Bryan Tan Powerful Negotiators

Bryan Tan Powerful Negotiators Real Estate Game Changer through creative funding techniques and portfolio management Do you have Cash & CPF savings, a HDB flat or an inherited property?

Bryan strongly believe that real estate is one of the best investment one could make in Singapore. Property is the biggest financial asset that most people in Singapore own, regardless of their nationality. He can help your restructure your property portfolio to make it a more profitable and cash flow generating one for you. "We spend so much of our time working, but have you ever thought of how y

our money can work hard for you?"

Look at what's within your reach. He would like to work with you to maximise the investment value of your property portfolio. Working in a team made up of dedicated and experienced individuals who are well versed in real estate investments. Our team have helped many of our clients grow their portfolio from zero to multiple properties. Our team will not only source for the best investment property within your comfortable budget range but also find you your dream home. Should you like to find out more, please do not hesitate to call/SMS/Whatsapp Bryan @84882001. Have a wonderful day ahead! Powerful Negotiators @ Propnex
Number 1 Team in Propnex

15/06/2026

You know what I keep telling my agents to bring up with clients?

Most couples don't quarrel over small things. They quarrel over money. One of the highest reasons for divorce is finances.

So if you and your spouse aren't sitting down to manage your money properly together, how do you grow as a family?

And here's where it gets interesting. People grow their business.

They grow their stocks. They grow their insurance portfolio.

But somehow the place they're staying in, they let it drop in value and just accept it.

Ask yourself this: If your stocks were going downhill, what would you do?

You'd fix it. If your business was bleeding, you'd fix it.

So why aren't you fixing your real estate?

Your home isn't just where you stay. It's one of the biggest financial decisions you'll ever make.

And if it's not performing, that's a conversation you need to have with your spouse before it becomes a bigger problem later.

Walk your clients through this. Money management isn't just stocks and insurance.

The roof over their head is part of the portfolio too.

11/06/2026

Let me explain the positioning between an EC and a private property.

There are a few things we have to take into consideration for an EC itself.

The moment I buy into an EC, my MOP doesn't start until I move in. Whereas today, if I buy my private property, my seller stamp duty period starts to kick in the moment I exercise my OTP.

So what this means to the consumer is that essentially, buying a private, I have a shorter holding time compared to an EC.

For EC, I have to hold longer. Three to four years of build time. Another five years of staying in. This will give me about 8 to 10 years of holding period.

Versus today, if I were to buy a private property for investment or Tengah Gardens for investment, my holding period becomes much shorter. About four years. The moment I clear my SSD, I can sell already.

That's a big difference. Eight to ten years versus four years.

If you're planning short to mid-term flips, private gives you flexibility. If you're okay with longer holding, EC can work.

But you need to know your objective first. What's your time horizon? What's your exit plan?

That determines whether EC or private makes sense for your situation.

08/06/2026

I've been looking at all the projects launching in 2026 and Tengah Gardens keeps standing out.

EC prices in that region have already hit $1,757 per square foot. Some units as high as $1,900 per square foot.

Now look at what developers paid for land.

Tengah Gardens bought their land at $821 per square foot.

Sembawang Coastal Cabana? $768. Rebel? $768. Senja Close? $771. The most recent Woodlands Drive 17? $794 per square foot.

The gap between Tengah Gardens and an EC is only $27 per square foot in land cost.

Let that sink in.

Tengah Gardens is a mixed development by Hong Leong Holdings, GuocoLand, and CSC Land Group right next to the MRT. Woodlands Drive 17 is an EC at $794 per square foot land cost.

The EC and private gap is at its narrowest right now.

I've been teaching this for a while now. When you want to spot opportunities, look for narrowing gaps.

This is it. This is the narrowing gap we've been watching for.

When private is only $27 per square foot more than EC in land cost, and ECs in the area are already selling at $1,757 to $1,900 per square foot, you're not just buying a nice unit.

You're buying into a position where the math already works.

Most people don't look at land cost. They look at brochures. They look at showflats. They get excited about facilities.

But the smart money looks at where you sit in the price curve. Where the developer bought in. Where future supply is coming. Where EC pricing has already gone.

That's how you find real opportunities. Not hype. Just solid positioning.

Tengah Gardens isn't the flashiest launch. But it's one of the safest entries you'll get in 2026.

04/06/2026

What caught my attention about Tanjong Gardens is the developer's land cost.

$821 per square foot.

That's the most value entry compared to the rest of the OCR region.

At $821 versus the next closest competitor at $920, there's already a $100 per square foot difference.

And the highest land bid in the OCR region? $1,388 per square foot.

So in terms of positioning and safety, especially for a new launch, Tanjong Gardens is one of the, if not the safest project you can buy into in 2026.

Here's why this matters.

That $100 per square foot buffer isn't just a number. That's your protection. Your flexibility. Your room to exit later without being stuck at the top of the market.

When future land plots are coming in at $1,388 and you're entering based on $821 land cost, you're not chasing pricing. You're buying with the math already working in your favor.

Most people look at shiny new launches and think "this looks nice." But they don't look at land cost. They don't look at future supply. They don't look at where they're positioned in the price curve.

That's the difference between buying on emotion versus buying on strategy.

Safe entry isn't about being the cheapest. It's about being best positioned for profitability when you exit.

01/06/2026

In the resale market, as long as the subsale market makes money, the resale market in that particular development will do well as well.

So when we look into this chart and we understand that today, anything that you are selling within this region over here, this is your current sale based on your subsale market right now.

But when did they buy this property?

If you look at it, they bought this property four to five years ago. So they are selling in 2025. They bought this property within this region over here.

So this means that today, even though they buy at this region, from here all the way to here, they would have made a good maybe $200 to $300 or even $400 to $500 per square foot gains already, considering that they're buying new launch, selling at subsale.

That's real profitability. Not just paper gains.

When subsale moves, it proves the development has actual demand. It proves people who bought four to five years ago are exiting with profit.

And when subsale performs, resale in that development performs too.

That's the whole cycle. That's what we're always looking at. Not just launch hype. Actual profitability over time.

28/05/2026

Let me show you one last graph that's really important.

The relationship between the resale properties in Singapore, the new launches in the market, and most importantly, the subsale. The subsale is the determination of the profitability of the new launch that you bought four to five years ago.

Now if you look at the graph itself, we know that today the private property, being the bottom line here, is growing very steadily. Very consistently.

The one that is leading the price point will always be the new launches. Right on top over here, being the blue line.

So the blue line, or rather new launch itself, causes the price to go up because they pull up the entire market together.

However, if I want to determine whether or not buying a new launch makes sense, we still have to look into whether or not the subsale market is doing well.

Because the subsale market is the time whereby they are able to sell within that one year from TOP to CSC.

That's your real indicator. Not just what the developer is selling at launch. But what buyers four to five years later are able to exit at.

If subsale is moving, that means people are making money. If subsale is stagnant, that tells you something about the actual demand and profitability.

Always look at the full picture. Not just the hype at launch.

25/05/2026

Most people ask me, where are the opportunities right now?

Do we look at the current launches coming up or do we go back and look at the post-launches that have balance units we can consider?

To find the opportunities, we need to understand the foundation. Understand the future of Singapore's real estate prices. Then we can start to understand where the opportunities are.

Let me use this as an example. This is the opportunities in Singapore's real estate.

If I study this, the red line is the new EC prices. The blue line is the private prices. I use the OCR price point as a reference for opportunities.

If you notice one thing when we talk about how EC prices lay the foundation, we start to see a very narrowing gap between the EC and the private property.

Which means that today, if the EC for Revel, for example, sells as high as $1,800, $1,900, $2,000 per square foot, and I'm able to come into any OCR properties ranging from $2,100, $2,200, even up to $2,300 per square foot, my gap between EC and condo is now $200 to $300 per square foot price difference.

Do you think that today there are opportunities that we can enter in at this kind of price tag?

When the gap narrows like this, you're essentially buying private at near-EC pricing.

That's the window. That's the opportunity most people miss because they're too busy waiting for the next shiny launch.

21/05/2026

What's happening right now is we're in a very small window.

In 2026, we'll start to see per square foot coming back to what 2022, 2023 did. Prices throughout Singapore will climb back to those levels.

So what we're looking for right now is that window. A very small window in the post-launch segment where you can still enter at a price point that makes sense.

If you can enter into this price point right now, this is your window of opportunity.

You're buying back into a historical price rather than a future price.

Most people wait. They think prices will drop further. They hesitate.

But by the time everyone realizes the window is there, it's already closed.

The opportunity isn't when it's obvious to everyone else.

The opportunity is now. When most people are still watching and waiting.

That's when you move.

18/05/2026

Let me show you something about Elta pricing.

If I sort by pricing and look at their larger floor plate unit types, you'll notice on the extreme right they break it down into per square foot.

The very interesting layout I want to talk about is actually the 4-bedroom dual key.

Their 4-bedroom dual key is $2,387 per square foot and starting from $2,387 per square foot.

Which means that today, if you are able to buy into Elta at $2,387 per square foot versus the surrounding transacted units already done at $2,300, $2,400 per square foot, and within the development there are units transacting at $2,600, $2,700 per square foot, this is the gap that we are talking about.

We want to be able to buy into this gap. Buy into this protection.

So that in future, at least I have that flexibility to sell at what the other people are selling. Or I have the flexibility to sell slightly lower than what the rest of the people are selling and still make good profits for this property.

You're not just buying a unit. You're buying a position. A position that gives you options later.

That's how you protect your downside and maximize your upside.

14/05/2026

The question I ask clients when they're looking at Elta is this: At what price per square foot do you want to buy in at?

Do you want to buy towards $2,555 per square foot all the way up to $2,881 per square foot? Do you deem that as a safe entry?

Or will you want to buy on average at about $2,355 per square foot to as low as $2,200 per square foot?

Which position do you want to take?

That's the first thing we need to figure out.

What has been transacted has been very interesting. The 4-bedroom transaction at 1,300 square feet, they're doing at about $2,304 per square foot.

And to me, this $2,303, $2,304 per square foot is deemed as a safe entry price.

Why?

Because if you look at a 3-bedroom that is done, this is done at $2,847 per square foot. And we have another 4-bedroom doing at about $2,644 per square foot.

So when I'm looking at this kind of price tag with a $200 to $300 price gap within my development itself, this is considered safe.

When you enter into a development at this kind of price tag, you already have a buffer of $200 to $300, even a $500 buffer if you're looking at the highest range per square foot.

And this allows you to capture that protection and buy into that gap within the development.

You're not buying at the top. You're buying with room to breathe. Room to exit. Room to be flexible later.

That's strategic entry. Not just buying because the unit looks nice.

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