Wayne Soon - Your Strategic Partner in Real Estate Planning & Investment

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Property Accountant
🏠 Property decisions, explained through numbers
🧮 Former accountant turned property professional
📊 HDB | Condo | EC | Investment
💰 Helping Singaporeans make informed property decisions
👇 Let’s make your property work harder

From cluttered to market-ready. ✨Listing a property used to mean juggling 3–5 different apps just to get it to market. N...
13/10/2026

From cluttered to market-ready. ✨

Listing a property used to mean juggling 3–5 different apps just to get it to market. Not any more.

Thanks to PropNex Tech, yet another innovation built to support us agents! 🙌

Interested? I will be happy to share more with you!

📲 Wayne Soon | 88105478
CEA Reg No. R059453B | PropNex Realty Pte Ltd (L3008022J)

*Images are AI-enhanced for illustration purposes.

10/10/2026

5 Common Mistakes Singaporeans Make When Upgrading to a Condominium

Thinking of upgrading from your HDB to a condominium?

Before you book that showflat, here are 5 common mistakes Singaporeans make that could potentially cost them thousands of dollars.

Hi, I'm Wayne, and if you're planning your next property move, this video is for you.

Mistake No. 1 — falling in love with the condo before knowing your budget.

Many buyers start by attending showflats and imagining their dream lifestyle.

Instead, start with your finances first.

Know how much cash, CPF, loan eligibility and monthly instalment you're comfortable with before shopping.

Mistake No. 2 — forgetting the timeline.

Upgrading isn't simply buying first and selling later.

Your sale proceeds, temporary housing, completion dates and financing all need to work together.

A poor timeline can create unnecessary stress and additional costs.

Mistake No. 3 — only looking at price per square foot.

A cheaper psf doesn't always mean better value.

Look at layout efficiency, maintenance fees, remaining lease, future supply and most importantly whether the development suits your family's lifestyle.

Mistake No. 4 — using all your available cash for the purchase.

Always keep a healthy financial buffer.

Remember there are renovation costs, moving expenses, legal fees, property taxes and unexpected emergencies after collecting your keys.

And finally…

Mistake No. 5 — making the decision without comparing multiple upgrading strategies.

Depending on your current property, family profile and financial position, there may be different pathways that produce very different outcomes.

Upgrading is one of the biggest financial decisions most Singaporeans will ever make.

The right strategy isn't about buying the most expensive condo.

It's about buying the property that best supports your family's future.

If you'd like a personalised upgrading roadmap, send me the word “UPGRADE” and I'll be happy to share a planning guide with you.

I’m Wayne. Hear from you soon.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

07/10/2026

Data Backed Clarity - Investment Suites

If you’re planning to buy a resale property, watch this video first.

Because it could help you avoid some very costly mistakes.

Over the years, we’ve built a database covering hundreds of properties that TOP-ed within the last 10 years.

For every project, we analyse the actual transactions and calculate key numbers — including annualised gains, rental yields, median price per square foot, and more.

Then, we rank the properties based on their actual performance.

Now, here’s what I find most interesting about the data.

The properties at the top of the list are not based on the opinion of one agent, one buyer, or one property guru.

They’re based on thousands of actual transactions — real buyers, paying real money, at real prices, over the past decade.

So this isn’t about gut feel.

It’s about looking at a proven track record that the market itself has validated.

When you use this database, you’re not simply hoping that you’ve picked the right property.

You can walk into each viewing with a shortlist that has already been stress-tested against 10 years of market behaviour.

That gives you something most buyers don’t have:

data-backed clarity before you commit.

Because when you’re making what could be the biggest purchase of your life, you shouldn’t let emotions alone make the decision.

Let the data be part of the decision.

If you’d like to find out more about this dataset and how we use it to shortlist resale properties, drop me a message.

I’ll be happy to walk you through it.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

05/10/2026

Buying 1st Private Property Part 2

Previously, I shared about giving away a free tool that may help to reduce the concerns that many Singaporeans have when considering their next property.

Now, why am I giving this away for free?

Simple. I've met too many home buyers and upgraders who were misinformed or pressured into making the wrong decision.

My goal is to empower people like you with knowledge so you can confidently plan your next move, on your own terms.

And if, down the road, you ever feel that you need expert guidance from someone who genuinely prioritizes your financial well-being, you will know exactly who to reach out to.

Even if you do not need any assistance for now but find the spreadsheet useful, you may want to share it with your colleagues, friends or relatives who may just need it.

I am more than willing to guide them through the spreadsheet, if necessary.

Message me on how to download the spreadsheet tool, and take control of your property journey.

Once again, my name is Wayne.

Your Property Accountant. Let's talk soon.

Wayne Soon
The Property Accountant
Real Estate Investment Planning and Advisory
HP: 8810 5478

Q3 2026 Flash EstimatesSingapore private property prices continued to rise in Q3 2026 — but transaction volumes tell a d...
02/10/2026

Q3 2026 Flash Estimates

Singapore private property prices continued to rise in Q3 2026 — but transaction volumes tell a different story.

According to PropNex Research’s flash estimates, private residential prices increased 1.4% quarter-on-quarter in Q3, accelerating from the 0.5% growth in Q2.

On a year-on-year basis, prices are up 3.4%.

But here’s the interesting part.
New sale volumes fell 50.1% quarter-on-quarter and 67.5% year-on-year, while resale volumes declined 18.5% quarter-on-quarter and 19.9% year-on-year.

So we have a situation where prices are still increasing, even though transaction volumes have fallen significantly.

Why?

One factor is that Q3 had relatively limited new-launch activity, while buyers and sellers may also be taking a more selective approach.
PropNex expects private home prices to increase by around 3% to 4% for the full year 2026.

For buyers, the key question isn't simply, “Are prices going up?”

It's whether the property you're considering still makes sense based on price, location, financing and long-term potential.

If you want me to break down what these numbers mean for buyers, sellers and investors, Message me NOW.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

01/10/2026

If you are thinking of buying a private property, I recommend you to watch this video first.

Two things most Singaporeans are afraid of when thinking about buying their next private property.

No. 1 is being financially overstretched, unable to service their monthly loans comfortably.

No. 2 is having to deal with pushy agents who insist that you can definitely afford the move or that you just need to make a ‘sacrifice.’

Well, if these two fears resonate with you, I've got the perfect solution. Because in this video, I'm going to give you a tool that solves two problems at once.

First, I will show you how to use a DIY spreadsheet tool where you can simply enter a few key numbers and instantly see whether you'll be financially overstretched—or if the move is within your comfort zone. No guesswork, just clarity.

Second, you do not have to deal with any agent, myself included.

There is zero pressure, zero obligations—just a free tool for you to make an informed decision.

You can wait for my next video on how to download the free tool or D M me quoting Free Tool so that I can send you immediately.

Wayne Soon
The Property Accountant
Real Estate Investment Planning and Advisory
HP: 8810 5478

29/09/2026

Upgrading from HDB

If you and your spouse earn $13K or more combined annd you have aspirations to own multiple properties in future, you're in the best situation to start making the first step.

I know it feels scary but I’ve been through it myself. Let me share more.

Hey, I'm Wayne.
Let me describe a couple I meet recently. Both working. Combined income of $13K.
Careers have moved up steadily over the years. And they even go on family holidays every year.

But their home? Still the same flat from years ago.

Somewhere along the way, their income upgraded but their housing just never followed.

So when I sit down with couples like this, I noticed the same three things.

A flat that has quietly appreciated while they were not paying attention.

CPF balances that have been compounding for over a decade.

And an income level that banks are more than happy to lend against. In other words, everything needed for their next move.

One couple I worked with recently had been "planning to upgrade" since their youngest was born. She's now in P2.
When we finally ran their numbers, they qualified comfortably. They collected their condo keys this year.

Their biggest regret was how long they waited.

Because every year they wait, was a year their equity sat still not working hard enough

For high-income couples, the risk was never "can we afford it." The risk is time.

And time is the one thing you can't buy back.

So if this sounds like your household, one honest question.

What exactly are you waiting for?
If the answer is "we haven't checked our numbers," that takes 30 minutes to fix

So if you and your spouse earn $13k or more combined I've put together a free guide for you. Inside, you'll discover:
✅ How to calculate what your income and equity actually qualify you for, in 30 minutes
✅ What is your opportunity cost each year you wait
✅ The 3 signs your household has already outgrown your flat financially

Click "Learn More" below this video...
And I'll send it over to you.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

27/09/2026

The most recent Upper Changi land parcel attracted a record-high bid of $1,537 psf per plot ratio.

But what does this actually mean for you as a property buyer?

Let me break it down.

For context, the Upper Changi site is located in the OCR — Outside Central Region.

Now, here’s where it gets interesting.

Zyon Grand, which was sold in April 2024, was transacted at just $1,202 psf ppr.

And even if you compare it to this year’s River Modern, the land cost was still about 8.2% lower, at $1,420 psf ppr.

What’s even more interesting?

The Holland Link land parcel, located in District 10 and within the CCR, was sold at just $1,432 psf ppr.

So, what does all this mean for you as a buyer today?

If you’re worried that everything in the market is simply too expensive, don’t panic.

There are still unsold units in the market that were built on significantly lower land costs.

And that could potentially mean more attractive entry prices compared to projects coming onto the market today.

So, instead of simply asking, “Is property too expensive?”

The better question is:

“Which projects are still priced based on yesterday’s land costs?”

If you want to know which unsold properties in the market may still have this advantage, DM me “LAND” and I’ll share the list with you.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

26/09/2026

Thinking of buying your first property in Singapore?

Before you start scrolling through PropertyGuru or booking every showflat, there are 5 things you should consider first.

Number 1 — Know your real budget.

Don’t start with, “What property do I like?”

Start with, “What can I comfortably afford?”

Look at your cash, CPF, income, existing debts and the loan you can realistically qualify for.

For HDB buyers, an HDB Flat Eligibility letter can help you understand your eligibility, grants and financing options.

Number 2 — Don’t use your maximum loan as your maximum budget.

Just because the bank says you can borrow a certain amount doesn't mean you should.

CPF Board suggests keeping your monthly housing instalment within 25% of gross monthly income as a prudent guide, while TDSR is capped at 55% of gross monthly income.

You still need money for renovations, insurance, property tax, maintenance, holidays and emergencies.

Number 3 — Understand your CPF.

Your CPF can make buying a property feel more affordable today.

But remember — money used for your home is also money that could otherwise remain in your CPF for retirement.

So don't just ask, “Can I afford the monthly payment?”

Ask, “What will this decision do to my retirement?”

Number 4 — Choose the right property, not just the nicest property.

Think about location, remaining lease, layout, transport, schools, amenities and your future plans.

If you're buying a resale property, visit at different times of the day and check things like noise, natural light, condition and surrounding environment.

And Number 5 — Think beyond your first home.

Your first property doesn't have to be your forever home.

Ask yourself:

Will this property still make sense if my income, family size or lifestyle changes five to ten years from now?

Because your first property isn't just about where you live today.

It can also affect your future financial options.

So before you buy, don't just calculate the purchase price.

Calculate the full cost, monthly commitment, CPF impact and your future options.

If you're buying your first property in Singapore and want to work through the numbers, message me “FIRST” and I'll help you look at the numbers before you make a decision.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

23/09/2026

As a former professional accountant with more than 20 years of experience, I've become an expert at spotting hype and investment risks so I had definitely in the property market.

What separates homeowners who consistently enjoy exponential profit while avoiding MASSIVE LOSS that I myself and all my clients use.

If you are thinking about buying or selling your property within the next six months

STOP and think.

Are your emotions guiding your decisions?

Are you anxious or fearful to commit?

Or are you looking at SOLID NUMBERS and FACTS to make your decision?"

I have done the research so you DON'T HAVE TO.

So if you desire to retire ten to fifteen years earlier and turn your property into a second source of income without complicated research nor compromising on your current lifestyle

Now here's why I'm doing this.

One, I've seen the mistakes and done all the research for you.

After I've brought you results, I'm sure you'll consider working with my team or recommend others to me.

So by helping you, I'm helping myself.

I'm only offering this for a short period of time.

And this offer won't be up for very long and slots are limited.

I want to give you a free step-by-step guide and checklist that'll show you how you can do it.

Tell us where you'd like me to send it to.

Go ahead click on the link around this video to arrange a call back.

Once again, my name is Wayne.

Your Friendly Property Accountant.

Let's talk soon.

Wayne Soon
Real Estate Investment Planning & Advisory
HP: 8810 5478

Address

Toa Payoh
310480

Opening Hours

Monday 07:00 - 23:00
Tuesday 07:00 - 23:00
Wednesday 07:00 - 23:00
Thursday 07:00 - 23:00
Friday 07:00 - 23:00
Saturday 09:00 - 23:00
Sunday 07:00 - 23:00

Telephone

+6588105478

Website

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