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Stacked Homes is an online editorial aimed at helping Singapore home buyers, sellers and renters make better decisions. By regularly conducting research and publishing our findings, we hope to give our readers a much better perspective on buying, selling or renting Singapore real estate. Visit our store: https://stackedhomes.com/store/
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Most reno briefs obsess over keeping everything scratch-free. This family in Côte d'Azur did the opposite.They moved fro...
10/10/2026

Most reno briefs obsess over keeping everything scratch-free. This family in Côte d'Azur did the opposite.

They moved from an 893 sq ft three-bedder to a 1,560 sq ft four-bedder, with three daughters under 10 and a live-in helper.

Instead of a showroom-perfect finish, they went with wabi-sabi. Limewash walls, microcement floors, rounded edges. A home designed to show scuffs and scratches as the kids grow up, not hide them.

The renovation came to $200,000 and stayed within 5% of budget. Most resale condo renos we see stray 15 to 20%.

The real reason it worked wasn't the aesthetic. It was an unusually detailed brief, worked out before a single wall came down.

Would you let your home show its age, or keep chasing "new"?

Full Article 👉 https://stackedhomes.com/spent-s200k-renovating-4-bedder/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Singapore big-ticket property deals hit record $42.4 billion in nine months.Even with war in Iran, rate hikes in the US,...
09/10/2026

Singapore big-ticket property deals hit record $42.4 billion in nine months.

Even with war in Iran, rate hikes in the US, and a "times are uncertain" headline every other week, none of it slowed things down here, and if anything, it helped.

Singapore's borrowing rate sits around 1.2%. Compare that to almost 4% in the US, 3.75% in London, 4.35% in Sydney. When money is this cheap to borrow here and this expensive everywhere else, big capital comes knocking.

The biggest deal this year: a $2.1 billion mixed-use site at Bayshore Drive, sold to Frasers Property in July. First non-CBD GLS site ever to cross $2 billion.

Residential made up $4.3 billion of Q3 alone, with sites at Upper Changi Road and Berlayer Drive among the top five deals of the quarter.

Foreign buyers still face a 60% ABSD wall though. So this flood of capital is coming from somewhere else, funds, REITs, institutions with deep pockets and no appetite for the stamp duty. Worth remembering before anyone tells you Singapore property is "slowing down."

Does this change how you're reading the market right now?

Full Article 👉 https://stackedhomes.com/investors-flock-to-singapore-amidst-global-uncertainty/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Waiting for the next EC launch sounds like the smarter move. Then Rivelle sold 92.5% of its units on day one.A couple in...
09/10/2026

Waiting for the next EC launch sounds like the smarter move. Then Rivelle sold 92.5% of its units on day one.

A couple in the East had already decided not to wait.

Their income sat just above the ceiling for a BTO flat, and a private condo would have stretched their monthly repayments too far. So they went with Coastal Cabana in Pasir Ris, then spent more than six months waiting for HDB to clear an income appeal. They chose the Three-bedroom Premium + Study, and only six of its 165 units are left.

What they bought into is getting harder to find. Coastal Cabana’s land was awarded before the May 2026 rule changes, so it keeps the five-year MOP while newer ECs face ten. Land is also getting pricier, with the latest Canberra Drive site going for a record $825 psf ppr against about $728 psf ppr here. Analysts expect that project to launch from $1,900 psf.

Coastal Cabana’s discounted average of $1,791 psf now sits well below where the next EC is tipped to land. In a market where EC supply in the East has run dry, the project in front of you often beats the one still on the horizon.

For households just above the income ceiling, is it ever worth waiting for a better launch?

Full Article 👉 https://stackedhomes.com/coastal-cabana-5-year-mop-ec/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Walk-up apartments get written off fast. No lift, no condo perks, just stairs.But five freehold units under $3M this wee...
09/10/2026

Walk-up apartments get written off fast. No lift, no condo perks, just stairs.

But five freehold units under $3M this week say that's only half the story.

This week we found 5 freehold walk-up apartments, all asking below $3 million. Think terrazzo flooring, sunken living rooms, even a conserved shophouse interior with dual ensuite bedrooms.

One near Somerset comes dual-key, with a separate studio tucked in. Another near Upper Thomson has a semi-circular balcony you won't find in any new launch.

For buyers chasing space, character or a location that's usually out of reach, these five are worth a closer look.

Would you trade the lift and the pool for more space and freehold land?

Full List 👉 https://stackedhomes.com/freehold-walk-up-unique-layouts/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Only 4 units sold in the first round of the money-laundering auctions. Now 6 more are heading to the block.On Oct 28, SR...
08/10/2026

Only 4 units sold in the first round of the money-laundering auctions. Now 6 more are heading to the block.

On Oct 28, SRI is auctioning off 5 units at Nouvel 18 and 1 at New Futura, all previously seized in Singapore's biggest money-laundering case.

The Nouvel 18 units range from 1,335 sqft to 6,125 sqft, priced between $2,939 and $3,558 psf. That's roughly in line with recent resale deals there, like a 1,862 sqft unit that sold for $3,544 psf back in August.

The New Futura unit is a 4-bedroom, 2,691 sqft home with a $9.8 million guide price, or $3,642 psf. Resale transactions at New Futura are rare. Just one happened this year, at $4,099 psf.

Last round, only 4 out of a much larger batch found buyers, all through SRI. Martin Modern and Wallich Residence were the only projects that moved.

Nouvel 18 and New Futura units don't come up for sale often. This might be the moment some buyers have been waiting for.

Would you bid on a seized luxury unit if the price looked right?

Full Article 👉 https://stackedhomes.com/nouvel-18-new-futura-auction-9-8m/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

A bigger flat is supposed to be the better investment. At Pinnacle@Duxton, the price history says otherwise.A couple liv...
08/10/2026

A bigger flat is supposed to be the better investment. At Pinnacle@Duxton, the price history says otherwise.

A couple living with family and above the BTO income ceiling wrote to us, earning about $30,000 a month. They are torn between a 4th-floor four-room of around 1,000 sq ft with a park view at roughly $1.2 million, and an 8th-floor five-room of around 1,152 sq ft with a more blocked view at roughly $1.48 million. They lean towards the four-room, but worry about regretting the lower floor and smaller size, and about selling later.

The extra $280,000 mostly buys a bigger living and dining area, not another bedroom, and adds about $774 a month to the loan. Four-room and five-room prices at Pinnacle also rose a near-identical 52.4% and 51.4% since 2016.

Pinnacle's premium comes from scarcity, with four-room flats around $335,000 above Cantonment Close despite a lease only about nine years newer. Dawson has cheaper Strathmore Avenue next door, so its premium is softer.

The bigger flat only earns its price if the space gets used. How should households weigh extra space against capital kept free for investing?

Full Advice 👉 https://stackedhomes.com/pinnacle-dawson-4-room-5-room/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Being closer to MGS used to mean paying more. From 2027, that gap may start to shrink.Under Phase 2C, a home 2km from MG...
08/10/2026

Being closer to MGS used to mean paying more. From 2027, that gap may start to shrink.

Under Phase 2C, a home 2km from MGS gets the same enrolment shot as one 1km away. Resale data from 2025 to June 2026 shows what homes across that wider area cost before the rule takes effect.

Gardenvista is the entry point, with two-bedders averaging $1.58 million and three-bedders $2.27 million. The 99-year lease helps explain that, and it is within walking distance of MGS.

The Cascadia sits in the middle at $2.03 million and $2.96 million, with freehold status accounting for much of the extra. Floridian costs the most of the three at $2.59 million and $3.86 million, though its three-bedders average 1,555 sq ft.

These prices were set when only homes within 1km had the edge. Once the new rule applies, homes between 1km and 2km may start to see their values rise.

So the real question: how much should a school distance rule change what a home is worth?

Full Article 👉 https://stackedhomes.com/methodist-girls-school-resale-condos-3-bedders/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

It happened again. Another flat at The Pinnacle @ Duxton has just sold for a record $1.588 million, but this time it's a...
08/10/2026

It happened again. Another flat at The Pinnacle @ Duxton has just sold for a record $1.588 million, but this time it's a four-room unit.

The 1,023 sq ft unit at Block 1A Cantonment Road, between the 28th and 30th floors, sold in October 2026 at $1,553 psf, the highest for any four-room resale flat in Singapore since 2017. It also beat the previous Central Area record by $38,000, which belonged to a unit more than ten floors higher at Block 1C.

Scarcity likely plays a part.

Block 1A has 176 four-room flats but only a few reach resale at any one time, so if you want one here, your options stay thin. About 83 years remain on the lease, which keeps financing simple even at close to $1.6 million.

A similar unit in the same floor band sold for $1,388,000 a month earlier, so floor alone cannot explain the $200,000 jump. The top four-room price across the development has also climbed $108,000 in roughly 12 months, which points to steady demand rather than a one-off.

At The Pinnacle @ Duxton, the address now seems to set the price before the floor does. Is a record here still a surprise, or the new normal?

(Correction: At $1,553 psf, it is currently the highest paf ever recording for a four-room resale flat.)

Full Article 👉 https://stackedhomes.com/pinnacle-duxton-4-room-record-1-588m/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

In January, almost half of homebuyers locked in a 3-year fixed rate. By September, that number dropped to 22%.Something ...
08/10/2026

In January, almost half of homebuyers locked in a 3-year fixed rate. By September, that number dropped to 22%.

Something shifted. The gap between 2-year and 3-year fixed rates widened from 0.10% to 0.25% over nine months. That's enough for most people to skip the longer lock-in altogether.

HDB owners felt it first. The 5-year fixed rate, exclusive to HDB loans, went from 1.78% in January to 2.08% today.

Loan size matters too. Between July and September, loans above $1.5m got 2-year fixed rates around 1.40%. Loans under $500k paid 1.65% for the same package.

Redbrick Mortgage Advisory's Clive Chng breaks down what's been driving these moves, and where rates might land by 1H2027.

Thinking of refinancing or buying in the next few months? Worth knowing which way the wind's blowing.

Full Article 👉 https://stackedhomes.com/singapore-home-loan-rates-rising/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

A 1,722 sq ft HDB flat in Sin Ming just sold for $1.55 million, the highest price Sin Ming Court has ever recorded.The E...
08/10/2026

A 1,722 sq ft HDB flat in Sin Ming just sold for $1.55 million, the highest price Sin Ming Court has ever recorded.

The Executive Maisonette at Block 442 Sin Ming Avenue changed hands in August 2026 at $900 psf, $70,000 above the previous price record set at Block 447 on Bright Hill Drive.

So what justifies it? Executive Maisonettes are two-storey flats that HDB stopped launching in 1995, so the supply you can buy today is fixed. The separate upper floor and extra rooms make the layout feel like a landed house, and this unit sits on the 19th to 21st floor.

Location and the private market comparison help the case too. Upper Thomson MRT is about a nine-minute walk away, and a similar-sized 1,701 sq ft unit at The Gardens at Bishan sold for $2.95 million in June 2026.

Rare space this size is starting to set its own price ceiling in the HDB market. What would make a home worth a record price: space, location or rarity?

Full Article 👉 https://stackedhomes.com/sin-ming-executive-maisonette-record-1-55m/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

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