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Brandon Tong

Name: Brandon Tong
Address: 480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing, Singapore, 310480, SG
Telephone: +6581161122
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Brandon Tong

🎯 | SG Property Advisor
🧠 | In the Business of Strategy Over Prediction
📐 | Entry • Exit • Next Move BluePrint
👇 | Preparation Before commitments
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23/08/2026

What are the formulas of the winning condo?

So most people who bought a condo got... a place to live. Not the retirement plan they thought they signed up for.

I went through the resale transaction data to find out what actually separates the 6% from everyone else. Spoiler — it's not luck, and it's definitely not "the news said this project is hot." It's a pretty boring formula.

99-year leasehold winners → 3-bedders, 1,000+ sqft, ECs or mass-market in RCR/OCR, riding strong HDB upgrader demand, held 8-15 years. Nothing sexy. Just liquid, practical, and in demand.

Freehold winners → bigger units, 1,300+ sqft, mature prime estates, scarce and hard to replicate, held 15-20+ years. This one needs patience. A LOT of patience.

What actually diminish your returns, if you're working with a $1.5M-$2M budget:
→ Small "luxury-themed" units that priced above market rate.
→ Boutique projects with barely any transactions — good luck getting a confident valuation when it's time to sell
→ Weird layouts, big square footage, somehow only 2 bedrooms
→ Entry price so close to new launch pricing you basically bought at retail

The winning move even you're a solo first-timer , it isn't the flashiest unit at the showflat.

It's the practical 3-bedder with actual transaction volume, held long enough for a full market cycle to do its thing.

Not glamorous. Just what actually works, for a lot fewer people than you'd think.

Which camp are you in — 99-year practical play, or freehold scarcity bet?

Comment below.

22/08/2026

Four policy moves just landed or are under review. Are we heading into another bull run?

→ HDB's 15-month wait-out period for private owners — removed. Private owners can now buy resale HDB immediately with cash or bank loan, expanding the buyer pool overnight, especially for larger, central, newer units.

→ Developer sales timeline — extended from 5 to 7 years. More flexibility for developers, likely a more stable new launch supply, and possibly more room for upgrading demand to build.

→ En-bloc consent threshold — proposed drop from 80% to 65%. If it goes through, expect the en-bloc market to wake up. En-bloc payouts create a wealth effect — former owners re-enter the market to buy replacement homes, and that demand ripples across both HDB and private.

→ Age limit for singles buying HDB — under review, possibly lower than 35. A new buyer cohort entering resale HDB means more competition for the same flat supply.

What this means for you: HDB sellers with larger, 80-90 year lease, centrally located flats are best positioned. HDB buyers 35+ should act sooner rather than later. Condo owners may see a lift from en-bloc winners and upgraders, though it depends on unit size. And don't buy an old development purely betting on en-bloc — that's near impossible to time.

Individually these look like minor tweaks. Together, they're pointing the same direction.

I go deeper into each one — full analysis, no fluff — in my latest YouTube video.
Link : https://youtu.be/sKWpqFGHLZA?si=NePNY6uNqi9vlRnL

What's your read — bull run incoming, or overhyped? Comment below.

21/08/2026

Common misconception: people think topping up your CPF MediSave Account is the faster way to hit your Full Retirement Sum, because MA "overflows" into your SA once it caps out.

It's not.

Same top-up amount, same 4% interest, regardless of which account you put it in. The difference is what happens to the money after — and that changes everything about which account you should actually be topping up.

Swipe — the right move depends entirely on your goal, not on which account "sounds" more efficient. →

Which one are you topping up this year? Comment below.

20/08/2026

💡 DO YOU KNOW…?

That OUT OF approximately 420,000 private residential homes in Singapore, only 23,000+ are _HARMONISED_

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𝐇𝐚𝐫𝐦𝐨𝐧𝐢𝐬𝐞𝐝
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19/08/2026

64.5% of Sentosa Cove home sellers lost money between May 2023 and June 2026. Average loss: $1.28 million.

Resale prices are still rising — up 5.7% quarter-on-quarter, 7.5% year-on-year.

Both things are true at the same time. Here's why.

→ Price movement and seller profit are two different questions. Today's price tells you where the market is, not whether you personally made money — that depends entirely on your entry price.

→ Two owners can sell at the exact same $1,900 psf. One entered at $2,500 psf and loses big. One entered at $1,700 psf and profits. Same exit, opposite outcomes.

→ The buyer pool is shrinking. Non-landed resale deals dropped from 68 in 1H 2021 to just 35 in 1H 2026. Foreign buyers face 60% ABSD, and they used to be a major chunk of demand here. Fewer buyers competing for your unit means less pricing power when you sell.

→ So why are prices climbing again? Relative value. Sentosa Cove has lagged the mainland for years, and sub-$2,000 psf now looks attractive next to CCR prime pricing. The Residences at W Sentosa Cove relaunched in 2024 at $1,780 psf — 36% below its original $2,793 psf launch — and moved 65 units.

→ But cheap and good value aren't the same thing. Waterfront living and no new land parcel since 2008 are genuinely scarce. 99-year leasehold and a narrow buyer pool are genuine risks. A discount only means something if the price properly compensates for what's still weighing against it.

The real lesson isn't about Sentosa Cove. It applies to every property you'll ever buy — your entry decision should always include an exit plan. Ask who your natural future buyer is before you ask what the psf looks like today.

Is Sentosa Cove a bargain now, or still a trap? Comment your take below.

18/08/2026

🚨🚨🚨 POLICY CHANGE ALERT 🚨🚨🚨

The latest property policy changes are in, and the question on everyone’s mind is:

Will prices go UP, come DOWN… or stay FLAT from here? 🤔

On 20 August, our CEO Kelvin Fong will be hosting a special consumer Zoom seminar to break down:

🔹 What the latest policy changes actually mean
🔹 How they could affect the property market
🔹 What buyers, sellers and homeowners should take note of
🔹 Whether it makes more sense to act now… or wait

If you’re thinking of buying, selling, upgrading or investing, or simply want a clearer picture of where the market could be heading, this is a session worth attending.

📅 20 August 2026, Thursday
🕢 7.30pm – 9.30pm
💻 Live via Zoom

Want to join us?

Just reply “YES” and I’ll send you the registration details. 👍

17/08/2026

News just dropped: Minister Chee Hong Tat said govt is studying more rental housing options — co-living, long-stay serviced apartments, Build-To-Rent — to meet demand from young Singaporeans who want flexibility before buying.

Sounds progressive. But let's run the numbers before you get excited. 🧮

Renting feels flexible. But flexibility has a price tag — and it compounds against you every year you delay ownership.

→ Rent money = 100% gone, no equity, no CPF offset
→ Co-living / serviced apartments are priced for convenience, not savings
→ Every year you rent is a year you're not riding property appreciation or building your CPF-OA buffer

So what's the actual alternative if you want flexibility without burning cash long term?

Below 35 → A 1-bedroom private condo could make more sense than renting
— Lower quantum, no ABSD headache since it's your first property
— You build equity instead of paying someone else's mortgage
— Still flexible — sell or rent it out later if life changes

Above 35 → A resale HDB might be the better play
— BTO wait times don't suit your timeline anymore
— Immediate move-in, no 4-year wait
— CPF Housing Grants still apply depending on your profile

The "rent first, buy later" narrative sounds modern. But modern doesn't always mean optimal — especially when property is still one of the few forced-savings tools Singaporeans have.

Renting isn't wrong. But before you sign that co-living lease, run the math against ownership first.

What's your take — is more rental supply a good thing, or does it just delay the inevitable for young Sporeans?

Comment below 👇 let's discuss.

16/08/2026

🚇 LUCENT GRAND: WILL MRT NOISE AFFECT YOUR PROFIT?

An MRT-facing unit may sound less attractive—but facing alone does not determine performance. What matters is whether the entry-price discount adequately compensates you.

Here are three key lessons from the analysis:

1️⃣ VALUE THE VIEW PREMIUM

Historical comparisons used in the video suggest buyers may pay approximately:

• 5.5% more for pool-facing versus MRT-facing units
• 8.6% more for lake-facing versus MRT-facing units

If the launch-day premium is below these benchmarks, the better-facing unit may offer stronger value. If it is significantly higher, a discounted MRT-facing unit may be worth considering.

2️⃣ IDENTIFY THE “PRICE LEADER”

Premium-facing units can establish a project’s higher price benchmark. As the development matures, this may support the value of other units within the same project.

3️⃣ LOOK BEYOND LOCAL HDB UPGRADERS

Nearby-project data discussed in the video indicates that many buyers came from existing private properties. Lucent Grand’s future demand may therefore extend beyond Jurong residents as the Jurong Lake District develops into a larger lifestyle destination.

THE TAKEAWAY?

A “good” facing can be overpriced, while a less desirable facing can offer value at the right discount.

Don’t select a unit based only on the view. Compare the percentage premium, entry quantum, layout and future buyer pool.

*Historical benchmarks are for educational reference and do not guarantee future performance.*

15/08/2026

🏙️ WHY ARE MORE BUYERS CHOOSING NEW LAUNCHES OVER RESALE?

It isn’t always about wanting something newer. For some buyers, the decision comes down to supply, timelines and financial flexibility.

THE “PUSH” FROM RESALE

1️⃣ LIMITED LARGER UNITS

Three- and four-bedroom resale options can be limited in popular estates, potentially creating stronger competition and COV risk.

2️⃣ COMPLICATED TIMELINES

Some sellers require an extension of stay, leaving buyers to manage temporary accommodation, added costs or delayed moving plans.

THE “PULL” TOWARDS NEW LAUNCHES

3️⃣ PROGRESSIVE PAYMENTS

Payments are made according to construction progress instead of starting with the full mortgage immediately.

4️⃣ MORE TIMELINE FLEXIBILITY

Some owners sell first and rent while waiting for TOP, reducing the pressure of coordinating two transactions at once.

5️⃣ MORE EFFICIENT LAYOUTS

New floor-area rules provide clearer comparisons of usable space. Although PSF may be higher, an efficient layout can make the overall quantum more manageable.

But a new launch is not automatically the better choice.

Entry price, layout, rental costs, waiting time and your future exit market must still make sense. Past gains are never guaranteed.

🎥 I explain the full strategy, trade-offs and examples in my latest YouTube video.

Watch via the link : http://www.youtube.com/watch?v=9zS_52eFR4s

14/08/2026

🚨🚨🚨POLICY CHANGE ALERT🚨🚨🚨
There have been some recent policy changes in the property market, and naturally the big question is:

Will prices go up, come down, or stay flat from here? 🤔

Our CEO Kelvin Fong will be holding a consumer Zoom seminar on 20 August 2026, 7.30pm to 9.30pm to break down what the changes mean, how they may affect the market, and what buyers, sellers and homeowners should be watching out for next.

If you’re planning to buy, sell, upgrade, invest, or simply want to understand what’s happening before making your next move, this session should be useful.

📅 20 August 2026
🕢 7.30pm – 9.30pm
💻 Zoom

If you’d like to attend, just reply “YES” and I’ll send you the registration details.

Address

480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing
Singapore
310480

Opening Hours

Monday	00:00 - 23:59
Tuesday	00:00 - 23:59
Wednesday	00:00 - 23:59
Thursday	00:00 - 23:59
Friday	00:00 - 23:59
Saturday	00:00 - 23:59
Sunday	00:00 - 23:59

Telephone

+6581161122

Website

http://www.FamilyHomes.SG/

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