Sunny Ng Real Estate Sales

09/05/2026

The five upcoming EC projects not affected by the new rules — Senja Close, Sembawang Road, Miltonia Close, and two Woodlands Drive 17 sites — have about 1,970 units and should see strong demand because they retain the old 5-year MOP and DPS framework.

My bold assumption: these old-rule ECs can enjoy a 2% to 5% scarcity premium versus what they would otherwise have achieved. But the upside is not unlimited because EC buyers still face the $16,000 income ceiling and 30% MSR, which caps affordability.

If you want flexibility, do not blindly chase new EC anymore. If you want long-term own-stay and you are a genuine first-timer, new EC is still attractive. If you are a second-timer upgrader, resale condo or old-rule EC may now be the smarter window

24/04/2026

Being in both real estate and the beauty biz taught me a big lesson every entrepreneur should get: the commercial spot you pick can totally make or break your business.

As a real estate agent, I get the market, the numbers, and why picking a place with good fundamentals matters. As a skincare salon owner, I also get the real-world stuff – how customers act, how visible you are, convenience, branding, how efficient the layout is, staff movement, operating stress, and the cost of messing up. These two views together showed me that a commercial space is way more than just square footage. It's about whether the property can actually help the business model work and make money.

The right commercial spot should help the business pull in the right customers, boost its brand, make daily operations smooth, and allow for steady growth. The wrong one, though, can slowly kill a business with bad exposure, tough access, a weird layout, or crazy high costs (rent). That's why I think picking a commercial property needs both business smarts and market know-how. It's not just about getting a space – it's about setting your business up to win.

Home-grown spa Porcelain enters provisional liquidation, leaving customers anxious about refunds and unused service balances. Read more at straitstimes.com. Read more at straitstimes.com.

08/07/2025

While favorable mortgage rates present an opportunity, a prudent approach is advised when considering condominium investments, given the current economic uncertainties.

Low home loan rates meet weak economy: home buyers should be cautious and judicious in using CPF funds Read more at The Business Times.

03/07/2025

Government raises seller stamp duties on residential properties to curb rise in ‘flipping’ The shift to a 4-year holding period and higher SSD rates represents a clear move by Singapore’s government to rein in speculative behavior, particularly in sub-sales of off-plan units.

It reinforces the broader cooling policy suite aimed at fostering a resilient and sustainable property environment.

Expectations are for more disciplined market behavior, slower but steadier price growth, and strategies that prioritize long-term holding or owner occupancy.

[SINGAPORE] The government moved to curb rising speculative buying in Singapore’s residential property market, increasing the seller’s stamp duty (SSD) rates by 4 percentage points and extending the holding period that SSD applies from three to four years. Read more at The Business Times.

01/07/2025

Private home prices in Singapore rose 0.5% in Q2 2025, marking a slowdown from previous quarters. Sales volume dropped 📉 sharply by 40%, with mixed regional performances.

The Core Central Region led price gains, while the city fringe saw declines.

Full URA statistics will be released on July 25.

PRICE growth of private homes in Singapore eased in the second quarter of 2025, up 0.5 per cent over the previous three months, flash estimates released by the Urban Redevelopment Authority’s (URA) showed on Tuesday (Jul 1). Read more at The Business Times.

14/06/2025

Singapore Retail: A Shaky Start to 2025 – Are We Headed for a Retail Reckoning?

Singapore's retail scene is showing cracks. First-quarter 2025 data reveals rising vacancy (up to 6.8%), negative net demand, and a growing trend of early lease terminations. New supply isn't being absorbed, and existing tenants are clearly feeling the pinch.

More tenants seeking early exits, especially in "less prime developments" where a "wait-and-see" approach prevails. Inflationary pressures, labour shortages, and weaker consumer demand – a perfect storm pushing retailers and F&B operators to cut losses. Even prime locations struggle with unsustainably high rents.

Online sales continue to erode spending at physical stores, and retailers can't pass on rising costs, impacting margins. Tenants face tough choices: costly early termination, rent negotiation, or simply closing shop.

The F&B sector, in particular, seems "overweight," with a worrying cycle of rapid openings and closures. Knight Frank's suggestion of limiting F&B licenses or capping mall F&B net lettable area might be worth considering.

We can anticipates more tenant turnover, with closures potentially outpacing new openings, even if prime spaces are still quickly snapped up.

Despite limited retail supply supporting rents for the next two years, a massive wave of new supply in 2028 from projects like Marina Bay Sands expansion looms.

My take: Singapore's retail landscape is at a critical juncture. The post-COVID spending honeymoon is over. Retailers and landlords must be nimble and realistic to navigate these challenges, or risk more empty storefronts across our city.

[SINGAPORE] Retail space vacancy across Singapore crept up in the first quarter as net take-up slowed and fresh supply hit the market, with leasing agents observing more tenants looking to pre-terminate their leases. Read more at The Business Times.

04/07/2023

We dived beyond the headline figure to understand why this HDB was transacted for $1.5 million

14/03/2023

The sale price of $20.5 million translates to a capital appreciation of $6.5 million over 14 years.

23/02/2023

China's super-rich is coming back.