Alson Mah

Alson Mah Empowering individuals with the knowledge and resources needed to navigate the dynamic world of real estate investing.

Whether you're a seasoned investor or just starting out, our goal is to provide actionable insights, expert advice and proven strategies

22/09/2026

💰 They paid $1,132 psf for the land.
Then add construction. Financing. Marketing. A margin.

CDL answers to shareholders. None of them are you.
📊 Break-even came back around $1,900 psf.

So when my research said the launch would average $2,400… it wasn’t a surprise.

You could see it the day the tender closed.
The spreadsheet can tell you CDL is confident.
It cannot tell you CDL is right. ⚠️

That 10% gap over Frasers is theirs to justify. Not yours.
The only question that matters 👇

Is their exit price a good entry price for you?

🎥 Full review is up — 12 minutes, 5 stops. Link in bio.
Comment CHECKLIST and I’ll send the 80/20 I run on every launch. ✅

11/09/2026

Prime in Singapore is the cheapest it’s been vs the city fringe in 30 years.

Most buyers still haven’t clocked it. 🧠
Since 2020: 🏙️ CCR (prime) +20.7% 🌆 RCR (city fringe) +48.8% 🏡 OCR (suburbs) +49.9%
Prime got left behind.

2025 median: CCR $3,074 psf RCR $2,787 psf
That’s only a 10% gap. Last year it was 21%. At the 2006 peak? Almost 80%.

Narrowest prime premium since URA started tracking in 1995.
So when Amberwood at Holland guides $2,800–$3,400 psf — 3-beds from around $2.44M — the question isn’t “is $3,000 psf expensive?”

It’s expensive against what?

Against today’s CCR? I see that as an entry window. And windows like this don’t stay open long. ⏳

Down the road, Skye at Holland previewed from $2,598 psf. 666 units. 40 storeys.

Amberwood asks a few hundred more for 212 units, 6 storeys, and roughly 4x the land per unit.

Different products. Buy what you’re actually buying — not the headline psf. 🔑

Full breakdown — the $1,432 land price, the cost stack, and the 4 flags that would make me walk away — is on YouTube.
Link in bio, or comment “1432” and I’ll send it over.

20/08/2026

15th floor of a 16-storey block.🤔

One floor from the top.

And a 2030 MRT date that quietly changes the maths on this flat.

Walked Blk 965 Hougang Ave 9 last week.
The view is nice, but that wasn’t what stayed with me.
It’s how quiet it is up here — above the tree line, above most of the estate noise. Living hall is a clean rectangle. Late-90s Model A layouts just give you more to work with.

What you’re looking at:
🏠 4-Room Model A · 101 sqm — larger than most 4-rooms built after.

🔝 15 of 16 floors — one from the top, no constant lift lobby traffic.

🌇 Above the trees, unblocked evening light

🚇 Serangoon North station (Cross Island Line) under 1 km — targeted around 2030

🛍 Hougang 1 + supermarkets within easy reach

🏫 Rosyth School and Hougang Primary nearby

Honest note: right now this pocket is still bus territory. The MRT story is a 2030 story. That’s exactly why the price hasn’t fully caught up — and why the patient buyer has an edge here. Save this if you’re hunting resale 4-rooms this year.

Send it to the friend who only wants high-floor units.
DM “HOUGANG” for the floor plan and the numbers.

11/07/2026

The hidden risk agents won’t tell you about Lentor Gardens. And yes, I’m an agent 👇

Honestly, the developer isn’t what worries me. Supply is.
Look at when everyone collects their keys. In 2027 alone, Lentor Mansion, Hillock Green and Lentoria all complete. That’s over 1,200 homes hitting the rental and resale market at basically the same time. Then Springleaf adds another 900 plus, one stop away.

A tsunami of units, all fighting for the same tenants and the same buyers.

And the numbers are already showing it. Lentor Modern rents work out to around 3% gross today. Bigger units, even thinner. If Lentor Gardens launches too high, that yield gets squeezed some more.

I’m not saying skip it. I’m saying this changes what you should be willing to pay. My exact number is in the full breakdown on YouTube, link in bio.

Save this before you step into the showflat. And tell me honestly, does the supply scare you or not?🤔

10/07/2026

$2,300. That’s my walk-away number for Lentor Gardens. Here’s why 👇

The developer paid $920 psf for this land, the cheapest anyone has ever paid in Lentor. The plot next door went for $1,278. So the bones are genuinely good.

But Lentor Modern, right on the MRT, best project in the area already resells at $2,382 psf. That’s the ceiling.

Launch above $2,300 and you’re paying best-in-area resale prices… for a project that isn’t the best in the area.

My line:
✅ Under $2,200 — interested
❌ Above $2,300 — I walk

Save this for future reference. And tell me what’s YOUR thoughts on this?
Full breakdown on my YouTube (link in bio).

26/05/2026

I bought a BTO in 2020 thinking I was being “sensible” at 25.

Got the queue number, signed the papers and gotten married 2 years later.

We thought we were doing everything right.

What I didn’t see then was that I was locking us into a 10-year decision while only thinking 5 years ahead.

COVID delays hit. The market kept moving. EC buyers our age pulled ahead 15-20%.

By the time our keys finally came, the gap wasn’t just money — it was the cost of a small flat.

Then my dad asked one question that still hits me hard today:

“Why didn’t you call?”

3 generation property family… and I never used the one resource right in front of me.

Six years later, the EC rules changed forever on 8 May 2026.

If the younger me was buying today, he’d be in even more trouble.

That’s why I now help HDB upgraders and families run the real numbers before they sign anything.

No hype. Just the lessons I wish I’d learned earlier.

Drop a ❤️ if you’ve ever made a big life decision without asking for help.

Full story + the new EC math breakdown is up on YouTube (link in bio)

20/05/2026

One HDB flat just sold for $1.7 million — new all-time record in Singapore 🏠💰

At the same time, the resale price index just dropped for the first time in seven years 📉

Prices down. Records still smashing. 🔥
I’ve been staring at this data for weeks and it finally clicked: the market isn’t broken… it’s splitting in two.

Some flats (mature estates, high floors, big layouts) are becoming basically irreplaceable. Others are about to get flooded by the massive MOP wave hitting in 2026.

Most people and even some agents are still looking at just one number and missing the whole picture 😬

If you own an HDB and you’re even thinking about selling, upgrading, or just wondering what to do next — these are the exact 3 questions I’d ask if your flat was mine.

Watch till the end. It might save you a lot of stress (and money) 💸

Drop “CHECKLIST” in the comments and I’ll send you the simple 80/20 framework I actually use for my own clients and my own portfolio. No pitch, just the same one I put in this video 👇
Let’s talk real moves in 2026.

15/05/2026

Singapore’s HDB market is straight-up wild right now 😂
Prices just dropped for the first time in 7 years…

BUT a resale flat just flew off the market at $1.7 MILLION??
Average prices going down ❌

Million-dollar flats in hot estates exploding ✅
Two completely different markets moving in opposite directions.

If you own an HDB right now, you NEED to see this before you buy, sell or upgrade.

Full Video link in the bio 🔗

Comment “PARADOX” and I’ll slide into your DMs with the full 2026 investor breakdown 🔥

12/04/2026

3 Vela Bay Units I Would Avoid Before Buying🚨

Not every unit in a good project is a good buy…

That’s the mistake a lot of buyers make. They focus on the condo name, the launch hype, or the sea-view story… but the real difference is often the exact stack and layout you choose.

In this reel, I break down 3 types of Vela Bay units I’d personally be more careful with if resale potential, rental appeal, and long-term value matter to you.

Because in property, buying the wrong unit in the right project can still be an expensive mistake.

Smart buyers don’t just ask, “Is this project good?”
They ask, “Is this specific unit worth buying?”

Comment “VELA” and I’ll share the better unit types I’d look at instead.

10/04/2026

You think you have $300K equity… but what actually hits your bank account might be way less.🤫

A lot of HDB owners look at their sale price and feel excited.

“Wah, got equity already. Can upgrade.”

But when the sale actually happens, reality kicks in.

After CPF refund, accrued interest, outstanding loan, agent fees, and all the other costs… that number can shrink very fast.

So that “$300K equity” you thought you had?
You may only walk away with $154K in cash.

And that’s the part nobody really talks about.

It’s not that upgrading is a bad move.
It’s that too many people upgrade based on the wrong number.

Before you fall in love with the condo, make sure you know what you’re really working with.

Watch the full breakdown on YouTube before you make your next move. Link in bio.

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