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Property Soul An unbiased sharing of Singapore private property experiences and advice I have developed a strong passion for properties since young. P.S.

In my 20s, I was relocated to Singapore where I bought my first condominium unit at the end of 2002. I added four more to my property portfolio in 4 ½ years’ time. Propertysoul.com is a personal blog started in 2010, with two objectives in mind:
1. To share my experiences as a property investor in Singapore; and
2. To exchange ideas with fellow investors on accumulating wealth through properties. In 2014, I released my first book No B.S. Guide to Property Investment. My new book is Behind The Scenes of The Property Market (2020). You can have a free preview of my two books at https://propertyclubsg.com/books

I also founded Property Club Singapore (www.propertyclubsg.com) to provide a neutral platform for the learning and networking of like-minded private property buyers, investors and owners. We do NOT source, market or sell Singapore or overseas properties .

Crystal Jade restaurants went officially under receivership. Financial and risk advisory firm Kroll has been appointed a...
30/09/2026

Crystal Jade restaurants went officially under receivership. Financial and risk advisory firm Kroll has been appointed as receivers over Crystal Jade Culinary Concepts Holding Pte Ltd and Crystal Jade Culinary Concepts Holding (Great China) Limited.

Below is a brief history of Crystal Jade in the past 35 years:

• 1991: The original Crystal Jade restaurant was opened at Cairnhill Hotel by Hong Kong immigrant Alfred Leung. However, the restaurant suffered from low traffic.

• 1992: The founder's businessman brother-in-law Ip Yiu Tung visited Leung from Hong Kong. Ip agreed to invest S$2 million for a 49% stake in the restaurant.

• From mid-1990s: Ip managed to turn the restaurant around. Crystal Jade Kitchen was opened at Isetan Scotts to target the mass market. The group also expanded its operations to include Teochew, Shanghainese, Hong Kong-style and Korean cuisine.

• 2003: When Singapore was under SARS, the Crystal Jade restaurants were hardly hit. Ip admitted that the Group would have gone bankrupt if the pandemic dragged for another month. This lesson made him realize the danger of running a restaurant franchise with no strong financial backing.

• 2014: Ip sold 90% stake of Crystal Jade Group to French luxury goods giant LVMH's private equity arm while he remained an adviser and brand ambassador.

• 2015: Standard Chartered Private Equity announced a multi-million dollar investment into the group.

•2016-2018: Crystal Jade was awarded a one-MICHELIN-star rating in Singapore and multiple MICHELIN Bib Gourmand awards in Hong Kong and Shanghai. At its peak, the franchise had over 100 outlets across 25 major cities.

• 2026: On September 30, the holding companies of Crystal Jade in Singapore and Hong Kong were placed under receivership, with advisory firm Kroll appointed to review financial and operational affairs.

The heavily-advertised Amberwood at Holland sold only 23 out of 212 units (or 10.8%) over its first launch weekend. As E...
28/09/2026

The heavily-advertised Amberwood at Holland sold only 23 out of 212 units (or 10.8%) over its first launch weekend. As EdgeProp said, the leasehold project “is the lowest take-up recorded among CCR projects launched over the past 12 months.”

What are the reasons behind the lukewarm response of Amberwood at Holland?

𝟏. 𝐏𝐫𝐨𝐣𝐞𝐜𝐭 𝐩𝐫𝐢𝐜𝐢𝐧𝐠

Sim Lian was not even aggressive in pricing with an average selling price of $3,019 psf. Two months ago, Dunearn House with an average selling price of $3,140 psf also managed to sell 56% of total units on first weekend. In fact, a three-bedroom unit starts from $2.5 million is common for newly-launched condo projects these days.

𝟐. 𝐁𝐚𝐝 𝐭𝐢𝐦𝐢𝐧𝐠

Too bad the property agencies couldn’t use Ghost Month, Mid-Autumn Festival or exam period as an excuse. Let’s take the blame on last week MOM’s report of Singapore retrenchment rate hitting the highest in Q2 since Q4 2020. Of course, Federal Reserve is another culprit hiking interest rate by 25 basis points the previous week.

But increased borrowing cost and economic uncertainties are irrelevant here. Property agencies said thix project’s spacious units and family-centric designs are catered for genuine owner-occupiers and families, not buyers for investment.

𝟑. 𝐋𝐨𝐜𝐚𝐭𝐢𝐨𝐧

Amberwood at Holland is marketed for its proximity to King Albert Park MRT station. It is near well-known schools including Methodist Girls’ School and Pei Hwa Presbyterian Primary School.

However, two weeks ago MOE just announced new rules for P1 registration. Most primary schools will set aside 60 places for Phase 2C from 2027 onwards. A total of 12 schools are put under this new rule, including MGS and Pei Hwa. What a perfect timing of the announcement right before the launch of the new condo!

𝐅𝐨𝐨𝐝 𝐟𝐨𝐫 𝐭𝐡𝐨𝐮𝐠𝐡𝐭

The face-saving media report said Sim Lian launched only 70 units in phase one. That makes the project 32.9% sold or 23 out of 70 units. The remaining 142 units will be launched in phases in the coming months.

Agency spokespersons are courteous to say that the sales performance is a “measured start” and the project is selling at “a more measured sales pace”.

Nonetheless, we won’t be surprised to see some of the 23 sold units being returned to the developer by the early buyers the following month. Maybe Sim Lian can consider “a more measurable” strategy by launching ten units in each subsequent phase with special discounts. So each phase of “new launch” can easily reach 50% to 100% sales result.

Amberwood at Holland is the first private residential project to break ground at the Holland Plain precinct. What will happen to other yet-to-be-launched new projects in this District 10 Bukit Timah and Holland area?

The US Federal Reserve just raised benchmark interest rate by 25 basis points to 3.75% to 4% this Wednesday (September 1...
18/09/2026

The US Federal Reserve just raised benchmark interest rate by 25 basis points to 3.75% to 4% this Wednesday (September 16). This marks Fed's first rate hike since July 2023.

Under the impact of higher tariffs and rising fuel costs from the Iran war, majority of Fed officials believe that there is high possibility for another round of rate hike later this year, moving rates to 4% to 4.25% by end of 2026. There might be another rate raise in early 2027.

𝐈𝐦𝐩𝐥𝐢𝐜𝐚𝐭𝐢𝐨𝐧𝐬 𝐟𝐨𝐫 𝐭𝐡𝐞 𝐠𝐥𝐨𝐛𝐚𝐥 𝐦𝐚𝐫𝐤𝐞𝐭

𝟏. 𝐀 𝐧𝐞𝐰 𝐡𝐢𝐠𝐡 𝐫𝐚𝐭𝐞𝐬 𝐜𝐲𝐜𝐥𝐞?

Will Fed kick-start a new cycle of longer-than-expected elevated interest rates globally? Fed's eleven consecutive rate hikes in 16 months between March 2022 and July 2023 is still fresh in our mind.

𝟐. 𝐆𝐨𝐨𝐝 𝐟𝐨𝐫 𝐔𝐒 𝐟𝐢𝐧𝐚𝐧𝐜𝐢𝐚𝐥 𝐦𝐚𝐫𝐤𝐞𝐭𝐬

The stronger US dollar will attract investors to higher yields of US treasury bills, global bonds and other dollar-denominated assets, at the expense of non-US financial markets. Expect outflow of funds from other countries.

𝟑. 𝐁𝐚𝐝 𝐟𝐨𝐫 𝐭𝐡𝐞 𝐫𝐞𝐬𝐭 𝐨𝐟 𝐭𝐡𝐞 𝐰𝐨𝐫𝐥𝐝

Higher US rates will put downward pressure on non-US currencies. There is little room for central banks in other countries to lower rates to save their dwindling economy.

A strong US dollar worsens the problem of inflation in Asian countries which depend heavily on energy and other imports from the US. Rising interest rates also raise borrowing costs internationally, making life hard for borrowers.

𝐈𝐦𝐩𝐥𝐢𝐜𝐚𝐭𝐢𝐨𝐧𝐬 𝐟𝐨𝐫 𝐒𝐢𝐧𝐠𝐚𝐩𝐨𝐫𝐞

𝟏. 𝐁𝐚𝐝 𝐭𝐢𝐦𝐞 𝐟𝐨𝐫 𝐛𝐨𝐫𝐫𝐨𝐰𝐞𝐫𝐬

Rising rates damped the consumers' spending mood and companies' expansion plans. It is a nightmare for individual and corporate borrowers. With monetary tightening, the two main concerns are the ease to borrow and the ability to pay back.

BlackRock Asia Pacific spokesperson said "For homeowners in Singapore, a Fed hike also does not translate immediately into higher mortgage repayments" and "changes in market rates may take time".

However, our 3-month Compounded SORA has picked up fast after the Fed announcement. Remember our local banks also told us the same thing initially before they raised mortgage rates like nobody's business in 2022 and 2023. Expect higher household debt and mortgage-to-income ratio.

Rising interest rates will have bigger impact on two types of property investors and landlords:

1) Those who overstretched themselves financially during purchase and borrowed maximum loan-to-value; or

2) Those who bought their investment properties at high prices. The rent cannot cover outgoing expenses, including monthly loan repayment, property taxes, maintenance fees and repair costs.

𝟐. 𝐆𝐨𝐨𝐝 𝐭𝐢𝐦𝐞 𝐟𝐨𝐫 𝐬𝐚𝐯𝐞𝐫𝐬

Elevated rates make returns from fixed-income products more attractive than equities, REITs and properties.

In September, fixed deposit rates for private wealth clients have reached 2% for SGD and 4.6% for USD. Hopefully, this time rates for fixed income products like fixed deposits and T-bills could go back to above 3% to 4.4% similar to 2023 and 2024. The yields are good enough for me to sit back and do nothing.

Cash is king now.

In 2023, joint developers Hoi Hup and Sunway Developments launched Terra Hill at $2,650 psf. The first weekend (February...
14/09/2026

In 2023, joint developers Hoi Hup and Sunway Developments launched Terra Hill at $2,650 psf. The first weekend (February 25-26) only sold 38% or 102 out of 270 units. Now 3.5 years later, there are still 50 units or 20% left on the shelf.

The developers acquired the freehold Pasir Panjang site at $371 million or $1,355 psf ppr from the collective sale of Flynn Park in September 2021. In other words, the 5-year ABSD remission deadline to sell all units is getting close.

Offering discounts to homebuyers to get rid of the remaining units is more cost effective than giving the government 35% of each unsold unit. That is why Hoi Hup and Sunway slashed 15% to 18% off the listing prices. The discounts range from $377,000 for a 3-bedder to $1.632 million for a penthouse.

According to the most updated URA property data, there are 238 transactions for Terra Hill. That implies since this September, at least 18 units were sold in the clearance sale.

Singapore’s private residential new launch market has cooled down a lot in the second half of the year. In July, both Dunearn House and Lentor Gardens Residences sold just a little bit over half of their total units during the first weekend sales.

The price slashing of Terra Hill put pressure on their developer counterparts with unsold units and approaching ABSD remission deadline. Not to mention other developers queuing to launch their new projects for the rest of the year.

Anyway, Great Singapore Sale of new private residential projects is nothing new since the authority introduced developer ABSD. It happened on and off over the past years.

One noticeable round was April to May 2023. At least ten new CCR condo projects offered discounts to prospective buyers at the same time, including Klimt Cairnhill, One Draycott, The Atelier, The Avenir, Neu at Novena, One Bernam, The Lilium and The Gazania.

In January 2025, HY Realty and MCC Group stunned the market with up to 27% discount for One Bernam unsold units.

The question is: Will Terra Hill kickstart the new round of developer clearance sale for “not-so-new” condo projects nearing their ABSD deadline?

The 3-month Compounded SORA (Singapore Overnight Rate Average) has climbed to 1.2% today.  In mid-July, I mentioned on t...
08/09/2026

The 3-month Compounded SORA (Singapore Overnight Rate Average) has climbed to 1.2% today.

In mid-July, I mentioned on this FB page that t won't be surprising to see the 3-month Compounded SORA reaching 1.3% to 1.5% by the end of this year. Looks like it is on track for the rise.

By the way, yesterday UBS forecasts that there will be two rate hikes by the US Federal Reserve in 2026 after the release of stronger-than-expected jobs data.

Chinese authorities arrested 52 Singaporeans in Guangxi’s Nanning for suspected pyramid scheme or multi-level marketing ...
08/09/2026

Chinese authorities arrested 52 Singaporeans in Guangxi’s Nanning for suspected pyramid scheme or multi-level marketing (MLM) offences. Detention for investigations before prosecution could take several months.

Ministry of Home Affairs stressed that “Singapore Government does not interfere in the judicial process and investigations of other countries, just as we expect foreign governments to respect our laws and legal process.”

𝐈𝐦𝐩𝐥𝐢𝐜𝐚𝐭𝐢𝐨𝐧𝐬 𝐚𝐧𝐝 𝐥𝐞𝐬𝐬𝐨𝐧𝐬 𝐥𝐞𝐚𝐫𝐧𝐞𝐝

𝟏) 𝐈𝐠𝐧𝐨𝐫𝐚𝐧𝐜𝐞 𝐨𝐟 𝐭𝐡𝐞 𝐥𝐚𝐰 𝐞𝐱𝐜𝐮𝐬𝐞𝐬 𝐧𝐨 𝐨𝐧𝐞

In Singapore, the Multi-Level Marketing and Pyramid Selling (Prohibition) Act was passed in 1973. Offenders face a fine of up to $200,000, imprisonment for up to 5 years, or both. From 2002, an Exclusion Order provided an exemption for licensed insurance companies, master franchise schemes and direct selling with products rather than recruitment.

In China, pyramid scheme activities is an offence. Punishment is a fine and jail for up to five years. For schemes with 120 or more participants, or funds exceeding RMB2.5 million (S$470,000), the penalty is a fine and at least five years’ imprisonment.

Above all, the two countries have totally different legal systems. Singapore follows English common law and the presumption of innocence until proven guilty. On the other hand, China practices socialist statutory civil law that emphasizes confessions, pleading guilty and accepting punishment. Confession rate is as high as 95%. After all, conviction rate (percentage of accused people found guilty) is close to 100%.

On a separate note, unlike Changi Prison, there is no nutritionist to design four different types of meals for prison inmates in China. You can find out conditions of prisons there in youtube videos.

𝟐) 𝐇𝐞𝐚𝐯𝐲 𝐜𝐫𝐚𝐜𝐤𝐝𝐨𝐰𝐧 𝐰𝐢𝐭𝐡 𝐧𝐨 𝐞𝐱𝐜𝐞𝐩𝐭𝐢𝐨𝐧 𝐟𝐨𝐫 𝐟𝐨𝐫𝐞𝐢𝐠𝐧𝐞𝐫𝐬

These 52 Singaporeans were caught “untimely” at the wrong place and at the wrong time. They committed the crime in China amid a heavy nationwide crackdown of pyramid schemes.

Between 2021 and 2025, the authorities investigated 200,000 cases of pyramid schemes and direct selling violations. There are also several high-profile enforcement operations across China in the past two years, including Chengdu in Sichuan Province, Xi’an in Shaanxi Province, and this time, Nanning in Guangxi Zhuang Autonomous Region.

Worst still, prosecution of the 52 Singaporeans can be used as a perfect example to show the rest of the world that China’s laws apply equally to locals and foreigners. Think Michael Fay, the American teenager who was canned and jailed in Singapore in 1994 even after former US President Bill Clinton intervened to request clemency.

𝟑) 𝐖𝐡𝐲 𝐂𝐡𝐢𝐧𝐞𝐬𝐞 𝐜𝐫𝐢𝐦𝐢𝐧𝐚𝐥𝐬 𝐠𝐨 𝐚𝐛𝐫𝐨𝐚𝐝 𝐚𝐧𝐝 𝐫𝐞𝐜𝐫𝐮𝐢𝐭 𝐟𝐨𝐫𝐞𝐢𝐠𝐧𝐞𝐫𝐬

In recent years, advanced technologies in China have made it very difficult to break the laws. For one, it is impossible not to leave digital footprints when everyone is using mobile payments (WeChat or Alipay), GPS navigation, ride hailing and online shopping platforms. Likewise, state-of-the-art surveillance cameras, facial recognition and vehicle tracking make hiding almost impossible.

The police are incredibly efficient. Locals will tell you that any valuable lost can definitely be found. Even the streets are remarkably clean.

Criminals have no choice but to find a living overseas. Thus, it is common to see in-flight thieves, house burglars and money launderers from China reported in the Singapore media. Not to mention the notorious criminal syndicates operating scam centers in Myanmar and Cambodia.

Locals know that the authorities are clamping down on the "1040 Sunshine Project". They dare not engage in MLM activities. That is why the pyramid scheme looked outside the country to recruit in Southeast Asian countries like Singapore.

𝟒) 𝐖𝐡𝐲 𝐒𝐢𝐧𝐠𝐚𝐩𝐨𝐫𝐞𝐚𝐧𝐬 𝐚𝐫𝐞 𝐞𝐚𝐬𝐲 𝐭𝐚𝐫𝐠𝐞𝐭

Surprisingly, a Singapore recruit said she paid $900 for a round-trip ticket. Another paid $500 to rent a 2,000 sq ft apartment. With living expenses much cheaper than Singapore, fellow Singaporeans convinced her to live there. (Anyone told her that Singaporeans can only stay in China for up to 30 days per visit?)

Of course everything is cheap. Nanning is just a tier-two city. Its GDP ranks 49th among all Chinese cities.

Did they know that there are over 50 ghost cities in China? The pyramid scheme is so cheapskate to make Singaporean recruits stay in an abandoned development. At least they should pay for the air ticket and 5-star hotel. Nanning Marriott only costs under S$100 per night in Nanning's shopping district.

Most Singaporeans know nothing much about China. Firstly, not many master Chinese. They can’t possibly read online local news and discussions about what is really happening in the country.

Also, many think Singapore is expensive, especially for retirement. The grass is always greener on the other side. But they forget the safety, stability and protection Singapore provides for residents.

𝐅𝐨𝐨𝐝 𝐟𝐨𝐫 𝐭𝐡𝐨𝐮𝐠𝐡𝐭

A Singapore recruit said the presence of several Singapore “social media influencers, their partners and a former chief operating officer of a popular Singapore restaurant chain” gave her the impression that “the programme was established and credible”.

This tactic works well on people who have no individual judgement and look up to someone “knowledgeable” for guidance and reassurance. They can easily fall for an eloquent speech or an impressive presentation. They are easily convinced by the look of success, fame, educational background or social status.

Singaporeans are gullible. They are trained to follow rules and seldom question “authorities”. There is a tendency of them to believe everything others told them, without verifying the source or validating the facts. They are easily sold on the marketer’s “big idea”. They end up in danger or lose their hard-earned money.

Swindlers in many countries know this. Whenever I was overseas and the locals asked which country I come from, I often say China, Hong Kong or Taiwan.

I just want to stay out of trouble.

𝐇𝐨𝐰 𝐛𝐚𝐝 𝐢𝐬 𝐭𝐡𝐞 𝐜𝐮𝐫𝐫𝐞𝐧𝐭 𝐜𝐨𝐥𝐥𝐞𝐜𝐭𝐢𝐯𝐞 𝐬𝐚𝐥𝐞 𝐦𝐚𝐫𝐤𝐞𝐭?Thanks to the ever rising developer ABSD, Singapore’s residential collecti...
04/09/2026

𝐇𝐨𝐰 𝐛𝐚𝐝 𝐢𝐬 𝐭𝐡𝐞 𝐜𝐮𝐫𝐫𝐞𝐧𝐭 𝐜𝐨𝐥𝐥𝐞𝐜𝐭𝐢𝐯𝐞 𝐬𝐚𝐥𝐞 𝐦𝐚𝐫𝐤𝐞𝐭?

Thanks to the ever rising developer ABSD, Singapore’s residential collective sale market went from boom to doom. After the collective sale bull market in 2017-8, only three large-size old condos (Chuan Park, Thomson View and Loyang Valley) managed to sell en bloc in recent years.

• 2017: 31 deals closed totaling $8.5 billion
• 2018: 36 deals closed totaling $10.3 billion
:
:
• 2022: Chuan Park $890 million
• 2023: Meyer Park $392.18 million
• 2024: Thomson View $810 million
• 2025: (no large en bloc deal)
• 2026: Loyang Valley $880 million

𝐄𝐧 𝐛𝐥𝐨𝐜 𝐝𝐞𝐚𝐥 𝐝𝐢𝐬𝐜𝐨𝐮𝐧𝐭𝐬 𝐚𝐧𝐝 𝐡𝐢𝐜𝐜𝐮𝐩𝐬

𝟏) 𝐋𝐨𝐲𝐚𝐧𝐠 𝐕𝐚𝐥𝐥𝐞𝐲

After trying three times in four years, owners of Loyang Valley finally managed to close the deal in April this year. But this was after slashing $100 million off the original asking price.

𝟐) 𝐓𝐡𝐨𝐦𝐬𝐨𝐧 𝐕𝐢𝐞𝐰

In October 2024, Thomson View sold collectively after five failed attempts in 12 years. But minority owners were not happy with the low price (after a discount of $108 million off the original asking price). Joint developers UOL, SingLand and CapitaLand took another year to obtain acquisition approval from the High Court.

𝟑) 𝐂𝐡𝐮𝐚𝐧 𝐏𝐚𝐫𝐤

After four attempts at collective sale, Chuan Park condo owners finally closed the deal via a private treaty in July 2022. The final price $890 million was 5.11% lower than the guide price of $936 million. In December, the Strata Titles Board issued a stop order when six minority owners did not withdraw their objections after mediation. It was not until May 2023 that the High Court finally gave the majority owners the green light to go ahead with the sale.

𝐓𝐡𝐞 𝐥𝐚𝐭𝐞𝐬𝐭 𝐭𝐰𝐞𝐚𝐤𝐢𝐧𝐠 𝐨𝐟 𝐝𝐞𝐯𝐞𝐥𝐨𝐩𝐞𝐫 𝐀𝐁𝐒𝐃

The ABSD rate slapped on developers was raised two times:

• 2013: 15%
• 2018: 30%
• 2021: 40% (inclusive of 5% non-remissible ABSD)

From 29 July 2026, there are two new changes:

1) Extension of ABSD timelines for large redevelopment projects completion and sale timeline from 5.5 years to 6 or 7 years

2) Lowering of consent threshold from 80% to 70% (40 to 59 years old projects) or 65% (60 years old or older projects)

𝐂𝐚𝐧 𝐭𝐰𝐞𝐚𝐤𝐢𝐧𝐠 𝐫𝐮𝐥𝐞𝐬 𝐫𝐞𝐯𝐢𝐯𝐞 𝐜𝐨𝐥𝐥𝐞𝐜𝐭𝐢𝐯𝐞 𝐬𝐚𝐥𝐞?

𝟏) 𝐓𝐡𝐞 𝐧𝐮𝐦𝐛𝐞𝐫𝐬 𝐦𝐮𝐬𝐭 𝐚𝐝𝐝 𝐮𝐩

To the developers, they acquire land plots based on a few key factors, including economic outlook, total land price, financing costs and construction costs.

The authority is extending ABSD deadline, not lowering ABSD rate. If the project cannot sell for whatever reason, ABSD is still applicable to unsold units later.

Besides topping up a leasehold site, there is also land betterment charge (LBC). From September 1, LBC was revised up 3.4% on average for non-landed residential use. The last revision of 4.1% increment was end of this February. Some areas had surprisingly high revision, including Bedok South (+22.7%) and Newton Circus (+10.2%). Every time after a developer paid top price for a GLS plot, the LBC of that area will be raised immediately.

𝟐) 𝐈𝐭 𝐢𝐬 𝐡𝐚𝐬𝐬𝐥𝐞-𝐟𝐫𝐞𝐞 𝐨𝐫 𝐚 𝐫𝐞𝐚𝐥 𝐡𝐚𝐬𝐬𝐥𝐞

Like any purchase, land acquisition is willing buyer willing seller.

If developers need to go to High Court every time to get approval for the purchase of a mega-size old condo project, they might prefer submitting bids in Government Land Sales which is straightforward and hassle-free.

Also, the lowering of consent might make it easier for en bloc hopefuls to obtain the necessary percentage of consent. But history told us that large-size old condos were likely to go through four to five attempts and slash a hundred million dollar off the original asking price before closing a deal.

There is no rush. Developers just need the patience to wait for a decade or two for the right time when owners are most desperate to sell.

𝐓𝐡𝐞 𝐝𝐢𝐥𝐞𝐦𝐦𝐚 𝐨𝐟 𝐞𝐧 𝐛𝐥𝐨𝐜 𝐡𝐨𝐩𝐞𝐟𝐮𝐥𝐬

A super-aged country comes with more aging public and private residential development. Singapore started mass building of condos from the mid-1990s.

Today, over 1,000 of 3,750 private residential developments in Singapore are at least 30 years old. In ten years' time, one-third of them will be 40-year-old. The private home market will be flooded with 40-year-old condo projects with retired owners eager to go en bloc.

In the near future, supply will well exceed demand. When developers are presented with too many en bloc choices, they will be very selective.

The reality is: Over the past decade, only a single digit percentage of old condo projects were successful in going en bloc. Even if owners settle for very “realistic” pricing, fewer old projects will succeed in collective sale in time to come.

Above all, these older condos are inhabited by the elderly who may not afford to pay the high maintenance costs. Yet they are not entitled to any subsidy or grant by the government. Another decade passes they will reach 50-year-old/ Whether it is 99-year leasehold or freehold, these old condos will be beyond repair. For older condos, expect to see more under-maintenance projects and force-sell by the MCST cases.

𝐅𝐨𝐨𝐝 𝐟𝐨𝐫 𝐭𝐡𝐨𝐮𝐠𝐡𝐭

Neptune Court with 51 years behind it has been through many rounds of collective sale attempts in the past 19 years since 2007. Nearby 40-year-old Mandarin Gardens first attempted collective sale in 2008 and failed again in 2019 and 2023. Likewise, Pandan Valley is 48-year-old now after failed en bloc attempts in 2011, 2018 and 2021.

Owners of large sites lamented that, despite lower consent threshold, the shorter timeline of six months (down from 12 months) to obtain the necessary consent was tough. It would only lead to more failed attempts and wasted efforts.

In a booming residential home market, it is not difficult for owners who want to cash out to sell individually. The windfall from a collective sale is good to have. However, if developers are expecting en bloc hopefuls to offer deep discounts, owners should ask themselves whether it is still worthwhile engaging a marketing agent to go through all the hassles in the collective sale process.

We all know it is not easy to revert Singapore’s falling birth rate that existed for half a decade since 1976. Singapore...
31/08/2026

We all know it is not easy to revert Singapore’s falling birth rate that existed for half a decade since 1976.

Singapore introduced Baby Bonus Scheme since April 2001. However, over the years, the more the bonuses and grants, the lower the fertility rate.

𝐖𝐡𝐨 𝐰𝐢𝐥𝐥 𝐠𝐨 𝐟𝐨𝐫 𝐛𝐚𝐛𝐢𝐞𝐬 𝐟𝐨𝐫 $𝟕𝟎𝐤?

The new SG Child Support Package provides up to $70,000 for every Singaporean child.

For the decision to go into marriage or have children, is money the number one concern? If yes, then why higher-income groups tend to have later marriage and fewer children on average, and vice versa?

How relevant is the new financial support if money is of least priority compared with career progress and lifestyle choice? Is the new child support package only encouraging the lower-income groups to have more children?

Ultimately, Singapore prides itself on being competitive, efficient and productive (in work, not babies). Our society measures success based on wealth and social status. When we strongly emphasize results and achievements, it is self-conflicting to expect employers to appreciate us spending more quality time raising children.

𝐖𝐡𝐚𝐭 𝐢𝐭 𝐫𝐞𝐚𝐥𝐥𝐲 𝐭𝐚𝐤𝐞𝐬 𝐭𝐨 𝐛𝐞 𝐚 𝐩𝐚𝐫𝐞𝐧𝐭

As students, we work hard to do better in exams. As employees, we focus on how to deliver at work. As parents, we wonder how we can be a better dad or mom.

Our children’s good or bad behavior is often the mirror of how the parents behave and how the parents treat them. Unfortunately, not many consciously reflect and rectify their behavior and parenting constantly.

Social workers will agree that social problems are not the result of lack of babies. Rather, they are often created by people who are not suitable to be parents.

Parenting has no syllabus or standards for reference. In Nordic countries, young children in kindergartens learn parenting by role-playing fathers and mothers. In Asian countries, we often figure it out on our own, especially if we don’t have good models in our original family.

𝐒𝐨𝐦𝐞𝐭𝐡𝐢𝐧𝐠 𝐢𝐬 𝐛𝐞𝐭𝐭𝐞𝐫 𝐭𝐡𝐚𝐧 𝐧𝐨𝐭𝐡𝐢𝐧𝐠

By the way, The Straits Times article title reads “NDR 2026: What will my family get from the new SG Child Support Package?” – as if Singaporeans only care about “What is there for me” or “How much my family can get” in every new policy.

Any social problem or new trend, we expect financial support from the government. Like it or not, these days we are all placed in the position of passive recipients and social dependents (for GST vouchers, CDC vouchers, U-Save, S&CC rebates, child support, etc.).

Nonetheless, more subsidies and annual leave is better than less. At least it is more relevant than another propaganda in the media featuring families with 8 to 10 kids. With the implication “If they can, why can’t you?”

After all, nobody has children with the mission to save the country’s miserable 0.87 total fertility rate. Not many will give up their DINK lifestyle because of $70,000 offered in 17 years.

Perhaps our Prime Minister and Second Minister for National Development can practice what they preach and show us why it is “still worth doing”. Just like former New Zealand Prime Minister Jacinda Ardern gave birth to her daughter while in office and took a mere six-week maternity leave.

𝐅𝐨𝐨𝐝 𝐟𝐨𝐫 𝐭𝐡𝐨𝐮𝐠𝐡𝐭

We choose a profession because it is prestigious. We accept a job for its high remuneration. We pick someone attractive to be our spouse. Having a baby is the only time in our life that we commit to be responsible for an unknown human being without any precondition.

To be a parent, tears and challenges are guaranteed. It is not for the faint-hearted. It is a real test of courage and confidence. One must be willing to grow up, take risks, face difficulties and embrace new changes.

As a parent of a 15-year-old and 21-year-old, I can say that it's worth all the time, efforts and hard work. After all, being a mother makes me a better person.

So, anyone wants to take up the challenge?

To what extent is Evergrande (恒大) responsible for the collapse of China’s housing market?𝐇𝐞𝐚𝐯𝐲 𝐩𝐮𝐧𝐢𝐬𝐡𝐦𝐞𝐧𝐭 𝐨𝐟 𝐦𝐚𝐫𝐤𝐞𝐭 𝐥𝐞𝐚𝐝...
24/08/2026

To what extent is Evergrande (恒大) responsible for the collapse of China’s housing market?

𝐇𝐞𝐚𝐯𝐲 𝐩𝐮𝐧𝐢𝐬𝐡𝐦𝐞𝐧𝐭 𝐨𝐟 𝐦𝐚𝐫𝐤𝐞𝐭 𝐥𝐞𝐚𝐝𝐞𝐫

On August 20, the founder of China’s biggest property developer Hui Ka-yan was sentenced to life imprisonment, with political rights stripped for life. All personal assets were confiscated.

Hui pleaded guilty to large-scale financial fraud, asset embezzlement and corporate bribery, illegal fundraising and absorption of public deposits. The court also fined the Evergrande Group RMB15.82 billion or S$3 billion. A day later, the court accepted Evergrande’s liquidation petition.

This marks an important milestone of President Xi Jinping’s plan to bring down the big bosses of the real estate industry.

𝐖𝐡𝐨 𝐩𝐨𝐩𝐩𝐞𝐝 𝐭𝐡𝐞 𝐩𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐛𝐮𝐛𝐛𝐥𝐞?

The Chinese authority started tightening borrowing to cool the property market from mid-2017. This forced developers to issue bonds overseas. It was the time when any investment related to China or real estate were regarded as “hot”. The China property bubble quickly ballooned to $52 trillion.

In August 2020, President Xi imposed the three red lines on credit ratings. Most developers failed and were forbidden to borrow. The cashflow problem triggered the collapse of the real estate industry in 2021. By September 2023, 34 of top 50 developers defaulted on payments. It snowballed to over $150 billion defaults in offshore bonds.

𝐑𝐞𝐚𝐬𝐨𝐧𝐬 𝐛𝐞𝐡𝐢𝐧𝐝 𝐄𝐯𝐞𝐫𝐠𝐫𝐚𝐧𝐝𝐞’𝐬 𝐬𝐞𝐧𝐭𝐞𝐧𝐜𝐢𝐧𝐠

1) 𝐀 𝐫𝐞𝐬𝐩𝐨𝐧𝐬𝐞 𝐭𝐨 the $𝟏𝟓𝟎 𝐛𝐢𝐥𝐥𝐢𝐨𝐧 𝐝𝐞𝐟𝐚𝐮𝐥𝐭𝐞𝐝 𝐛𝐨𝐧𝐝𝐬

Evergrande is not the only property developer in China that went on a spree of reckless borrowing. Other Chinese developers which have defaulted and re-defaulted offshore and domestic bonds (names that Singaporeans are familiar with) include Country Garden, R&F, Vanke, Fantasia, Logan, Sunac and Shimao.

Five years after the crisis, recoveries of the property market and overdue payments are nowhere in sight. Hui’s sentencing is to show the creditors that the Chinese authority is doing their job.

2) 𝐊𝐢𝐥𝐥 𝐭𝐡𝐞 𝐜𝐡𝐢𝐜𝐤𝐞𝐧 𝐭𝐨 𝐬𝐜𝐚𝐫𝐞 𝐭𝐡𝐞 𝐦𝐨𝐧𝐤𝐞𝐲𝐬

Obviously, Hui’s high-profile sentencing is an example to warn other influential entrepreneurs and tycoons in the country. Despite their high industry status and huge personal wealth, they could lose everything overnight. Besides, heavy fines and asset seizures could boost China's national fiscal revenue.

The question is: After Evergrande, who’s next?

𝟑) 𝐀 𝐬𝐜𝐚𝐩𝐞𝐠𝐨𝐚𝐭 𝐟𝐨𝐫 𝐚 𝐧𝐚𝐭𝐢𝐨𝐧’𝐬 𝐬𝐡𝐚𝐭𝐭𝐞𝐫𝐞𝐝 𝐩𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐝𝐫𝐞𝐚𝐦

The collapse of China’s property market left over 1.5 million homebuyers stranded with unfinished properties. It also triggered a domino effect across the country’s financial system.

Property agency Centaline (中原地產) reported 36% to 44% plunge in home prices from the peak in 2021 in tier 1 cities . An agent in Guangzhou told me some overpriced new projects have slashed their prices up to 50% or 70%.

Many homebuyers and investors felt cheated after losing their hard-earned money and lifetime savings. Young people choose to “lie flat” and refuse to buy any home. The Chinese culture of owning a roof over one’s head is gone from this generation. The hope of finding the next buyer for one’s current home is dim.

Someone needs to pay for the country’s shattered home ownership scheme. The life sentence of Evergrande’s founder went beyond enforcing statutory law. It is the government’s way to address widespread discontent and pacify public anger.

𝐀𝐮𝐬𝐭𝐫𝐚𝐥𝐢𝐚𝐧 𝐡𝐨𝐦𝐞𝐬 𝐢𝐧 𝐚 𝐧𝐞𝐰 𝐛𝐞𝐚𝐫 𝐦𝐚𝐫𝐤𝐞𝐭

Australia property is entering a bear market after consecutive interest rate hikes and investor tax changes. Buyer confidence is at all-time low.

In the second quarter, house prices fell 2.9% to 3.2% in Sydney and 2.5% to 3.1% in Melbourne . For the whole year of 20226, forecasts expect prices to drop between 6% and 10% in Sydney and between 7% and 10% in Melbourne.

As high as 45% first-time buyers regretted overpaying for their homes during the 2021 property boom. They were angry about being misled into buying overvalued properties under the mask of low interest rates at that time.

The earlier generations are no better. They live in a house inflated in value but are cash-poor in face of high inflation. Now they are afraid that they cannot even offload their overvalued homes that are unaffordable to the young generation.

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