PropNex Sam Lim Advisory

PropNex Sam Lim Advisory We are now known as Sam Lim Advisory Group. Formerly known as PropNex Power Of Closing Group

🏠 PropNex just surveyed 110 million-dollar HDB buyers. The finding that stopped me: nearly 7 in 10 paid zero cash above ...
20/08/2026

🏠 PropNex just surveyed 110 million-dollar HDB buyers. The finding that stopped me: nearly 7 in 10 paid zero cash above valuation.

If you're a seller still chasing COV, this changes how you should be pricing your flat.

Here's who's actually buying at this level. Working professionals in their 30s and 40s, earning $10,000 to $16,000 a month. Not tycoons, not investors. They're disciplined with their money, and the numbers show it.

Most of the transactions are 4-room flats in Toa Payoh, Bukit Merah, Queenstown, and Kallang Whampoa. Well-located mature estates, close to MRT, close to good schools.

The takeaway for sellers is direct. Price at valuation and your flat moves. Chase COV and you sit on the market watching your competition sell around you.

Want to see the last 6 million-dollar sales in your block before you set your price? 👉 https://wa.me/6594878820

🏙️ Two July launches quietly answered the "is the market slowing" question for me.Lentor Gardens Residences launched on ...
17/08/2026

🏙️ Two July launches quietly answered the "is the market slowing" question for me.

Lentor Gardens Residences launched on 18 July and sold 54% on day one, 270 of 499 homes at an average of $2,350 psf. Nearly half went to 3-bedroom buyers. This is Lentor's 7th launch already, and the demand still didn't blink.

Dunearn House launched the weekend after and moved 56%, or 212 of 380 homes at $3,140 psf. Every single 3-bedroom was gone. First real CCR launch after a very quiet April to June, and it went like this.

Line up the year and every honestly-priced project has moved. Tengah Garden at 99%. Vela Bay 72%. Hudson Place 61%. Dunearn 56%. Lentor Gardens 54%. That's not a market that's cooled, it's a market that's finally choosing carefully.

If you're waiting around for a much bigger discount, honestly, I don't think it's coming this cycle.

Want to talk this through before the next launch drops? 👉 https://wa.me/6594878820

🏠 A retired couple came to see me last week. Both over 55. Two Laguna Park units, fully paid off. They live in one, rent...
14/08/2026

🏠 A retired couple came to see me last week. Both over 55. Two Laguna Park units, fully paid off. They live in one, rent out the other. 51 years left on the lease.

$3.94 million in property, but is it working for them?

Three options were on the table. Sell both and apply for a BTO (a 2-room is too tight, a bigger flat means 30 months of waiting). Sell one, keep the other ($1.97 million in cash, no moving). Or hold both and keep collecting rent.

Here's what I told them. Lease decay is real, but not urgent. Laguna Park still grew 3.8% a year. BTO doesn't fit their life stage, either too small or too long a wait. Don't build a plan around an en-bloc that may never come.

Selling one is the middle path. Cash in hand, and nobody has to pack a box.

The right move in retirement isn't always the biggest payout. It's the one that makes daily life easier.

Weighing something similar? Every case has its own math. 👉 https://wa.me/6594878820

🌊 Frasers-led consortium just paid $2.13 billion for one plot in Bayshore. Record price for the East. And when 5 develop...
13/08/2026

🌊 Frasers-led consortium just paid $2.13 billion for one plot in Bayshore. Record price for the East. And when 5 developers agree to spend that much, they're usually telling you something worth listening to.

Here's what they're building. 1,280 homes across towers up to 36 storeys, sitting directly on top of Bedok South MRT (TECL). 22,500 sqm of shops and services on the lower floors. Sea views from the higher stacks. Live, shop and catch the train from the same building.

Why go this big? Vela Bay just proved the East works, 72% sold on launch weekend at $2,886 psf. This is the only Bayshore plot connected to both MRT and a bus interchange. The future line to Changi T5 will pass through here. Expected launch psf: $2,900 to $3,200.

If you own an HDB in the East, take note. Bayshore is quietly becoming the new anchor. From Bedok South MRT, CBD is 25 minutes, Orchard 35. Ready around early 2030s. That's the same window a lot of Eastie upgraders will be looking to move.

The East isn't priced in yet. It's just getting started.

Want to talk through what this means for your area? 👉 https://wa.me/6594878820

📢 A quiet policy change dropped this week that will directly shape the launches you'll see in 2028 to 2030.From 29 July ...
12/08/2026

📢 A quiet policy change dropped this week that will directly shape the launches you'll see in 2028 to 2030.

From 29 July 2026, developers get more time to build and sell big en-bloc sites. Large ones (700 to 1,399 units) now have 6 years. Mega ones (1,400+) get 7. The old rule gave everyone a flat 5.5 years.

Here's why it matters for buyers. Big sites had basically gone cold. Moving 1,400 new homes in 5.5 years was too tight, so most developers just avoided them. That quietly shrank the launch pipeline you were going to shop from a few years out.

We're already seeing the market wake up. Kingsford has put $950M on the table for Tan Boon Liat Building. SingHaiyi picked up Loyang Valley for $880M in April. People's Park Centre tender closes 16 September.

If you're planning to buy a new launch in 2028 or later, this is worth understanding now, not when the projects hit the papers.

Want me to map out what's likely coming? 👉 https://wa.me/6594878820

📊 URA final Q2 numbers just dropped. Landed hit a fresh record. CCR came back stronger than anyone expected.Landed +2.5%...
04/08/2026

📊 URA final Q2 numbers just dropped. Landed hit a fresh record. CCR came back stronger than anyone expected.

Landed +2.5%. CCR +1.8%. RCR -1.2%. OCR -0.1%. The top end quietly outran everyone.

Here's what caught my eye. Only 12% of condo sales last quarter were in CCR, yet prices there still climbed 1.8%. That's the signature of a market floor forming, thin volume but firm prices. And 3 developers just paid record prices for new CCR plots. They're clearly not waiting.

The last two times CCR looked like this was 2017 and 2020. Both windows rewarded the buyers who moved early.

If prime districts have been off your list since 2023, it might be worth a second look.

👉 https://wa.me/6594878820

📢 The 15-month wait is gone. From 28 July 2026, private property owners can move straight into an HDB resale flat.For 3 ...
03/08/2026

📢 The 15-month wait is gone. From 28 July 2026, private property owners can move straight into an HDB resale flat.

For 3 years, downgrading meant either paying rent for a year and a bit, or squeezing in with family. That friction is now removed for a specific group.

Here's the fine print. No wait if you're buying a non-subsidised resale flat, not taking an HDB loan, and selling your private home within 6 months. Still 30 months if you want a subsidised flat, or if you need an HDB loan.

Why now? HDB resale has clearly cooled. Prices fell 0.1% in Q1 and another 0.3% in Q2. Growth had already slowed for 5 straight quarters before that. More MOP supply is coming through. The measure did its job.

If downgrading has been on your mind, especially post-retirement or after selling an investment property, this quietly reshapes the timeline.

Want me to walk through what applies to you? 👉 https://wa.me/6594878820

🎓 Just passed your RES exam? Or waiting for your license and wondering where to start?Whether you're fresh out of the ex...
03/08/2026

🎓 Just passed your RES exam? Or waiting for your license and wondering where to start?

Whether you're fresh out of the exam room or already in the game and feeling stuck, come sit in for one evening. I'd like you to hear what actually works in this market from the trainers who've been doing it for years.

This isn't a show-and-tell about who's earning what. It's about the boring, unglamorous foundation nobody teaches you at the RES course. How to build a lead pipeline that keeps giving. How to cold call without sounding like a robot. How to hold a real conversation with a prospect so they actually listen.

We've built this as a 90-day hand-held programme for newly qualified and aspiring agents. This session on 4 August is where you get to see the shape of it before you commit.

📅 4 August
🕡 6:30 PM to 9:30 PM
📍 Toa Payoh Hub

Reserve your seat here 👉 https://wa.me/6594878820

📊 3 clients told me this week the market's about to crash. So I pulled up the Q2 numbers.More new homes actually sold la...
22/07/2026

📊 3 clients told me this week the market's about to crash. So I pulled up the Q2 numbers.

More new homes actually sold last quarter, 2,116 vs 2,013 the quarter before. Tengah Garden Residences hit 99% on opening weekend. Landed set a fresh record. And 3 developers just paid top dollar for new prime-area plots.

CBRE still expects 7,500 to 8,500 new home sales this year. ERA is still forecasting 3 to 5% price growth.

The market has slowed. Nobody serious is calling it a crash.

Reading headlines or reading data? 👉 https://wa.me/6594878820

☕ Met Alvin, Meg and Ryan today.Every time I sit across from someone thinking about their next chapter, I'm reminded why...
21/07/2026

☕ Met Alvin, Meg and Ryan today.

Every time I sit across from someone thinking about their next chapter, I'm reminded why I love this work. It's never really about the job. It's about the courage it takes just to explore what's possible.

Grateful for their honesty today. Even more grateful they gave me a seat at that table.

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480 Lorong 6 Toa Payoh HDB Hub East Wing #10-01
Toa Payoh
310480

Telephone

94878820

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