PropNex Sam Lim Advisory

Name: PropNex Sam Lim Advisory
Address: 480 Lorong 6 Toa Payoh HDB Hub East Wing #10-01, Toa Payoh, 310480, SG
Telephone: 94878820
Price range: $$$$

Home
Singapore
Toa Payoh
PropNex Sam Lim Advisory

Call Directions Website Contact the business

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

09/10/2026

🏠 A seller came in this week genuinely worried her flat had lost value after the HDB dip headlines. So I pulled up October and showed her what's actually happening.

4 fresh records set in just the last few weeks:

Pinnacle @ Duxton hit $1.701M
Bedok South Horizon $1.54M
Compassvale Ancilla $1.18M, a Sengkang record
SkyParc @ Dawson $1.388M, a Queenstown record

A softening national index doesn't mean every flat is softening. The right block, floor and layout still command strong prices.

What I'm telling sellers right now is simple. Price to the current median of your own block. Chasing the 2024 peak is how flats sit on the market for months.

Want to see the last 6 transactions in your block before you decide anything? 👉 https://wa.me/6594878820

08/10/2026

📊 URA Q3 just dropped. Private hit a record 222.5. HDB fell for the 4th quarter running at 202.4.

Private rose 1.4%, the fastest in 2 years. OCR did most of the lifting at +2.2%. CCR actually dipped 0.1%, and Amberwood at Holland sold only 11% on launch, so even a hot quarter still punishes poor pricing.

HDB resale eased 0.2%, but 7,417 flats changed hands. That's the 4th-busiest quarter since 2017. Buyers haven't gone quiet, prices have just stopped stretching.

What I'd actually watch is the gap between the two indexes. It's now 20.1 points, up from 11.4 a year ago. Widest spread since 2009.

If you own HDB and have been eyeing a private upgrade, that's the number telling you to move sooner rather than later.

Send me your flat and budget and I'll run it with you. 👉 https://wa.me/6594878820

02/10/2026

📊 November BTO opens next month and I've already had a handful of worried messages about the new $16K ceiling. The honest read: it moves less than people think.

If your household earns under $14K, almost nothing changes for you. First-timers still get up to 3 ballot chances. Second-timers get 1. And 90% of 3-room and bigger flats are still reserved for first-timer families.

For context, June's application rate was 3.2x. That's a healthy ballot, not a scary one. November is bringing 7,960 flats across 6 towns, so the supply side is doing its share.

The only real shift is a slightly bigger pool of higher earners now in the queue. The rules protecting first-timers are exactly where they were.

The best thing you can do between now and application week is get your HFE sorted and think carefully about which town you actually want. That's where your odds live.

Want to talk through town options? 👉 https://wa.me/6594878820

24/09/2026

🏠 A couple I worked with recently were dead set on Treasure at Tampines. They ended up buying Riverfront Residences in Hougang instead.

Why? They went for a proper viewing on a Tuesday morning. The facing wasn't quite what the brochure showed. The layout felt smaller once they were inside. Noise from below carried up further than they expected.

None of that shows up on a weekend showflat visit.

5 things I always tell clients to check for themselves:
01. Walk the block on a weekday morning
02. Wet kitchen ventilation
03. Water pressure
04. Time the walk from lift to door
05. View from that exact unit, not the marketing photo

Viewing something this weekend? Send me the project and unit number, I'll flag what to check. 👉 https://wa.me/6594878820

22/09/2026

💼 The buyer pool in Singapore just got wider. Someone has to explain what's changed.

BTO income ceiling raised for the first time in 7 years. Families now $16K, singles $8K, EC $18K.

A lot of couples who thought they were priced out just came back into the queue. Every one of them will have questions.

If you've been quietly thinking about real estate as a career, this is a good moment to talk.

👉 https://wa.me/6594878820

16/09/2026

📊 58 out of every 100 new condos sold in July went for under $2.5 million. That's what the market is telling us right now.

Sales bounced hard, 731 units in July from just 156 in June. At Lentor Gardens Residences, 82% of buyers stayed under $2.5M. Singaporeans made up 87.5% of the pool.

Developers have noticed. Units are getting smaller so the total price hovers close to $2.5M, even when psf keeps climbing. It's the number most upgraders are actually willing to commit to.

So if you're looking at a launch that's asking well above $2.5M, ask yourself what specifically justifies the premium. If the answer takes longer than a sentence, be careful.

Want a second pair of eyes on your shortlist? 👉 https://wa.me/6594878820

15/09/2026

📋 The real BTO deadline isn't November. It's this Thursday, 25 September.

HFE letters take 3 to 4 weeks. Miss the cutoff and you're queuing for February 2027.

The November launch has 7,960 flats across Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. New ceilings apply: $16K families, $8K singles.

Two things easy to miss. Any pending pre-24 August application doesn't auto-update to the new ceilings, cancel and re-apply. And one missing document resets your clock, so don't leave it to the last day.

Not sure your paperwork's ready? Send it over and I'll flag anything missing before HDB does. 👉 https://wa.me/6594878820

28/08/2026

🏙️ Everything I saw this month points to the same thing. This is the cleanest window we've had in 5 years for people ready to move.

A record $2.13B bid in the East. Lentor Gardens and Dunearn House both crossing 50% on opening weekend. En-bloc rules loosening for large sites. And nearly 7 in 10 million-dollar HDB buyers paying zero cash above valuation.

I've been in this work 12 years. Very few clients ever regret making a move. A lot of them regret waiting through one.

If the fence has been comfortable, let's talk. 👉 https://wa.me/6594878820

25/08/2026

🏙️ REDAS said something honest at REMO 2026. Building condos in the C*D isn't enough to make it a real neighbourhood.

The demand side is fine. CCR prices led all segments last quarter. Dunearn House moved 56% at $3,140 psf. Buyers turn up when the product is right.

The gap is everything around the condos. Families need schools, weekend shops, and streets that stay alive after 8pm. Right now, most of the C*D empties out by dinner.

If you're looking at a CCR launch, this is how I look at it before pricing even comes up:

Is there a school nearby, or one already announced?
Is it near an MRT interchange, or just a single-line stop?
Are there ground-floor shops for daily needs?
Do people fill the streets before 9am and after 8pm?

Have a shortlist you'd like me to look at? 👉 https://wa.me/6594878820

*D

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

Address

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

Telephone

94878820

Website

https://samlimproperty.com/

Alerts

Be the first to know and let us send you an email when PropNex Sam Lim Advisory posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to PropNex Sam Lim Advisory:

Want your business to be the top-listed realtor/realty service in Toa Payoh?