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Homes With Vikki, Singapore (2026)

18/06/2026

Part 3: Dunearn House Sitewalk Series 🚧 North View vs South View
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🏡 First Private Plot in Turf City in 33 Years.
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At Dunearn House, the views tell two different stories.
 One looks towards an established Bukit Timah enclave.
 The other looks towards a precinct that will continue evolving as Turf City takes shape over the coming decades.
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When choosing a home, you’re not just choosing a layout.

You’re also choosing what you want to wake up to each day.
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💬 Vikki - 87811008
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17/06/2026

Resale is slowing. CCR land is not.

CCR Core Central Region resale is sitting at 145 days on the market, with 40% of active listings older than 90 days by May. Median price still holds at S$1,770 psf, up 1.3%. Buyers are cautious, not gone.

Then CDL and Hong Realty just won Peck Hay Road at S$542.4 million: S$1,865 psf ppr. That sits well above the Newton-area tenders earlier this year. Dunearn House around S$1,410 psf ppr, Amberwood around S$1,432 psf ppr. That spread is the new baseline for CCR launches.

Public housing side: 2,000 BTO flats in Sembawang with waits under 3 years go on sale in June.

Briefly, US-Iran peace deal June 15, oil fell over 4%. That just made things a little less tense for now.

What I would tell someone in CCR right now:

Selling resale: price with negotiation room built in.
Buying resale: choice has widened. Compare properly.
 Watching CCR new launches: keep close watch on Dunearn House, Amberwood, and Serra Residences. There may be a window before the next land bid resets the floor.

💬 Vikki 87811008 
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Hashtags

11/06/2026

Part 1 of Dunearn House sitewalk series.

I wanted this series to go beyond the brochure and showflat, and actually walk the ground to explore the surrounding enclave and look at what daily life here might actually feel like.

Across this series, I’ll be covering the wider Turf City context, MRT access, surrounding pockets, daily liveability, nearby amenities, including the surrounding freehold belt and nearby leasehold benchmark.

It is a ground-level walkthrough to help you assess whether Dunearn House truly aligns with your family’s goals, lifestyle, and longer-term needs.

If you want the full Dunearn House ground walk, the full video is on my YouTube (https://www.youtube.com/Vikki Tear | Real Estate 🏠) Link in bio.

Follow along for the rest of the series.  📞 Vikki - 87811008  . 

17/05/2026

Most people assume higher floor + pool facing naturally means better returns. The data below might change how you look at less premium facing units.

In both comparisons:
• Tennis court facing units actually outperformed
• Even against higher floor garden/pool facing units
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Example A (illustrated in the video):

🎾 Mid Floor - Tennis Court Facing
~79.6% return on equity
~14.1% annualised ROE
➡️✨Buyer used $311,530 to generate $$248,000 in profit

[vs]

🌊 High Floor - Infinity Pool Facing
~46.2% return on equity
~7.4% annualised ROE
➡️ Buyer used $335,600 to generate $155,000 in profit

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Example B:

🎾 Low Floor, Stack 49 Tennis Court Facing
~77% return on equity
~12.3% annualised ROE
➡️ ✨Buyer used $300,220 to generate $232,000 in profit

[vs]

🪴High Floor Stack 42 Garden Facing
~60% return on equity
~8.6% annualised ROE
➡️ Buyer used $320,230 to generate $191,000 in profit

——————

The takeaway isn’t really about Forett. At any new launch, the “less premium” facing stacks deserve a closer look. Entry price does most of the heavy lifting on your eventual return.

💬 Vikki
878 11008

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【高楼层 + 泳池景，真的一定赚更多吗？】

很多人会默认：
高楼层 + 泳池景 = 回报一定更好。

但下面这组数据，可能会改变你对“非 premium 朝向”的看法。

在这两组对比里：

• 网球场朝向单位，回报反而更高
• 甚至跑赢更高楼层的园景 / 泳池景单位

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【案例 A｜影片里分享的例子】

🎾 中楼层｜网球场朝向
~79.6% 资金回报率
~14.1% 年化回报率
➡️ 用 $311,530 的本金，做出约 $248,000 盈利 ✨

[vs]

🌊 高楼层｜无边泳池景观
~46.2% 资金回报率
~7.4% 年化回报率
➡️ 用 $335,600 的本金，只做出约 $155,000 盈利

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【案例 B】

🎾 低楼层｜49 Stack 网球场朝向
~77% 资金回报率
~12.3% 年化回报率
➡️ 用 $300,220 的本金，做出约 $232,000 盈利 ✨

[vs]

🪴 高楼层｜42 Stack 园景朝向
~60% 资金回报率
~8.6% 年化回报率
➡️ 用 $320,230 的本金，做出约 $191,000 盈利

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27/04/2026

For those still considering whether to wait, recent movements may be telling a different story. Happy to share how this could shape your options moving forward.

If you have a property goal in mind, let’s chat. Early planning is what made strategic entry possible for my recent buyers.

Vikki
878 11008

26/04/2026

Tengah Garden Residences (TGR) ate it, no crumbs left ✨ 1, 2, 3 bedrooms fully sold on public launch day. 
An intense booking day on 25 April. A quiet photo moment on 26 April to appreciate the win, as I collect the OTP for my buyers 🎉 They secured a 3-bedroom at TGR at an entry price I believe will matter more over time than it does today. 
In a market where there’s always noise around timing, uncertainty, or whether to wait, what we’re seeing on the ground continues to tell a clearer story. Launch after launch, and recent land bids, are already shaping the next baseline. 
Close to 1,9XX cheques were submitted for Tengah Garden Residences ballot. Even before public booking began, about half the units were taken up by priority groups. By the time queues started moving, demand had already outpaced the remaining units, and many buyers did not even get the chance to step into the booking room.   We went in with a plan, but had to keep adapting along the way. Even up to the final moments before stepping to the booking table, we were still recalibrating based on what was available and aligned with my buyers’ goals. 
This outcome was possible because of how clear and grounded my buyers were. We worked through the numbers early, and they knew what they were working towards. Buying a home is often seen as an emotional decision. I believe it is both emotional and rational. You can choose a home you love, and also allow it to be an asset that grows with you over time. 
What made a high-pressure day feel steady was them. They trusted me, trusted the process, and made decisions in real time as we adjusted along the way. That kind of clarity is rarer than people think, and I don’t take it for granted. Thank you for choosing to work with me. 
In a market where many are still waiting, this weekend was a reminder that the window does not stay open forever. 
Congratulations to everyone who secured a unit. 🤍

Grateful for the leadership team who supported us through this .era launch 🙏🏻

24/04/2026

Tengah Garden Residences (TGR) took 50.87% of its inventory in preview. 439 of 863 units, before public booking day even opened. On a Tengah project that carried the “ulu” label for most of its runway.

That pace isn’t just buyers chasing a price point. It’s buyers backing the precinct.

The ones who move early tend to know what they’re looking for. Low land cost. Entry quantum with room to grow. Infrastructure landing ahead of the market’s re-rating.

If you missed TGR, the natural question is where the next one sits. A few other potential launches are on my radar for 2026, each tracked on land cost versus projected launch PSF, and against my CLEAR framework.

If you’d like to plan early and work through some numbers, feel free to reach out for a chat.

Vikki
878 11008

09/04/2026

Your EC budget also fits this private condo. With less cash upfront and a shorter lock-in 👀

Most buyers walk in assuming an EC is the safer, lower-commitment route. Then we pull up the side-by-side.

💰 Same $16K household income.
🏠 Same $2M property.

An EC locks up around $1,067,000 in cash and CPF. The private route locks up around $569,000.

Roughly half the cash. Same buyer 👀

The breakdown 📊

🏠EC (MSR rules)
· Property Price: ·$2,000,000
· Max loan capped at 30% of income: ~$1,005,000
· Downpayment gap: ~$995,000 (cash + CPF)
· Buyer’s Stamp Duty: $69,600
· Legal + misc: ~$3,000
· Total upfront: ~$1,067,600

🏠 Private / Tengah Garden Residences (TDSR rules)
· Property Price: $2,000,000
· Max loan at 75% LTV: $1,500,000
· Downpayment: $500,000 (25%)
· Buyer’s Stamp Duty: $69,600
· Legal + misc: ~$3,000
· Total upfront: ~$572,600

Same buyer. Same property.
The maths shifts because of the different loan framework.

🔗 And the lock-in on a new EC? ⏳ About 9 years before you can sell, 4 years of construction plus the 5-year MOP. A private new launch carries a 4-year SSD window and that’s it.

Who each one is built for ⚖️

✔️An EC works well for buyers planning to stay put 8 to 10 years who meet the eligibility rules.

✔️A private launch works better for buyers who value cash flow and flexible exit timing.

The better option is the one that fits your next 10 years.

📍 Tengah Garden Residences previews 11 April 2026
🏡 First private condo in Tengah, 863 units
🚇 Walking distance to the upcoming Hong Kah MRT (Jurong Region Line)

Been told an EC is the cheaper choice?
Let’s run the numbers together first 👇🏻

Comment “TGR” or DM me and we’ll walk through your situation ✍🏻

08/04/2026

TGR 3-Bedroom [Part 1]

All 11 three-bedroom layouts at TGR, side by side. The range runs 797 to 1,033 sqft. That’s 236 sqft of difference, roughly a small bedroom‘s worth.

📐 3 Key Types:

▫️ Compact (a/b/c) · 797–829 sqft · 96 units
Semi-open kitchen (can enclose later), no yard or store
For: small households, lighter cooking, entry budgets

▫️ With Store (d) · 904 sqft · 88 units
Kitchen 33% bigger, plus an enclosed store
For: households that cook properly

▫️ Premium with Yard (e–k) · 969–1,033 sqft · 163 units (biggest pool)
Enclosed kitchen, yard, store, separate WC
For: helper-friendly, multi-gen, quality focused

🔍 Four details worth noticing

1️⃣ Master ranges 11 to 17 sqm 🛏️
Smallest compact has 11 sqm. H/I/K have 17. That’s 6 sqm of difference, roughly a small bedroom. Same ”3-bedroom“ label, very different sleeping experience.

2️⃣ Long living or big master. Pick one 🛋️
F/G: 32 to 33 sqm living, but 12 sqm master.
H/I/K: 17 sqm master, but 28 sqm living.
J is the only ”I want both“ compromise.

3️⃣ Kitchen ranges 6 to 12 sqm 🍳
Compact 6 sqm (can enclose later). Store 8 sqm fully enclosed. Premium reaches 12 sqm. If you cook seriously, this matters most.

4️⃣ Showflat is Type K ⭐
1,033 sqft, largest and most popular. 70 of 163 Premium units are this layout (43%).

💡 Part 1 vs Part 2

This is Part 1. The real decision-makers sit in Part 2:

▫️ Stack analysis: which number faces which way
▫️ Facing: N-S vs E-W, park vs road, MRT viaduct impact
▫️ Walk-away price: where you stop bidding
▫️ Floor premium: which floors jump hardest
▫️ Booking day: your queue number changes which units are realistic

None of this is visible on a floor plan. Works better one-on-one, based on your budget, family, and long-term plan.

If you have a layout in mind and want analysis tailored to you, send me a message 🌿. I‘ll walk through which stacks to back, which to avoid, what a sensible entry price looks like.

No pressure, no push. Just the numbers, clearly laid out. The decision stays yours.

06/04/2026

Could this be the lowest entry price for a private new launch in 2026?

Prices for Tengah Garden Residences have just been officially released.

🛏 1-bedroom from $980,000
🛏 2-bedroom from $1,110,000
🛏 3-bedroom from $1,588,000
🛏 4-bedroom from $2,288,000

A few details worth noting:

📍 The first private residential mixed development in Tengah
🏠 863 units across 9 blocks of 16 storeys, most with north-south orientation
🛒 Around 30,000 sqft of retail and dining space right below the development
🚇 Hong Kah MRT beside the project, with a side gate connection
🌊 Selected units face the Tengah Pond man-made lake
🎓 ACS Primary School is expected to relocate to Tengah around 2030
🔗 Jurong Region Line connects directly to Jurong Lake District, Singapore’s future second CBD

As the first private development in Tengah, these prices effectively set the starting benchmark for the area. Future projects are likely to launch above this level.

Looking at the land bid price, this could be one of the lowest entry prices for a private residential project this year.

📅 Preview opens: 11 April
📅 Booking starts: 25 April

There is already strong interest in this project. If you would like to review the floor plans, pricing details, or visit the showflat, feel free to drop me a DM.

Homes With Vikki

18/06/2026

17/06/2026

11/06/2026

17/05/2026

27/04/2026

26/04/2026

24/04/2026

09/04/2026

08/04/2026

06/04/2026

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