SG Property Insights

SG Property Insights Bringing you insights into the Singapore Property Landscape

25/06/2026

Average resale prices at Stirling Residences have climbed from $2,279 psf in 2023 to $2,461 psf this year.

25/06/2026

The 2,077 sq ft unit at Rivergate was sold for $6.29 million on June 10, after it was initially purchased for $3.94 million in 2010

25/06/2026

The upcoming auction of a detached house on Bukit Teresa Road highlights the scarcity of large freehold plots near the city fringe.

25/06/2026

A freehold shophouse in the heart of Singapore's CBD just hit the market at $33.4 million.

The 5-storey property with attic at 42 South Bridge Road spans 6,430 sq ft across a 1,612 sq ft land area, pricing out at roughly $5,194 psf.

Zoned commercial with a GPR of 4.2.Every floor is tenanted. The ground floor, fifth floor, and attic have restaurant approval, leased to a bar/coffeehouse and a modern East Asian bistro. The third floor is home to a private wine club, with the remaining floors used as office space.

Strategically positioned between Boat Quay and Clarke Quay, the property is a few minutes' walk from Clarke Quay MRT, with Raffles Place, Chinatown, City Hall, and Telok Ayer stations all within walking distance too.

Foreigners are eligible to purchase with no ABSD or SSD, via EOI closing 28 July 2026 at 3pm through CBRE.

Full Article 👉 https://stackedhomes.com/freehold-shophouse-42-south-bridge-road-sale/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

25/06/2026

Most sellers wait for the peak. By then, 3 of the 4 windows that actually matter may already be closing.

A major new launch nearby lifts the benchmark and makes your resale unit look like better value to buyers priced out of the new project.

Past a certain age, your property starts losing buyers before you even list. Younger buyers face CPF and loan restrictions on older leases, leaving a smaller and more selective group.

Some older condos hold their ground because nothing nearby matches their price point. But once new launches close that gap, there is little left to justify the premium.

And sometimes the signal comes from your own development. One higher-floor unit transacting low can become the new ceiling before you even list.

Full Article 👉 https://stackedhomes.com/best-time-to-sell-resale-condo-singapore/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

25/06/2026

Waterwoods launched in 2013, right as cooling measures started biting. TDSR had just come in. Sentiment had weakened. Developers were pricing cautiously.

It wasn't the easiest start. Yet four-bedders here are now averaging $1.87 million, at minimum sizes of 1,281 sq ft. And across every unit type, sellers have consistently walked away ahead.

The cluster around it is crowded with similarly aged ECs. Waterwoods isn't the cheapest, and it was never the strongest performer. But it has held its ground, and its larger unit sizes are becoming harder to replicate in newer launches.

Whether that's enough for buyers entering today depends on what they're actually looking for.

Full Article 👉 https://stackedhomes.com/waterwoods-ec-punggol-review-2026/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

25/06/2026

One of only 34 strata townhouses at Eco, the property combines spacious multi-level living with access to condo amenities.

25/06/2026

The last River Valley Green site just closed with a top bid of $750.6M — and every single developer who showed up crossed $700M.

That kind of conviction doesn't happen by accident. River Modern sold over 90% on launch day. River Green hit 88% its opening weekend. Both are now around 93% sold. Developers bidding here already knew what the area could do.

The new land rate is 21.8% above what was paid for the Parcel B site just over a year ago. How that translates to launch pricing will be the next thing to watch.

The site sits near Great World MRT, with Robertson Quay and Great World City close by. Around 470 units expected, squarely in the central region.

Full Article 👉 https://stackedhomes.com/river-valley-green-parcel-c-gls-top-bid/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

25/06/2026

A couple in their late 30s. Two kids, aged 2 and 5. A $2.9M budget and a hard minimum of 1,200 sq ft.

They shortlisted two condos in the Bishan corridor: AMO Residence, brand new, and The Gardens at Bishan, 29 years into its lease.

The older lease felt like the obvious liability. Until they looked at the numbers.

Over the past decade, The Gardens at Bishan delivered the strongest annualised price growth among comparable developments in the area. Not Thomson Three. Not Thomson Impressions. Not Thomson Grand. The one with the oldest lease of the group.

AMO Residence sits at a 42% psf premium for a unit that falls short of their 1,200 sq ft minimum. Both developments share the same school catchments, the same MRT access, and are less than 1km apart. The premium is real. The location advantage is not.

There is also a timing question worth naming. A four-year hold looks different once both children's school enrolment years are mapped out. The practical timeline is closer to ten.

Full Advice 👉 https://stackedhomes.com/the-gardens-at-bishan-or-amo-residence-growing-family/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

21/05/2026

Most GLS sites compete on location, but these two are competing on completely different things.

URA just launched Berlayar Drive and New Upper Changi Road for sale, and they're built for opposite buyers.

Berlayar is a rare low-rise waterfront plot near Labrador Nature Reserve and the Greater Southern Waterfront. Only 415 units, a five-storey height cap, and a seafront setting that analysts say is extremely rare to see come to market.

New Upper Changi Road is the opposite: a potential 1,000-unit mega-development right in the heart of Bedok Central, steps from Bedok MRT, steps from the mall, with no new launches in the area for roughly 15 years.

Both sit in the 1H 2026 GLS programme, which is set to yield around 4,575 homes on the confirmed list. That's about 50% higher than the decade-long average.

Both sites tell you something about where the GLS programme is heading. Less generic supply, more deliberate choices.

Full Article 👉 https://stackedhomes.com/berlayar-drive-new-upper-changi-road-gls-sites-guide/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

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