Agent Rick Long

Agent Rick Long Good day - Im Rick Long | AI-powered guidance . Calmer mind

Human-centered Realtor | I turn complex choices into steady next steps - so your move feels smart, simple, and under control. | Smarter choice .

27/09/2026

Comment FREEHOLD and I'll send you the article: freehold vs leasehold condos in Singapore, and all six questions I use.

"Freehold is always the better buy" is where many buyers start. It's worth a closer look.

Kovan Residences (99-year) and D'Pavilion (freehold) both launched in 2008, a few minutes apart in District 19. From 2008 to 2026, Kovan's average psf rose about 108%. D'Pavilion's rose about 49%.

Tenure didn't separate them. In a retrospective 2008 scoring using Navis Atlas's PrimeKey, both scored 5/5 on tenure. The gaps were elsewhere: distance to the MRT, and project size (521 homes vs 50).

That doesn't make leasehold the better buy. One pair can't prove that. And the lease does matter, especially once it starts to affect your future buyer's loan or CPF. In freehold vs leasehold decisions, tenure is one factor, not the whole decision.

Before you pay extra for freehold, ask:
– What am I buying it for?
– How long will I hold?
– What am I paying extra for freehold here?

—
Average psf movement, 2008–2026 (RealAgent chart, government and agency data). Price change, not profit; D'Pavilion has few transactions. Past results don't predict future ones. PrimeKey scores are retrospective, by Navis Atlas.

These figures are illustrative and opinion-based, produced with calculation tools — not a valuation or financial advice. Human error is possible; verify against official sources before relying on them.

Rick Long · Huttons Asia · CEA Reg. R026818Z





15/09/2026

DM "SCHOOL" and we'll send you the infographic — the new P1 registration rule at the 12 schools, old system vs new, on one page.

From the 2027 exercise, Phase 2C at those 12 schools splits into two equal halves.

One for families within 2km, one for families beyond it. Inside each half, distance stops giving you priority — a home 500m away and a home 1.8km away become the same application.

Most of the coverage has read this as the 1–2km band catching up. That part is true. It isn't the whole change.

MOE also set aside half of those places for families living more than 2km away.

So a family living close to the school isn't picking from a bigger pool. They're sharing the phase.

And the extra Phase 2C places had to come from somewhere. In MOE's own worked example, a school with 240 places sees Phase 2A drop from 90 places to 70. If you're an alumni family, this reaches you too.

Twelve schools only. Every other school works the way it did last year.

Note: this video is our own reading of MOE's announcement, not official guidance. Check MOE's P1 registration portal before you rely on anything.

Rick Long · Huttons Asia · CEA Reg. R026818Z

Roqy Koh . Huttons Asia . CEA Reg. R057423Z





03/09/2026

Comment ME and I'll send you the link. Play it, then tell me how it read you — that's how it gets better for whoever plays next.

Most Singapore property decisions get explained with reasons — but that's not usually where the decision was made.

We say we chose for location, or price, or the school.

Then you watch what someone protects when the budget bites, and it's something else entirely.

Space over cash.

The view over the buffer. Certainty over the upside they said they wanted.

So I built a game about it.

PROPERTY ME puts you through the trade-offs a real property decision makes you face — what you'd protect, what you'd let go, and what you do when the plan you wanted doesn't fit the budget you have.

Four minutes. HDB or condo. No right answers, and nothing personal to key in.

If you think understanding yourself is the right place to start a property decision, I'd like you to try it.

This is the first version — I built it, I've tested it, and the only thing that makes it better now is real people telling me where it read them right and where it got them wrong.

Rick Long · Huttons Asia · CEA Reg. R026818Z





21/08/2026

Choosing a property in Singapore usually starts with "which project scores highest?" — that may be the wrong question.

Most buyers compare projects on one general score, as if every buyer needs the same thing. But the same development reads differently through different eyes. A young family might put schools and space first. A retiree may care more about tenure and quiet. A couple without kids could lean toward connectivity and lifestyle. Every buyer ranks these differently — and that's the point.

Same project. Different priorities. Different honest answers.

That's what the profile scoring in this reel shows — using the Navis PrimeKey Analysis Tool, the general score tells you what the market sees. The profile score tells you what the project looks like for you. And this is now something we can do together: after a proper discussion about your needs, your priorities are ranked and every project on your shortlist is scored through them. Not the market's average — yours.

So before deciding, the better question isn't "is this a good project?" It's "is this a good project for how we actually live?"

Send this to the person you're deciding with — worth watching together before your next shortlist.

Rick Long · CEA Reg. R026818Z




14/08/2026

"What's your best price?" is the most common line at a viewing — and the one that quietly starts the fight.

Most people think negotiating a property price in Singapore starts with the number. It usually starts with the phrasing.

"Lowest price" and "best price" land on a seller as a challenge.

He hears: I'm here to take something from you. So he braces, protects his position, and now two people who actually want the same outcome are standing on opposite sides of a duel.

Nobody wants to be the one who lost.

Two better openings, same goal:

→ "What's the guided price?"
→ "We're sincere — what would make this a deal everyone feels good about?"

You still want a fair number. You're just not asking the seller to surrender to get there.

It doesn't guarantee a better price.

It does keep the conversation open long enough to find one — and most deals fall apart from posture, not from price.

Send this to whoever's doing the talking at your next viewing.





06/08/2026

River Isles 2-bedroom for rent — high floor, S$3500/mo, available October.

This is the 2-bedroom 2-bathroom, side of a dual-key unit, est. 700–800 sqft, on a high floor with open views and good breeze."

Available from October, so there's time to plan the move properly

If the timing and layout fit your situation, WhatsApp me and we can arrange a viewing — no pressure, just a proper look.

Rick Long | Huttons Asia | CEA Reg. R026818Z





29/07/2026

The 15-month wait-out for private owners buying a resale HDB is gone.

The question I'm sitting with isn't where prices go next.

It's who now feels free to move.

For four years, selling a private home meant waiting 15 months before you could buy a resale flat.

That made some families think twice about upgrading at all — because coming back wasn't easy.

That hesitation is what just changed.

Three things I'm watching:

Unique homes may feel it first — very high floor, an unblocked view only a few homes enjoy, a renovation that's hard to replace. Some may set new benchmarks.

But a listing alone doesn't decide the price, and around 15,000 flats reach MOP next year, so more supply is coming.

Movement in both directions — HDB to private, and private back to HDB.

Rental for bigger homes.
Families who used to rent large units while waiting out the 15 months may not need to now.

Smaller units have a wider tenant pool, so landlords of bigger homes may feel it more.

One detail worth knowing: this applies to resale flats bought without an HDB housing loan. If you're taking an HDB loan, a separate wait-out still applies — worth confirming with HDB before you plan around it.

The bigger point: measures get adjusted as conditions change.

Policy moves both ways. Same news, different decision depending on where you stand today.

Send this to someone who paused a move because of that 15 months.

Rick Long · CEA Reg. R026818Z





27/07/2026

When I assess a Singapore project, it starts with a PrimeKey analysis — and that one step does something most buyers skip entirely.

A PrimeKey analysis scores the project on the hard, measurable stuff: pricing, attributes, comparables, how it holds up against the market.

It takes gut feel out of the read and tells me whether the project itself is genuinely sound — the kind of objective check most people never run before they commit.

That data-driven read is the foundation everything else stands on.

What we built around it is the Right Fit Framework™ — a system that brings the objective data together with what it can't capture on its own: your numbers, your life stage, your timeline, your exit.

The personal and lifestyle side of the decision, structured properly rather than left to feel.

So PrimeKey tells me the project holds up. The Right Fit Framework tells us whether it holds up for you.

One reads the project; the other reads it against your life — and you want both before you buy.

Send this to someone deciding which property to buy next.

Right Property Matters




27/07/2026

Property is not just about buying, selling, or upgrading.

It is about making the right move, at the right time, for the right reason.

Because behind every property decision, there is usually a bigger life decision.

A growing family.
A change in income.
A new chapter.
A retirement plan.
A question of whether to move, wait, sell, hold, or restructure.

That is why we believe Right Property Matters.

The right property move should fit your numbers, your timeline, your family, and your next stage of life.

Guided by what truly matters.





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