Brandon Tong

13/10/2026

Same one-north area. About $500 psf cheaper land.

In March 2026, the Dover Drive GLS site near one-north MRT drew six bidders and a top bid of $951M. That works out to $1,556 psf ppr, a new benchmark for RCR land.

Hudson Place Residences sits on land bought a year earlier at $1,037 psf ppr. That is a gap of about $519 psf ppr.

Why it matters: land cost sets the floor for launch prices. One analyst estimate puts the future Dover Drive launch from about $3,100 psf. Hudson Place is available today from $2,468 psf.

Quick update on Hudson Place:
- 327 units at Media Circle, District 5
- 201 units sold on launch weekend in May 2026, at an average of $2,458 psf
- Next to the Mediapolis and Fusionopolis hubs, minutes to the Rail Corridor
- Estimated TOP: Sep 2029

My take: cheaper land is a head start, not a guarantee. Look at the total price, not just the psf, and be honest about the walk to the MRT.

Want the latest available units and prices? DM "HUDSON" for a private discussion. No hard sell, just the numbers.

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Land prices from URA GLS tender results, via EdgeProp. Dover Drive launch price is an analyst estimate. Hudson Place pricing is subject to change and availability.

12/10/2026

Paying extra to live within 1km of a top primary school? The rules just changed.

From the 2027 P1 registration exercise, 12 popular schools move to a two-track system for Phase 2C:
- 30 places for children living within 2km
- 30 places for children living beyond 2km, islandwide
- Within each track, distance is not ranked. Under 1km no longer beats 1km to 2km.

The 12 schools: ACS (Junior), ACS (Primary), CHIJ (Katong) Primary, MGS (Primary), Nanyang Primary, Ngee Ann Primary, Pei Hwa Presbyterian, Raffles Girls' Primary, SCGS (Primary), St Margaret's (Primary), Tanjong Katong Primary and Tao Nan.

What analysts told ST: demand near these schools is not expected to drop, but the search radius could widen to about 3km to 4km. PropNex's view is that it is too early to tell, with a slight moderation or redistribution of school-driven demand possible.

Why it matters for your budget: in Marine Parade, the median resale condo (900 to 1,000 sqft) is $2.13M versus $632,500 for a 4-room HDB. In Bedok, it is $1.43M versus $600,000.

My take: if you are buying mainly for the school, check whether the 1km premium still earns its keep. If you love the area anyway, that is a different decision.

Buying with a school in mind? DM "SCHOOL" for a private discussion. No hard sell, just the numbers.

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Source: The Straits Times, 11 Sep 2026. Prices are townwide medians (ERA data), not prices at specific distances from the schools. General information, not financial advice.

11/10/2026

43% of the average Singaporean household's wealth is in property.

It's also the biggest monthly bill: about $2,122 a month on housing, ahead of food ($1,422) and transport ($951).

And yet:

We save around 39% of income, about double the US
But 60% of us still live paycheck to paycheck, because a big chunk goes into CPF
Only about half of parents have 6 months of salary saved in cash

So if your home is your biggest asset and your biggest expense, it deserves the most planning.

Before you upgrade:

Keep a buffer. 6 months of expenses in cash, after your downpayment.
Use CPF for the upgrade, but know the line. The 2026 Full Retirement Sum is $220,400 (about $1,780/month from 65). Don't spend your way below it.

Want to see if your 43% is working for you? DM "PLAN" for a private discussion. No hard sell, just the numbers.

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Stats from Google Search Singapore data. General information, not financial advice.

11/10/2026

10/10/2026

Hudson Place at $1.72M. Still worth buying?

The ~$1.4M units you saw in the launch ads are sold out. Based on September 2026 availability, the entry point is now a 646 sqft 2-bed 2-bath on a higher floor at about $1.723M (~$2,667 psf).

The case for:

One-north tenant and buyer pool (Mediapolis, Fusionopolis)
Efficient dumbbell 2-bed layout
GFA harmonised, so size comparisons are cleaner
~4% gross yield projected (stress-test it against fees, tax and vacancy)

The case against:

10–15 min walk to one-north MRT (2-year shuttle at the start)
134 parking lots for 327 units
Ongoing construction around Media Circle

My take: look at the total price, not just the psf. $1.723M decides your loan, and who can afford to buy from you later.

Full breakdown on my YouTube channel, Brandon Tong Realtor.
https://youtu.be/2DDqur0ygVs?si=r_5vml1EPz1cJiPr

Want to see if it fits your numbers? DM "HUDSON" for a private discussion. No hard sell, just the numbers.

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Pricing based on Sep 2026 availability, subject to change and availability.

08/10/2026

5 must-know strategies before you commit to your next property.

Too many property decisions are made with too little information, and the cost of getting it wrong can be significant.

With Thomson Reserve previewing this month, here's the framework I'd use on any launch:

Land cost: $1,178 psf ppr here. Useful context, but it's not your price. Compare the final psf too.
Connectivity: measure in minutes. Upper Thomson TEL is a 2-min sheltered walk.
School priority: Ai Tong is within 1km. Priority helps, but it's not a guaranteed place.
Project scale: 1,268 units means more facilities, but also more similar units competing when you exit.
Your own numbers: loan limit, cash + CPF, holding costs, exit plan. Know them before the preview.

Don't learn through regret. Learn to make better decisions before you commit.

Want to run these checks on your own situation? DM "THOMSON" for a private discussion. No hard sell, just the numbers.

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Land cost figures from the Thomson Reserve project ebook (Sep 2026).
Details subject to change and authorities' approval.

07/10/2026

Rents went up. So why are tenants offering less than you expected?

Private rents rose 0.7% in Q2 2026. But vacancy also went up, from 6.2% to 6.4%. And about 25,900 private homes are due to complete by 2028.

The index tracks the whole market. Your unit competes with the units in your own block, the ones that got their keys the same month you did.

A few numbers worth knowing:

$4,000/month on a $1.6M unit = 3% gross yield, before interest, fees, tax and vacancy
1 empty month at $3,800 takes 12+ months of $300 higher rent to earn back

Swipe to see what to do, whether you already own or you're still shopping.

Want to stress-test your own unit? DM "RENTAL" for a private discussion. No hard sell, just the numbers.

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Source: URA Q1–Q2 2026 data, via PropNex Picks (Oct 2026).

06/10/2026

Lucerne Grand sold 350 of 570 units on launch weekend. That's 61.4% in two days.

Before you join the queue, one question: what are you comparing it to?

New launch avg: $2,480 psf
Resale next door (2026 avg): $1,351 to $1,783 psf

That gap isn't automatically "too expensive". You're paying for new, doorstep Lakeside MRT, and the first launch in this precinct in 10 years. But it should be a decision, not FOMO.

Swipe to see which option fits your situation.

Want the numbers worked out for your own case? DM "LUCERNE" for a private discussion. No hard sell, just the numbers.

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Prices from developer's price list, subject to change and availability. Resale psf are 2026 YTD averages of older projects, not like-for-like. Sources: EdgeProp, Yahoo SG.