David Zhang Property Advisory

18/12/2025

One of the most anticipated gov land sales (maybe I get ask A LOT about it because possibly 1/3 of my clients live in North East).

So here goes.. if dev is 'not greedy', it will be launched at $2,5xx psf onwards imo.

The joint venture’s bid is 2.06% more than the second-highest bid of $1,155 psf ppr.

28/11/2025

My record so far is $1.37m at AMK 😅Just this morning had discussion with some agents who have been transacting million dollar HDB too. They share that many of these buyers are young family. They have the means to go for private property but they just have different kind of mindset and priority.

Interesting food for thought.
They are not necessarily the 'rich PRs' that some claim to be the culprit behind the rise of million dollar HDBs.
My guess is, one of the reasons could be that they place more emphasis on other aspects of life beyond wealth accumulation.
The generally lower mortgage commitment give them peace of mind to pursue other interest, or even take a break from work.

Recent transaction edged out the previous high of $1.459 million

21/09/2025

My TL;DR take: this will boost hdb resale market & price, which will have ripple effect all the way down to pte property market.

Lowering of age threshold certainly increase the demand pool for both BTO and resale flats.

Be it by design or an inevitable side effect, increasing income ceiling will not only open up BTO flats to more Singaporeans but also make resale grants accessible to more buyers.

This means more liquidity into the market. (Unless if they differentiate between BTO income ceiling and Resale Grant's ones). Which is probably worth exploring.

I believe we will see different kind of ceiling for future prime and plus resale buyers too. It just doesn't make sense to have one ceiling or BTO and these resale units.

17/09/2025

So Singaporean flock to Malaysia and Malaysian flock to Thailand? There is level to this game.

15/09/2025

A new housing area in Yishun estate, a town infamous for all the wrong things. Yet developers are confident to bid almost $1000 psf ppr.
To be fair to Yishun, it may have been slow growing but at least it has shown positive sign.

One of the newest resale project nearby, Wisteria, has seen mostly profitable (albeit very modest one) exits.

With new housing area Chencharu expected to spark new life into Yishun, we could expect better days ahead here.
However, with this latest land cost of $980 psf ppr, we will expect $2,300 psf launch price.
Which is approximately $1000 psf MORE than Wisteria price point today.

Even taking into account more efficient size for today new projects (GFA harmonised), we expect the quantum difference between 3 bedroom in Wisteria and upcoming launch here to be at least $500k.

Do you think this new price point will help spur Wisteria price in near future?

Evia Real Estate, Gamuda Land and Ho Lee Group’s top bid was $1.012 billion, 19.8% above the second highest bid

04/09/2025

Mind blowing. If these projects are launching at average psf of $28xx, we are talking future resale price of $3,1xx psf onwards for Chuan Park area.

It is worth asking now.. do you think that in future the price of suburb properties in Singapore will be the same as central area?

This site drew five bids compared to the adjacent GLS site that closed in July with seven bids.

01/09/2025

Few years ago, many are questioning whether WFH will be here to stay and if CBD will still be relevant. Recently I have heard increasing number of companies seeking office spaces in CBD area.

As well, increasing number of tenants who previously shifted to suburb condo for cheaper housing have now shifted into city fringe areas to be closer to workplace.

Singapore's decentralisation effort has worked well in the last two decades. However, if it works 'too well' to a point that the city state's CBD and Downtown are deserted, will it be the kind of progress that bode well for Singapore as the Asia's top financial hub?

Amidst URA's continuous work in developing Regional Districts such as Jurong, Woodlands and Tampines.. I believe it is equally important for us to balance that with a thriving Downtown life that befits our status as global city.

CBRE's 2025 Asia Pacific Office Occupier Survey shows a marked shift towards stricter enforcement of return-to-office policies

14/08/2025

With all respect to the record selling River Green & Promenade Peak with its 63 storey Infinity Pool.. this, on paper, could be my pick for the best of the 3 (subject to pricing, of course).

21/07/2025

Very healthy take up rate for Upperhouse & Robertson Opus. Both projects hit average psf of $3,3xx psf.

Coming up, Promenade Peak & River Green at River Valley likely to also sell reasonably well.

Judging from the quantum, River Green likely to be the top performer, potentially cross 70% take up rate upon launch.
Which will be a remarkable feat for CCR launch.

While there are several more projects to launch in near future, should PP and RG both also sell more than half their inventories on launch day, it will likely bolster developers confidence for the future launches.

Which means.. purely from price pov, is it more likely to go up than down from here on?

One thing for sure.. the demand for big units (3 beds and above) is still very strong, thanks to lack of supply in resale market.

13/07/2025

Shared my thoughts on Lyndenwoods before.

In future, it is probably very hard to find another project in RCR within walking distance to MRT at average psf below $2500.

Even OCR projects will have to launch at above $2600 psf in 2026.

A quick thought on possible opportunities sign going forward

1. OCR projects that launch at psf below $2,300 (hard given lack of new launch competition there but Springleaf one will be interesting if priced right)

2. RCR projects that launch at psf below $2,700 (if developer is being kind with price, Penrith at Queenstown will be a great choice)

3. CCR projects that launch at psf below $3,000 (the likeliest one given the number of projects to launch)

LyndenWoods is the first residential launch following the government's July 4 cooling measures, and shows that buyers are unfazed by the seller's stamp duty extension

30/06/2025

When I came for briefing of Lyndenwoods, I asked the project IC if there will be more resi plots in Science Park according to CapitaLand.

The IC said ‘highly unlikely’, which I find strange.
You are not going to rejuvenate Science Park with just one residential plot.

Some said its selling point is it being ‘the only one’ residential project there. I beg to differ.

I think Lyndenwoods owners will benefit from more homes there instead of being the only one.
This news definitely offer boost of confidence to buyers who seek to make first move in the area.