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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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Finding a newly MOP-ed HDB flat used to mean years of waiting. That wait might be shorter than most buyers expect.Across...
24/08/2026

Finding a newly MOP-ed HDB flat used to mean years of waiting. That wait might be shorter than most buyers expect.

Across 22 projects completed in 2021, an estimated 18,425 flats could reach MOP this year, and the effects are already showing up in the resale market. Flats with at least 94 years left on their lease made up 5.9% of resale transactions in 2Q 2026, up from 4.5% the quarter before.

Resale prices have flattened too, dipping 0.1% in 1Q and 0.3% in 2Q, the first two straight quarterly declines since 2019.

Not every buyer benefits equally though. Larger 5-room flats in central spots like Dakota Breeze, Kallang Residences and Pine Vista are scarce, so prices there may keep climbing regardless. Meanwhile Northshore's three projects add up to 2,883 units, giving buyers in the north a real range of choices, and the 4,475 new 2-room flats spread across Yishun, Sengkang, Punggol, Bukit Batok and Woodlands are good news for singles and retirees.

This MOP wave still has a few years left to run. Does more supply always work in the buyer's favour?

Full Article 👉 https://stackedhomes.com/18425-hdb-flats-could-reach-mop-2026-where-buyers-will-have-most-choice/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

HDB is raising the income ceiling for BTO flats from $14,000 to $16,000, the first change since 2019.From 24 August, mor...
23/08/2026

HDB is raising the income ceiling for BTO flats from $14,000 to $16,000, the first change since 2019.

From 24 August, more families will qualify for a new HDB flat, and singles see their ceiling rise from $7,000 to $8,000 as well.

The EC income ceiling climbs too, from $16,000 to $18,000, though it only applies to land parcels with tender closing dates on or after 24 August.

For buyers, the extra $2,000 translates into real purchasing power. A family previously capped at $14,000 could take a maximum loan of around $795,700, but at $16,000, that climbs to roughly $909,000, opening the door to pricier flats, including Prime and Plus units.

Thousands of households who missed the cut before could now be back in the running.

That's good news for buyers on the margins, but it also means a bigger pool competing for the same limited supply of larger and well located flats, which could push balloting odds even further out of reach for lower income applicants.

Does a higher ceiling make homeownership easier, or just harder to secure?

Full Article 👉 https://stackedhomes.com/hdb-raises-income-ceiling-to-16k-and-ec-ceiling-to-18k/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Not every long-term hold pays off, and not every quick sale loses money.This week's numbers made that clear. The biggest...
23/08/2026

Not every long-term hold pays off, and not every quick sale loses money.

This week's numbers made that clear. The biggest profit came from a hold of over two decades, but the steepest loss also came from a unit held nearly as long. On the flip side, one seller lost almost a quarter of their unit's value in just four years.

Freehold units kept dominating the price charts too, with the week's top resale changing hands at $7.25 million. New sale prices ranged much wider, from $1.31 million to $5.45 million, depending on the launch.

So what actually decides whether a sale turns a profit?

Full Article 👉 https://stackedhomes.com/i-visited-singapores-first-private-assisted-living-development-it-made-me-rethink-what-an-old-folks-home-could-be/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Most people assume a new PSF record only happens at the newest launches.This week's biggest jump actually came from Ricc...
22/08/2026

Most people assume a new PSF record only happens at the newest launches.

This week's biggest jump actually came from Ricchezza, a project over a decade old. One unit closed at $1,829 psf, up $437 from its previous record of $1,392 psf, the largest gain across 38 new records logged this week.

On the profit side, a unit at Goldenhill Park Condominium walked away with $2.59 million in gains after a 25.1 year hold, the biggest profit record of the week and a reminder that patience in Singapore property still pays off.

Across the board, resale condos in prime and city fringe areas kept climbing, while a few projects further from the centre logged smaller but steady record breaks of their own.

Which record stands out more this week, the psf jump or the profit made?

A two-bedroom unit and a four-bedroom unit at the same address rarely get compared side by side, but at Union Square Res...
22/08/2026

A two-bedroom unit and a four-bedroom unit at the same address rarely get compared side by side, but at Union Square Residences, that gap says a lot about who each layout suits.

CDL's riverfront tower in Clarke Quay has sold more than half its 366 units since launching in late 2024, and buyers still have a wide spread of layouts to pick from. We looked at two worth weighing: a two-bedroom plus study with its own dedicated air-con for the study, and a four-bedroom premium unit with private lift access straight into the home.

One trades size for flexibility, the other trades price for privacy.

Would you rather buy into a project early or wait until only the standout layouts are left?

Full Article 👉 https://stackedhomes.com/we-reviewed-new-clarke-quay-condos-remaining-layouts-743-sq-ft-2study-private-lift-4-bedder/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Here's a look at the resale flat prices in July 2026! For more on resale HDBs, visit our editorial.
22/08/2026

Here's a look at the resale flat prices in July 2026! For more on resale HDBs, visit our editorial.

Executive Apartments are often dismissed as ageing million-dollar flats. The town-by-town numbers complicate that read.A...
21/08/2026

Executive Apartments are often dismissed as ageing million-dollar flats. The town-by-town numbers complicate that read.

As of August 2026, the average EA price across Singapore sits at $1,000,839, with ten of 23 towns now averaging above $1 million. Jurong East trails just behind at $989,249, close enough to cross that mark in the next few quarters.

The more affordable end still holds in the north and west, where Sembawang, Jurong West, Choa Chu Kang, Punggol, Sengkang, Bukit Panjang and Bukit Batok all average under $900,000, with Sembawang the lowest at $749,719. Ang Mo Kio, Bishan, Bukit Timah and Queenstown sit at the other end, where the cheapest EA transactions still clear $1.1 million.

Location does more work than age here too. EA flats were mostly built within a narrow stretch from the mid-1980s to the early 2000s, yet a 23-to-28-year-old unit in Sengkang still averages less than a 34-to-39-year-old unit in Bishan.

For buyers eyeing a larger flat without the million-dollar quantum, the map still has room to manoeuvre. Does town matter more than unit age when weighing up an older resale flat?

Full Article 👉 https://stackedhomes.com/where-to-find-hdb-executive-apartments-in-2026-from-750k-to-over-1-3m/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

New launch three-bedders these days are pushing well past $2 million.But the resale market still has options, if you're ...
21/08/2026

New launch three-bedders these days are pushing well past $2 million.

But the resale market still has options, if you're willing to look further out or consider an older building. This week, we looked at five three-bedroom condos asking below $1.2 million, spread across Cantonment, Yishun, Simei, Pasir Ris and Chong Pang.

Some come with bigger-than-expected bedrooms, others with clever layout tweaks that make the space feel more generous than the price tag suggests. None of them are perfect, but each proves there's still a proper family home to be found at this budget.

Would you rather trade location for more space, or stay central and compromise on size?

Full List 👉 https://stackedhomes.com/here-are-5-of-the-cheapest-3-bedroom-condos-for-sale-under-1-2m/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Most Geylang shophouses along the road either stay commercial or turn into short-stay lets, but three of them are becomi...
21/08/2026

Most Geylang shophouses along the road either stay commercial or turn into short-stay lets, but three of them are becoming something else entirely.

Abiel Property Investment Fund picked up 223, 225 and 227 Geylang Road for $18.68 million, and the upper floors are turning into House 223, a set of 15 tiny homes tucked above street level. Each one is barely 200 sq ft, but it comes with its own kitchenette, bathroom, washing machine and workspace, built with a very specific tenant in mind: someone posted here for months rather than years.

That's the gap Abiel is chasing. Long leases are easy to find in Singapore, and so are high-end serviced apartments, but almost nothing sits in between for professionals staying three months to two years. House 223 fills it at $2,300 to $2,700 a month, cheaper than a serviced apartment and more private than a shared co-living room, with the only communal space being a rooftop garden, barbecue pit and a few hammocks.

Whether tenants think that trade-off is worth it becomes clear when House 223 opens in September 2026. Would most professionals on a short posting choose a fully private micro-home over a shared, community-driven space?

Full Article 👉 https://stackedhomes.com/3-geylang-shophouses-being-transformed-into-200-sq-ft-micro-homes/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

Landed housing in Singapore isn't only a private property affair.A handful of HDB blocks in Queenstown and Whampoa come ...
21/08/2026

Landed housing in Singapore isn't only a private property affair.

A handful of HDB blocks in Queenstown and Whampoa come with their own porches and backyards, built decades before HDB even existed. One of these units at 50 Stirling Road just sold for $1,040,888, a new high for this type of flat in the area.

The block dates back to 1959 and holds only eight units in total, so sales here are rare. This deal came in $110,888 above the previous record at a neighbouring block, even with just 41 years left on the lease.

Buyers are drawn to the porch extensions, the shared car park tucked right behind the backyard, and the walk to Queenstown MRT. Financing isn't as simple though, with CPF withdrawal limits and shorter loan tenures pushing up the cash needed upfront.

With only eight units in the block, each sale carries outsized weight on record prices to come. What's a decaying lease really worth when land and rarity enter the picture?

Full Article 👉 https://stackedhomes.com/rare-landed-hdb-queenstown-just-sold-record-1-04m-only-41-years-lease-left/?utm_source=facebook.com&utm_medium=social-share-page&utm_campaign=company_post

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