Simon Goh - Your Asset Consultant, 450 lorong 6, Toa Payoh (2026)

22/08/2026

The West is changing. The question is: will you get in before everyone notices?

For years, some buyers looked at Jurong and thought: “Too far.”

That thinking may become expensive.

Lucerne Grand sits beside Lakeside MRT, with Jurong Lake Gardens at its doorstep and the wider Jurong Lake District undergoing major transformation. The development is also positioned for future connectivity from the upcoming Jurong Lake District MRT Station on the Cross Island Line.

And here’s where it gets interesting…

🔥 GREED:
Buy into an area before the transformation is fully priced in, rather than paying a premium after the infrastructure and district transformation become obvious.

⚠️ FEAR:
By the time Jurong Lake District becomes the destination everyone talks about, the “early mover” pricing may be gone.

Lucerne Grand itself is a 570-unit, 99-year leasehold development, with commercial spaces including supermarket, shops and restaurants.

But don’t buy just because I say “future growth”.

The real question is:

👉 At what entry price does Lucerne Grand actually make sense?

That’s where the numbers matter.

If you’re considering buying in the West, DM me “LUCERNE” and I’ll help you look at the location, unit types and potential upside — without the developer sales pitch.

22/08/2026

🌳 MAJU FOREST: MORE THAN JUST A FOREST STORY

Singapore is once again facing a difficult question:

Where do we build the homes we need… when land is so limited?

Maju Forest at Sunset Way was earmarked for public housing, but after strong public feedback, the Government said more greenery will be retained — which also means fewer homes can be built. (CNA⁠)

And this is where it gets interesting from a property perspective. 👀

Singapore has to balance:

🏠 Housing demand
🌳 Green spaces
📍 Limited land
🏙️ Future population growth
💰 Property affordability

The debate isn’t simply “forest vs flats.”

It’s about how Singapore uses every piece of land — and what that means for property prices, future housing supply and the value of locations around us.

Because one thing is certain:

Land is limited. Choices have consequences.

So the bigger question isn’t just:

👉 “Should Maju Forest be developed?”

It’s:

“Where will Singapore build next?”

And if you’re a homeowner, buyer or upgrader, that’s a question worth paying attention to.

What do YOU think — should Singapore prioritise more homes or preserve more green spaces?

👇 Tell me your thoughts.

21/08/2026

🚨 4 POPULAR PRIMARY SCHOOLS HAVE SCRAPPED THE PARENT VOLUNTEER SCHEME — WHAT DOES THIS MEAN FOR PROPERTY?

Most people will read this as an education story.

I see it differently.

I see a potential shift in how school proximity gets priced into Singapore property.

Fairfield Methodist Primary, Mee Toh School, Hong Wen School and Rosyth School have removed the parent-volunteer route for P1 admission.

And MOE is reviewing the wider P1 admission system.

So here’s the property question:

👉 If you’re paying a premium for a home because it’s near a popular school, are you paying for something that will still be valuable 10 years from now?

For years, the formula was simple:

🏫 Good school
⬇️
👨‍👩‍👧 Parents want proximity
⬇️
🏠 Demand for nearby homes
⬇️
💰 Property premium

But the rules are evolving.

That doesn’t mean school proximity suddenly becomes worthless.

In fact, genuine proximity could become MORE important if alternative admission routes become less significant.

But here’s where buyers need to be careful.

❌ Don’t buy solely because someone says, “This condo is within 1km of a famous school.”

Instead, look for:

✅ Good schools
✅ Genuine distance advantage
✅ MRT/connectivity
✅ Amenities
✅ Family-friendly environment
✅ Good layout and development quality
✅ Strong resale and rental demand

Because government policy can change.

A property with ONE selling point is a risk.

A property with multiple reasons for people to want it is much harder to break.

💡 My rule:

Don’t buy the “school loophole”.
Buy the location.

The smartest property investors aren’t asking:

“Which property has the best school?”

They’re asking:

“Which property still makes sense if the rules change?”

That’s the difference between buying a story and buying an asset.

What do you think — will changes to P1 admission eventually affect the school premium in nearby property prices?

👇 Comment your thoughts.

20/08/2026

🚨 Paya Lebar Air Base is moving. But the BIG property story isn’t just the 800 hectares.

Most people hear:

“800 hectares of land is being freed up.”

I think there’s a much more interesting question:

👉 What happens to the land AROUND the airbase?

From the 2030s onwards, PLAB will be relocated in phases and transformed into a new mixed-use town with homes, jobs, amenities, parks and transport connections. Defu will be one of the first areas developed. (Urban Redevelopment Authority (URA)⁠)

But here’s the part property owners should pay attention to.

✈️ HEIGHT RESTRICTIONS

The airbase has historically imposed aviation-related height constraints around it.

With PLAB’s relocation, some of those restrictions can be lifted.

And when a major planning constraint disappears, the government can potentially reassess how efficiently surrounding land can be used.

That could mean opportunities for:

🏢 Greater development intensity on selected sites
🏗️ More redevelopment potential
📈 Potentially more Gross Floor Area (GFA)
🏘️ New homes and mixed-use developments
🚇 Better connectivity
🌳 New parks and green/blue networks

URA has specifically said the lifting of height restrictions will allow Singapore to better optimise land and rejuvenate surrounding areas. (Urban Redevelopment Authority (URA)⁠)

But DON’T misunderstand this.

❌ It does NOT mean every condo around PLAB automatically gets a higher plot ratio.

URA has made it clear that current GPRs remain in force unless planning changes are made. Any future intensification has to consider infrastructure, transport capacity, utilities and compatibility with surrounding developments. (Urban Redevelopment Authority (URA)⁠)

So the real question isn’t:

“Is my property near PLAB?”

The better question is:

“Will my property benefit from the transformation?”

Because the next few decades could see:

PLAB relocation
⬇️
Height restrictions lifted in some areas
⬇️
Land potentially optimised
⬇️
New homes + jobs + amenities
⬇️
Better transport connectivity
⬇️
A stronger eastern employment and residential ecosystem

URA is already positioning future PLAB as an important eastern job node, with connectivity to surrounding towns and the future Cross Island Line. (Urban Redevelopment Authority (URA)⁠)

💡 This is why I don’t think PLAB should be viewed simply as “800 hectares of new land.”

It’s potentially a multi-decade transformation of the eastern property landscape.

And for property investors, the interesting opportunities may not always be inside PLAB itself.

They may be in the surrounding land that becomes more strategically valuable as the entire area evolves.

The question is:

👉 Which properties are positioned to benefit — and which ones are just riding the hype?

That’s where the real analysis begins.

— Simon Goh
PropNex Realty

19/08/2026

Your HDB hit MOP. So… must you upgrade? 🏠

Here’s something you may not expect from a property agent:

I won’t tell every HDB owner to upgrade.

The moment your flat reaches MOP, the usual advice starts:

👉 Sell your HDB
👉 Buy a condo
👉 Upgrade your lifestyle
👉 Build more wealth

But there’s one problem…

Selling price ≠ your actual profit.

Before you celebrate the selling price, you need to account for your outstanding loan, CPF refund, stamp duties, renovation, interest, transaction costs and the overall cost of holding the property.

And if upgrading means taking on a $1.5M or $2M property, the bigger question becomes:

Can you comfortably carry that debt as retirement gets closer?

Because a more expensive home doesn’t automatically mean more financial freedom.

Sometimes, the smarter move is actually to:

✅ Stay in your current home
✅ Reduce your debt
✅ Build your cash reserves
✅ Protect your monthly cash flow
✅ Enter retirement with less financial pressure

So when your HDB reaches MOP, don’t just ask:

“Can I upgrade?”

Ask the more important question:

“Should I upgrade?”

Every household’s numbers are different. What works for your neighbour may be completely wrong for you.

💬 Comment “MOP” and I’ll show you what you should look at before deciding whether to sell and upgrade.

17/08/2026

Lucerne Grand — Why I’m Watching Jurong Closely 🌿🏙️

When people talk about buying property, they often focus on the condo itself.

But sometimes, the bigger story is what is happening around the condo.

Introducing Lucerne Grand, a new residential development by City Developments Limited (CDL), located beside Jurong Lake Gardens.

Here’s what caught my attention:

🌿 Jurong Lake Gardens right at your doorstep
🚇 Lakeside MRT
🛍️ JEM • Westgate • IMM nearby
🏫 Rulang, Shuqun, Lakeside & Boon Lay Garden Primary Schools in the surrounding area
🚗 PIE & AYE connectivity

But the real talking point is Jurong Lake District.

The area is being planned as a major integrated business and lifestyle district, with ambitions to become Singapore’s Second CBD — bringing together offices, homes, retail, leisure, tourism and employment opportunities.

That makes Lucerne Grand interesting for a simple reason:

You’re not just looking at what Jurong is today.
You’re looking at what Jurong could become.

The project is expected to offer homes ranging from approximately 620 sqft to 1,430 sqft, including 2-, 3- and 4-bedroom configurations.

📅 Estimated Preview: Mid-September 2026
🏢 Developer: CDL
🤝 Official Appointed Sales Agency: PropNex

Of course, a good location story alone doesn’t make a property a good buy.

Price, unit selection, layout efficiency and future competition still have to make sense.

And that’s exactly what I’ll be studying when more information becomes available.

If you’re considering a new launch in the West, Lucerne Grand is one to put on your radar.

📩 DM me “LUCERNE” if you want the early information.

17/08/2026

HDB prices and private property prices may be moving differently. But are they really disconnected? 🏠

A recent Straits Times analysis raises an interesting point:

Singapore’s HDB and private property markets may appear to be diverging, but they remain connected through the same pool of buyers.

Think about the property ladder:

BTO → Resale HDB → EC → Condo → Higher-end Private

When one household sells, another household buys.

When an HDB owner upgrades, another buyer may enter the resale market.

When an older household downsizes, housing wealth moves in the opposite direction.

So the real question isn’t simply:

“Will property prices go up?”

The better question is:

👉 Where are you on the property ladder?
👉 What is your actual usable equity?
👉 Is the gap to your next property getting bigger or smaller?

And this is where I think homeowners need to be careful.

Rising prices do NOT automatically mean better investment returns.

Don’t let FOMO make a financial decision for you.

Understand your numbers first. Then decide whether to stay, sell, upgrade, downgrade or simply do nothing.

Property is not about chasing the market. It’s about positioning yourself correctly within it.

Simon Goh
Your Trusted Property Advisor

16/08/2026

🏡 Is Your Home Still Your Dream Home?

When you first bought your home, it may have been everything you wanted.

Then life happened.

Kids grew up.
Work changed.
Parents got older.
Your priorities changed.
Maybe the neighbourhood changed too.

And one Sunday morning, you suddenly ask yourself:

“Does my home still fit the life I’m living?”

There’s absolutely nothing wrong with staying put. ❤️

And there’s nothing wrong with upgrading either.

A home isn’t just about price per square foot or how much profit you can make.

Sometimes, it’s simply about whether your home still works for your life today.

Take a moment this Sunday.

Look around your home.

Is it still your dream home—or has your dream changed?

Happy Sunday, everyone. ☕🏡

15/08/2026

👻 GHOST MONTH + PROPERTY: SHOULD YOU WAIT?

Every year, when the 7th lunar month arrives, some buyers and sellers become more cautious about property decisions.

But here’s the question:

Does Ghost Month really mean property prices will drop?

Not necessarily.

📉 Transaction activity may slow as some buyers choose to wait.

💰 But slower activity does NOT automatically mean lower property values.

And for practical buyers, there may actually be an opportunity:

Less competition.
More room to negotiate.
More time to think.

For sellers, the answer is also not simply “wait until Ghost Month is over.”

The right decision depends on your property, your timeline, your financial position and the market conditions.

👻 Respect tradition if you choose to.

🏠 But when it comes to property, make decisions based on strategy — not fear.

Would you buy or sell property during Ghost Month?

13/08/2026

The next wave of property supply is coming. Are you ready?

Singapore has a substantial pipeline of new residential projects, with some upcoming developments carrying estimated breakeven costs above $2,000 psf.

From the West and Thomson corridor to Bayshore, the North-East and the Central region, the landscape is changing quickly.

For HDB owners and upgraders, the question isn’t simply “Will property prices rise?”

The better question is:

“How will the new launches affect the value of the property I own — and the property I want to buy?”

I track the new launches because your resale property doesn’t exist in isolation. It is competing against them.

Want to know what this pipeline means for YOUR property?

Simon Goh - Your Asset Consultant

22/08/2026

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