Your Property Buddy Zack

29/09/2026

August 2026 — Superstar Achiever ⭐
Another milestone in my real estate journey.
I’m grateful to every client, friend and referral who trusted me with their property decisions. Every transaction represents more than a number — it represents someone’s home, investment and next chapter.
This recognition is a reminder to keep improving, keep working and keep delivering for the people who place their trust in me.
Whether you’re thinking of selling, buying, upgrading or investing, even if you’re not ready to make a move yet, feel free to reach out. We can start by understanding your options and the numbers first — no obligation.
Zack Liang
Your Property Buddy Zack
ERA Real Estate
📱 8876 8886
CEA Reg. No. R073390C

27/09/2026

🏡 THOMSON RESERVE — ERA PRIVILEGE PASS
A highly anticipated new launch in the Upper Thomson area is coming.
Why keep this on your radar?
🎓 Within 1km of Ai Tong School
🚇 Convenient access to Upper Thomson MRT
🛍️ Direct connectivity to Thomson Plaza via MRT
🌿 Close to MacRitchie Reservoir
✨ Lifestyle living in a mature and well-connected neighbourhood
📅 Public Preview: 17 October 2026
Want the e-brochure, floor plans, indicative pricing and unit selection details? Contact me for the latest updates and preview arrangements.

Zack Liang
| Your Property Buddy Zack
📞 8876 8886
CEA Reg. No. R073390C

26/09/2026

🏠 Singapore New Home Demand Is Holding Up — But Buyers Are Becoming More Selective
The latest private residential market numbers reveal an interesting shift.
From January to August 2026, developers launched 4,632 new private homes, while 4,996 uncompleted private homes were sold.
That means sales were almost 8% higher than launches — the first time since 2022 that sales have outpaced launches.
But does this mean buyers should rush into the market? Not necessarily.
Unsold inventory has fallen from a peak of 20,566 units in 2Q2024 to 14,929 units in 2Q2026. However, launches during the first eight months of 2026 were also 27% lower year-on-year. So the decline in inventory reflects both sustained demand and more measured new supply.
💰 Where are buyers putting their money?
Affordability remains a major consideration.
In August 2026, 74.2% of new non-landed private home transactions were below $3 million:
• 35.1% were below $2 million
• 39.2% were between $2 million and $3 million
This tells me something important: buyers are still active, but they are increasingly price-conscious and selective.
🆕 New Launch vs Resale — Which Makes More Sense?
This comparison is becoming increasingly important.
When a comparable new launch commands a substantial premium over resale, don't look only at the words “brand new.”
Ask yourself:
What exactly am I paying the premium for?
Look at the entry price, layout and stack, holding timeline, future competing supply and eventual exit strategy.
At the same time, selected existing projects have offered discounts. These are worth examining, but individual project discounts should not automatically be interpreted as a broad market-wide price correction.
📊 My takeaway
The numbers don't tell us to simply “buy now.”
They tell us that demand remains present while buyers are becoming more discerning.
Whether you're upgrading, investing or buying your next home, the objective shouldn't be to chase whichever project is receiving the most attention.
It should be to find the property where the price, product, location, timeline and exit strategy make sense together.
If you're deciding between a new launch and resale, I can help you run through the numbers and comparable options before you commit.
Zack Liang
Your Property Buddy Zack
ERA Singapore
CEA Reg. No. R073390C
📱 8876 8886
Source: The Edge Singapore, URA data and ERA Research & Market Intelligence, Sep 2026.

25/09/2026

Wishing everyone a Happy Mid-Autumn Festival! 🌕🥮
May the full moon bring you and your loved ones happiness, good health, prosperity and togetherness. No matter where home may be, may this special occasion be filled with warmth, laughter and precious moments with the people who matter most.
Happy Mid-Autumn Festival! 🏮🌕
— Zack Liang
Your Property Buddy Zack
ERA Real Estate | CEA Reg. No. R073390C

19/09/2026

15/09/2026

THOMSON RESERVE — A SITE WORTH WATCHING 👀
Sometimes, you need to see the actual site to understand the potential.
Sharing a quick look at the future Thomson Reserve site — a major upcoming residential development along Upper Thomson Road.
What makes this one particularly interesting to me is the combination of location, connectivity, schools and the scale of the development.
📍 Upper Thomson / Springleaf growth corridor
🚇 MRT connectivity nearby
🎓 Ai Tong School within 1km for selected stacks/blocks
🏡 Approximately 1,268 residential units expected
🌿 Surrounded by the established Thomson residential enclave and greenery
With the land acquired at around $1,178 psf ppr, the eventual launch positioning will definitely be something worth watching.
For buyers who are not rushing into the market today, this could be one project to put on the radar early.
🎥 Have a look at the actual site in my video.
Interested to know the estimated launch price, unit mix, best-facing stacks and whether Thomson Reserve could make sense for your own stay or investment?
Drop me a message.
Zack Liang
Your Property Buddy Zack
📱 8876 8886
CEA Reg. No. R073390C

12/09/2026

One ERA

12/09/2026

🏫 Parents buying a home near a popular primary school — take note of this 2027 change.
From the 2027 Primary 1 Registration Exercise, Phase 2C will see some significant changes.
At most primary schools, 60 places will be set aside for Phase 2C, up from the current 40.
But the bigger change involves 12 selected popular schools, where a new 2-track Phase 2C system will be introduced:
📍 Track 1: Applicants living within 2km
📍 Track 2: Applicants living beyond 2km
Phase 2C places will be split equally between the two tracks initially, with unused places flowing to the other track.
The 12 schools include ACS (Junior), ACS (Primary), CHIJ (Katong) Primary, Methodist Girls’ School (Primary), Nanyang Primary, Ngee Ann Primary, Pei Hwa Presbyterian Primary, Raffles Girls’ Primary, Singapore Chinese Girls’ Primary, St Margaret’s Primary, Tanjong Katong Primary and Tao Nan School.
🏠 Why does this matter to property buyers?
For years, some parents have been prepared to pay a significant premium for a home simply because it sits within the 1km or 2km school radius.
School proximity can still be valuable — but registration rules are evolving.
So before paying that premium, look beyond just the distance:
✅ Understand the latest P1 registration rules
✅ Consider the actual property entry price
✅ Look at future resale demand
✅ Consider your family's longer-term housing needs
✅ Never assume proximity guarantees admission
Buy the right home for your family — not just an address on a map.
If you're planning your next property move around your child's schooling, feel free to speak with me. I can help you assess the property side of the equation.
Zack Liang
Your Property Buddy Zack
ERA Singapore | CEA Reg. No. R073390C
📞 8876 8886
Source: Ministry of Education / The Straits Times

04/09/2026

📈 COMMERCIAL PSF SPIKED—BUT TRANSACTION VOLUME FELL.

From July to August 2026, the average commercial PSF shown in the market chart rose from approximately $2,900 to $4,600.

At the same time, transactions dropped from about 49 to only 27.

Does this mean every commercial property suddenly became more expensive?

Not necessarily.

With fewer transactions, several premium deals can significantly raise the monthly average. Different commercial segments and locations may still be moving at very different speeds.

For buyers, this is where opportunities may surface:

✅ Assets that have yet to be repriced
✅ Motivated sellers in a quieter market
✅ Vacant or underperforming properties
✅ Units with renovation or repositioning potential
✅ Properties suitable for both investment and own use

The aim is not to chase a rising average blindly.

It is to understand what caused the increase, identify which assets are still lagging and enter where there is genuine value.

Before purchasing, always assess the entry PSF, financing cost, rental demand, lease tenure, holding costs and future exit market—not just the headline price.

Looking to enter the commercial or industrial property market? Let’s analyse the numbers and identify suitable opportunities based on your objectives and budget.

Zack Liang
Your Property Buddy Zack
CEA Reg. No. R073390C
📞 8876 8886

Figures are approximate and interpreted from the supplied market trend chart.

02/09/2026

🌳 Thomson Reserve — Exclusive Living in Upper Thomson

Experience the best of Upper Thomson at Thomson Reserve, where city connectivity meets nature-inspired living. Surrounded by established amenities, renowned schools, and lush greenery, this highly anticipated development offers a rare opportunity to own in one of Singapore's most desirable residential enclaves.

Just steps from Upper Thomson MRT, Thomson Plaza, within 1km of Ai Tong School, and moments from MacRitchie Reservoir, Thomson Reserve combines everyday convenience with an exceptional lifestyle.

Developed by renowned developers UOL, CapitaLand and Singapore Land, this highly anticipated development presents a compelling opportunity in one of Singapore's most desirable residential neighbourhoods.

Want to know more? Contact me to secure your Privilege Pass for priority access and the latest updates!