667sqft

Partial or Fully Furnished,
can be discussed!
Sincere Landlord!
Available for viewing!

Best Pool View Facing!
Premium Facing! Blk 16, Stack 51.
Quiet and Peaceful!
No road noise!

Spacious Living and Dining!
Balcony overlooking resort style pool!
Ceiling fan with lights installed in 2 rooms!

Call/msg Joel 91705644 for viewing appt!

28/08/2026

Rare Huge 11,450sqft land size! Hill-top with unblocked views!
Suitable for Rebuild!
Old house for redevelopment!

Sincere Seller!
View to Offer!
Elevated Land!
Huge 11,450sqft!

Perched on a hilltop!
Staggered over 4 Levels!
Quiet and Peaceful Environment!
Greenery Views!
Rare Hilltop views looking down the hill!

Can rebuild to One Semi in the front + One Detached at the back! Similar to what the neighbouring property has done!
Build your dream home!

Call/ msg Joel 9.1.7.0.5.6.4.4 for more info.


22/05/2026

3 years old! Like New! 7000sqft build-up, 4 levels Terrace with 11.5m Pool plus Lift! Well Designed!
D19 Kovan area! For Sale $7.xm! DM for more info!

20/05/2026

3 years old! Like New! 7000sqft build-up, 4 levels Terrace with 11.5m Pool plus Lift! Well Designed!

If you are looking for a Move in Ready, new build quality Terrace in District 19 with Good Land Size/ Fully Maximized GFA House with Pool and Lift, you should have a look at this!

4 storey Inter Terrace with Lift and Pool!
Proper 11.5m lap pool! You don't get to see this in a Terrace!
Only 3 years old with Solid Build Quality!
As good as New Build.
Top Move in Condition!
Plus added renovations works, fittings and fixtures!

D19
Da Sliva Lane
Land size- 2785sqft
Built up- 6987sqft
Width- 6.11m.
Length- 42m.
Fully Maximized!

5 bedrooms, all rooms ensuite with bathroom!
Plus maid room and entertainment room!
Double Volume High Ceiling space in both Living and Dining area on 2nd level! Rarely seen layout! Nice and unique!
Great Efficient Layout and use of Space throughout the house!

1st floor- Living area, Family Entertainment Area, Swimming Pool, Pool deck, garden terrace, Bomb shelter, Store room, Car Porch.
2nd floor- Living area, Dining area, Wet and dry kitchen, Powder room, Bedroom 1, Utility room, Store room, Balcony.
3rd floor- Bedroom 2 and bedroom 3, Store room.
4th floor- Bedroom 4 and Bedroom 5, Courtyard, Open terrace.

DM/ Call/ Msg me now at 91705644 for more information!


03/05/2026

Rare New List!
Corner unit! Stack 73.
3 bedrooms + Store Room
2 bathrooms

Spacious 1550sqft
Greenery Views!
Bright and Airy!

Good Move in Condition!
Selling Vacant!
Owner stay unit!

Good Size Living/ Dining Area!
Spacious Bedrooms
Wet and Dry Kitchen!

Living room outwards- North west Facing.
Main door outwards- South West Facing.

Suitable for those buying for ownstay!
No extension required, Pure Selling.

CALL/MSG Joel @ 8.1.3.3.0.6.1.1 for more details now!

Address

480 Lorong 6 Toa Payoh
Singapore
310480

Telephone

+6591705644

Website

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