Luxury Condo Singapore

26/03/2026

There’s a property on Nassim Road that made me stop and think — is this still a condo, or is it a GCB?

I’ve been in luxury real estate for over a decade. I’ve walked through some of Singapore’s finest residences. But Nassim Quattro genuinely gave me pause.

Here’s what makes it so fascinating.

The developers took a plot at 49 Nassim Road and instead of building a typical condo tower, they designed four individual “bungalows” — stacked and fused into one building. Each unit has its own private pool, private lift from the basement, wet and dry kitchen, and lush garden. You drive in, a cascading waterfall greets you, and you take a private lift straight up to what feels like your own landed home.

Valued at around $250 million for the entire complex. Nassim Road operating at a different frequency altogether.

And this is what I find so compelling about the ultra-luxury segment right now — the old distinctions between condo and landed are dissolving. Today’s UHNW buyers don’t want to compromise. They want the security and freehold title of a condo and the GCB lifestyle. Nassim Quattro delivers both.

Three things this tells me about the market:

1. The ceiling is still moving up. This segment plays by completely different rules.

2. Privacy is the ultimate luxury. Not sq ft. Not facilities. The feeling that this place was built for you.

3. Architecture is the new differentiator. Buyers at this level have seen everything. A design story they can feel is what closes the deal.

If you’re exploring Singapore’s top-end CCR market — own stay or portfolio — I’d love that conversation.

📩 DM me or drop a comment below.
Jack | PropNex | Core Central Region Luxury Specialist
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26/03/2026

I think many Singapore home buyers are still looking at the wrong area.

Not because OCR and RCR ( condos outside of city locations) are bad.

But because the old assumption that CCR (Core Central Region ) is “way too expensive” is no longer as true as people think.

For years, buyers were trained to think like this:

→ OCR = affordable
→ RCR = middle ground
→ CCR = luxury, out of reach

That used to make sense.

But the market has changed.

Today, the price gap between CCR and the suburbs has narrowed sharply.

Look at the chart above.

Back in 2018, the price gap between RCR (city fringe) and CCR was as big as 59%.

Fast forward to today? It’s only at 11.5% gap. The premium to enter CCR is disappearing fast.

And at the same time, land prices for many upcoming launches outside CCR have moved up so much that some “city fringe” and even suburban projects no longer look like obvious value.

That changes the equation.

Because if a buyer is already prepared to pay a high quantum for a new launch in the suburbs…

then the real question becomes:

Should you at least compare it against a well-located CCR condo first?

That is exactly what many buyers are not doing.

They assume CCR is unaffordable without even checking:
• current price gap
• future supply
• land cost pressure
• resale positioning
• tenant and prestige appeal
• long-term value relative to newer outside-CCR launches

I have been studying this closely, and my view is simple:

CCR is no longer just a luxury story.
In 2026, it may be a value story too.

That does not mean every CCR project is a good buy.

It means buyers should stop dismissing the district based on old pricing assumptions.

So I put together a CCR Condo Playbook 2026 covering:

✅ why the CCR vs suburb price gap matters now
✅ which new launches and resale projects deserve attention
✅ what rising land costs outside CCR could mean for buyers
✅ where I think the real opportunities may be

Comment PLAYBOOK and I will send it to you.

09/02/2026

Why Orchard Road properties might be losing its crown to River Valley (and what the numbers say)

If you are looking at property capital appreciation in the Core Central Region (CCR), you need to look at the data, not just the prestige.

A recent detailed analysis by EdgeProp revealed a startling trend in the Singapore luxury market between 2020 and 2025:

Orchard Planning Area: Condo prices grew by a modest 0.9%.
River Valley Planning Area: Condo prices surged by 36.8%.

Let that sink in.

While the average resale price in Orchard hovers around $2,900+ PSF, River Valley is delivering superior growth and higher transaction volumes at a "sweet spot" entry of roughly $2,177 PSF (resale average).

Why the shift? It is the "Liveability Factor." With the Thomson-East Coast Line (TEL) now fully operational, River Valley offers the same connectivity as Orchard (via Great World & Orchard Boulevard MRTs) but with a more residential, lifestyle-focused charm.

We are seeing record-breaking profitable transactions at developments like Irwell Hill Residences and Martin Modern, proving that this enclave is no longer just for staying—it is for earning.

The Window of Opportunity is Opening Again.

If you missed the entry prices for Martin Modern or Irwell Hill, the market is presenting a rare second chance.

I am proud to introduce River Modern, the newest architectural icon set to redefine the River Valley skyline. It combines that proven "centrality + demand" formula with next-generation luxury specs.

💎 VIP PREVIEW & SHOWFLAT OPENING Date: 20 February 2026

Get in touch for all the first hand info on River Modern, and arrange a viewing to view showflat if you are keen. Comment below or PM me. 😃

29/01/2026

s The Strong Sing Dollar Good or Bad for Property Buyers? (The Truth)

Just saw the news this morning—the Singdollar has hit an 11-year high against the Greenback ($1 USD = $1.2678 SGD).
I’ve had three clients text me already: "Jack, does this mean foreign investment will dry up?"
Here is the contrarian truth that smart money knows: Volatility is the enemy of wealth.
While the US and Japan are battling currency speculation, Singapore remains the unshakeable rock.

For my Foreign & HNWI Clients:
Yes, it costs "more" to enter Singapore today than it did last year. But ask yourself: Do you want to hold your millions in a currency that is sliding, or park it in an asset class denominated in one of the world's strongest currencies?
Buying a Core Central Region (CCR) property isn't just about the rental yield (though yields are healthy); it's about owning a Trophy Asset in a currency that protects your purchasing power.

For my Singaporean Buyers:
Your purchasing power just leveled up.
A strong SGD helps curb imported inflation (think: lower costs for that Italian marble or European fittings for your renovation). Plus, with the Straits Times Index at a record high, confidence is surging.

The Data:
• CCR Prices: Stabilized at a premium $2,800 - $3,200 PSF (the sweet spot for luxury).
• Rental Yields: Holding strong as global talent continues to flock to our safe haven.
• Currency: SGD up ~6% against USD in the last 12 months.

The Verdict:
Weak currencies attract speculators. Strong currencies attract Legacies.
If you are looking to preserve wealth for the next generation, Singapore isn't "expensive"—it's priceless.

We’ve just finalized two essential resources for our private clients, and I’m more than happy to share it with you:

1. The 2026 Singapore Property Outlook: Comprehensively done by our research team, a no-fluff breakdown of where the market is heading, rental yield hotspots, and the "Safe Haven" effect.

2. The Ultimate CCR Project Guide: A complete ebook covering every major CCR launch on the market right now—floor plans, price comparisons, and the "hidden gems" most agents miss.

Want a copy?
👇 Drop a comment with "2026" below, and I’ll DM both files to you directly. Or PM me for that.

Stop guessing. Start strategizing.

19/11/2025

Sculptura Ardmore by SC Global just hit almost S$6,200 psf — and it might be telling us something about the luxury condo market in Singapore.

A 4-bedroom, 3,229 sq ft unit at Sculptura Ardmore recently sold for S$20M (S$6,193 psf) — making it one of the highest psf transactions in Singapore this year.

To put it in perspective:
In the 13 years from 2011 to 2024, only six non-landed homes crossed S$6,000 psf.

In 2025 alone, we already have five.
📈 That is a clear uptick in high-end activity.
🔎 What does this mean for home buyers?
Here are a few things I observed, as a real estate advisor specialising in luxury condo in CCR:

1️⃣ Confidence returning to the luxury segment
Lower borrowing costs and a “safe-haven” mindset seem to be bringing high-net-worth buyers back into CCR. When people are willing to pay S$6k+ psf, it signals rising confidence at the very top.

2️⃣ Good properties still move — even in a cautious market
This was a high-floor, 31st-storey, large-format freehold unit from a prestige developer. Quality matters. The right product still commands a premium, no matter the cycle.

3️⃣ A useful benchmark for anyone considering CCR
If you are exploring high-end condos, this transaction gives a real, current reference point. Not all projects will hit S$6k psf — but the gap between “best-in-class” and the rest is widening.

4️⃣ CCR renaissance is forming, but slowly
Yes, activity is picking up… but analysts are still cautious about calling it a full recovery. Think of it as: selective demand → for selected products → at selected prices.

If you are thinking about entering the CCR market in 2025–2026, I am happy to walk you through the data, recent transactions, and upcoming opportunities — so you can buy with clarity and confidence. 😃

Jack Ooi
Your Trusted Advisor For Core Central Region Condo

11/11/2025

The only Freehold New Launch Condo in CBD of Singapore, Newport Residences by CDL. Use the link to see the actual drone view for yourself 😃
Showflat open for viewing soon.

*NEWPORT RESIDENCES Aerial Drone Views*
(Our Residential Homes start from L23 - L45)

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10/11/2025

Just finished reading the latest Knight Frank Wealth Report 2025, and it's packed with crucial insights for anyone in the property and investment space. Here is my summary and some observations.

Highlights from Knight Frank’s Wealth Report 2025:

Knight Frank’s latest Wealth Report 2025 reveals how global capital, wealth creation, and investment priorities are shifting — and why prime property remains the cornerstone of global portfolios.

Key Global Insights:

- The number of individuals with US$10 million+ net worth rose 4.4% in 2024 — led by the US (+5.2%), Asia (+5%), and Africa (+4.7%).

- 44% of global family offices plan to increase allocations to real estate, especially in living, logistics, and luxury residential sectors.

- Prime cities like Dubai (+170%) and Miami (+90%) saw phenomenal 5-year price growth.

- The Next Generation of investors are prioritising health, sustainability, and experience-led living — driving demand for lifestyle-centric prime homes.

- Despite inflation, trade tensions, and asset bubbles (like AI tech), the report sees real estate as a resilient wealth anchor in uncertain times.

As a Real Estate advisor in Singapore, especially in the luxury segment, here is what I think it means for Singapore property market:

Singapore stands out as a global wealth hub — politically stable, well-governed, and deeply connected to global capital flows. With the ongoing transfer of wealth to Asia, we’re likely to see:

✅ Continued inflow of capital into CCR (Core Central Region) properties

✅ Sustained demand for high quality, good location and luxury new launches

✅ Tight supply in prime residential markets, and rising land costs throughout Singapore keeping prices firm

✅ Family offices and UHNWIs seeking wealth preservation through real estate

My takeaway:

Global wealth is growing, and it is flowing into real estate. As the world’s ultra-wealthy double down on real estate, Singapore’s Core Central Region continues to be a key destination for long-term capital preservation and appreciation. The fundamentals of location, lifestyle, and legacy wealth remain stronger than ever.

If you’re considering upgrading, investing, or diversifying into CCR properties, now’s the time to study the trends shaping global wealth.

09/11/2025

09/11/2025

09/11/2025

Newport Residences by CDL— A Rare Freehold Gem in the Heart of CBD

Nestled in Singapore’s Central Business District, Newport Residences by CDL stands as the ONLY freehold new launch in the CBD, offering timeless value and legacy ownership.

With the Greater Southern Waterfront and CBD transformation reshaping the city’s skyline, Newport is set to be at the centre of this next wave of growth

✨ Rare. Iconic. Transformative.

Launching Very Soon. DM me to learn more or register for exclusive preview details!

03/11/2025

🚀 Strong Sales in CCR New Launches — What It Means for Home Buyers

The Core Central Region (CCR) condo market is heating up again — with UpperHouse, River Green, Skye at Holland and Zyon Grand all achieving impressive take-up rates at launch.

Summary of take up rates on first day:
- UpperHouse - More than 50% Sold
- River Green - More than 80% Sold
- Skye at Holland - More than 90% Sold
- Zyon Grand - More than 80% Sold

Even amid global uncertainties caused by US tariffs and Singapore cooling measures, well-located prime projects continue to draw genuine demand — especially from owner-occupiers seeking lifestyle and long-term value.

💡 Key observations:
Price resilience in prime locations 🏙️
Sales dominated by locals and PRs. More PRs are buying upon obtaining their PR status
Refined buyer profile — more end-users, fewer speculators
Efficient layouts & developer reputation drive demand
99-year CCR projects are widely accepted, many perceived it to be better than freehold as an overall package.

⚡ Takeaways for buyers:
Prioritise location + connectivity + developer quality over chasing lowest psf
If you’ve been waiting — consider acting while supply remains tight
Think long term: 5-10 year horizon for lifestyle + capital growth
As your trusted CCR condo advisor, I help clients find opportunities with the right balance of lifestyle, value, and growth potential.

📞 Reach out if you’d like a personalised review of current CCR launches or resale options.

— Jack Ooi
Your Trusted Advisor for CCR Condos