https://homeasset.sg/ Guides, tools and market insights for Singapore property decisions, from HomeAsset. en-sg Sat, 18 Jul 2026 00:00:00 GMT https://homeasset.sg/insights/june-2026-rental-market-rebound/ https://homeasset.sg/insights/june-2026-rental-market-rebound/ Sat, 18 Jul 2026 00:00:00 GMT Condo and HDB leasing activity bounced back in June 2026 after a quiet May, and volumes rose faster than rents, a sign new supply is being absorbed without pushing prices sharply higher. https://homeasset.sg/insights/bayshore-drive-gls-record-bid/ https://homeasset.sg/insights/bayshore-drive-gls-record-bid/ Thu, 16 Jul 2026 00:00:00 GMT A Frasers Property-led consortium bid $2.128 billion at $1,323 psf ppr for the Bayshore Drive mixed-use site, the highest price ever for a Government Land Sales plot outside the CBD and a marker for where East Coast launch prices go next. https://homeasset.sg/insights/june-2026-new-home-sales/ https://homeasset.sg/insights/june-2026-new-home-sales/ Thu, 16 Jul 2026 00:00:00 GMT Developers sold just 156 new private homes in June 2026, the lowest since February 2024, after a month with zero new launches. First-half sales of 4,164 units show demand itself has not gone anywhere. https://homeasset.sg/insights/peoples-park-centre-third-en-bloc/ https://homeasset.sg/insights/peoples-park-centre-third-en-bloc/ Thu, 16 Jul 2026 00:00:00 GMT Chinatown's People's Park Centre has launched its third collective sale attempt at a $1.48 billion guide price, $320 million below its 2022 reserve, with the tender running from 16 July to 16 September 2026. https://homeasset.sg/insights/ura-clarke-quay-beach-road-short-stay-pilot/ https://homeasset.sg/insights/ura-clarke-quay-beach-road-short-stay-pilot/ Wed, 15 Jul 2026 00:00:00 GMT A two-year URA pilot lifts a 12-year ban on new hotels, hostels and serviced apartments in two heritage street blocks, and shophouse owners are already testing the market. https://homeasset.sg/insights/younger-hdb-resale-buyers-bto-shift/ https://homeasset.sg/insights/younger-hdb-resale-buyers-bto-shift/ Wed, 15 Jul 2026 00:00:00 GMT Resale deals for flats under 10 years old fell to a six-year low in 2Q2026 as buyers switched to cheaper BTO launches, new Realion Group research shows. https://homeasset.sg/insights/dunearn-house-turf-city-launch/ https://homeasset.sg/insights/dunearn-house-turf-city-launch/ Tue, 14 Jul 2026 00:00:00 GMT Dunearn House, the first private condo in the redeveloping Bukit Timah Turf City precinct, drew 5,900 visitors at preview ahead of its 25 July sales launch. Here is what its pricing signals for buyers. https://homeasset.sg/guides/absd-workarounds/ https://homeasset.sg/guides/absd-workarounds/ Mon, 13 Jul 2026 00:00:00 GMT Decoupling a private property, buying in one name, and a genuine gift to an adult child are real mechanisms with real costs: stamp duty on the transfer, legal fees, possible SSD and refinancing. https://homeasset.sg/guides/ec-or-private-condo/ https://homeasset.sg/guides/ec-or-private-condo/ Mon, 13 Jul 2026 00:00:00 GMT A new EC is bought from a developer under an income ceiling set by HDB, with the Mortgage Servicing Ratio applying on top of TDSR. The lower resulting loan wins, which caps borrowing harder than for a private condo. https://homeasset.sg/guides/hdb-loan-to-bank-loan/ https://homeasset.sg/guides/hdb-loan-to-bank-loan/ Mon, 13 Jul 2026 00:00:00 GMT Private property is bank financing only. The HDB concessionary loan and the MSR test stay behind with the flat; the test that governs you now is TDSR. https://homeasset.sg/guides/how-contra-works/ https://homeasset.sg/guides/how-contra-works/ Mon, 13 Jul 2026 00:00:00 GMT Contra means both completions happen on the same day, so the sale proceeds and CPF refund flow directly into the new home and the family moves exactly once. https://homeasset.sg/guides/sell-hdb-before-buying-condo/ https://homeasset.sg/guides/sell-hdb-before-buying-condo/ Mon, 13 Jul 2026 00:00:00 GMT Sell first if avoiding ABSD outlay and knowing your exact budget matters more to you than moving once. This is the default for most upgraders. https://homeasset.sg/guides/bridging-loans-explained/ https://homeasset.sg/guides/bridging-loans-explained/ Sun, 12 Jul 2026 00:00:00 GMT A bridging loan is a short facility secured against your confirmed sale proceeds, so the money for the next home can be paid before your sale completes. https://homeasset.sg/insights/gillman-barracks-housing-estate/ https://homeasset.sg/insights/gillman-barracks-housing-estate/ Sun, 12 Jul 2026 00:00:00 GMT HDB's environmental and heritage studies clear the way for a public-private housing estate at Gillman Barracks, keeping 25 of 86 buildings and about 8 hectares of green space, with public feedback open until August 6. https://homeasset.sg/insights/high-point-en-bloc-no-award/ https://homeasset.sg/insights/high-point-en-bloc-no-award/ Sun, 12 Jul 2026 00:00:00 GMT The $580 million collective sale tender for freehold High Point at Mount Elizabeth closed on June 9 with no award, leaving owners a roughly 10 week window to find a buyer by private treaty. https://homeasset.sg/insights/maju-forest-hdb-housing-plans/ https://homeasset.sg/insights/maju-forest-hdb-housing-plans/ Sat, 11 Jul 2026 00:00:00 GMT HDB will develop 15 of Maju Forest's 23 hectares in Clementi for public housing and keep 8 hectares for nature, with public feedback open until August 6. https://homeasset.sg/insights/tampines-executive-flat-record/ https://homeasset.sg/insights/tampines-executive-flat-record/ Sat, 11 Jul 2026 00:00:00 GMT A 149 sqm executive apartment at Block 856F Tampines Street 82 sold for $1.24 million in June 2026, the town's highest HDB resale price on record. https://homeasset.sg/insights/lentor-gardens-residences-launch/ https://homeasset.sg/insights/lentor-gardens-residences-launch/ Thu, 09 Jul 2026 00:00:00 GMT Kingsford's 502-unit Lentor Gardens Residences opens for booking on July 18. It sits on the lowest-cost land in the Lentor Hills estate, and that shapes what buyers pay. https://homeasset.sg/insights/admiralty-walk-ec-tender/ https://homeasset.sg/insights/admiralty-walk-ec-tender/ Wed, 08 Jul 2026 00:00:00 GMT HDB has launched the tender for a 12,893 sqm executive condominium site at Admiralty Walk in Sembawang that can yield about 450 units, only the second EC plot offered since May's tougher rules, with analysts expecting measured bids of around $590 to $700 psf ppr. https://homeasset.sg/insights/june-2026-bto-application-rates/ https://homeasset.sg/insights/june-2026-bto-application-rates/ Tue, 07 Jul 2026 00:00:00 GMT Two Prime projects soaked up nearly two thirds of June's 22,600-plus BTO applications while first-timer demand in Sembawang fell below one applicant per flat, a spread that says a lot about how to play the October exercise. https://homeasset.sg/insights/lentor-gardens-residences-preview/ https://homeasset.sg/insights/lentor-gardens-residences-preview/ Tue, 07 Jul 2026 00:00:00 GMT Kingsford's 502-unit Lentor Gardens Residences drew 5,000 preview visitors ahead of its July 18 launch, with an indicative average of $2,350 psf on the lowest land cost in the Lentor Hills estate. https://homeasset.sg/insights/october-2026-bto-preview/ https://homeasset.sg/insights/october-2026-bto-preview/ Tue, 07 Jul 2026 00:00:00 GMT HDB will close 2026 with about 7,960 BTO flats across Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun in October, and the HFE paperwork deadline of 15 September is the date that decides whether you can even apply. https://homeasset.sg/insights/serenity-park-en-bloc-relaunch/ https://homeasset.sg/insights/serenity-park-en-bloc-relaunch/ Tue, 07 Jul 2026 00:00:00 GMT Owners of the freehold Serenity Park condo have relaunched their collective sale at S$440 million, about 13% below the S$505 million sought in the tender that closed in March without a buyer. https://homeasset.sg/insights/toa-payoh-3-room-record-945k/ https://homeasset.sg/insights/toa-payoh-3-room-record-945k/ Tue, 07 Jul 2026 00:00:00 GMT A 72 sqm 3-room flat at 118A Alkaff Crescent sold for $945,000 in June 2026, a new Toa Payoh record that is more than double the town's median 3-room price. https://homeasset.sg/insights/q2-2026-flash-private-hdb-diverge/ https://homeasset.sg/insights/q2-2026-flash-private-hdb-diverge/ Sun, 05 Jul 2026 00:00:00 GMT URA's flash data shows private home prices rose 0.5% in Q2 2026 while HDB resale prices slipped 0.3% for a second straight quarter, and the private rise hides a dip in mass-market condo prices. https://homeasset.sg/insights/town-hall-link-white-site-tender/ https://homeasset.sg/insights/town-hall-link-white-site-tender/ Sun, 05 Jul 2026 00:00:00 GMT URA has launched the tender for a 3.7ha white site at Town Hall Link in Jurong Lake District, with room for up to 1,200 private homes plus offices and retail beside the Jurong East interchange, in the west's biggest land test since the failed 2024 master tender. https://homeasset.sg/guides/absd-survival-map/ https://homeasset.sg/guides/absd-survival-map/ Sat, 04 Jul 2026 00:00:00 GMT Three realistic routes exist: sell first and pay 0% ABSD, buy first and front the 20% for remission if the flat sells within the qualifying window, or keep the flat and pay 20% for good. https://homeasset.sg/guides/buy-first-absd-remission/ https://homeasset.sg/guides/buy-first-absd-remission/ Sat, 04 Jul 2026 00:00:00 GMT At the time of writing, a Singapore Citizen buying a second residential property pays 20% ABSD upfront. A married couple with at least one citizen may reclaim it if the first home is sold within a qualifying window. https://homeasset.sg/guides/cpf-refund-accrued-interest/ https://homeasset.sg/guides/cpf-refund-accrued-interest/ Sat, 04 Jul 2026 00:00:00 GMT When your flat sells, the proceeds must refund every CPF dollar you used for it, plus the interest that money would have earned had it never left your Ordinary Account. https://homeasset.sg/guides/freehold-vs-leasehold/ https://homeasset.sg/guides/freehold-vs-leasehold/ Sat, 04 Jul 2026 00:00:00 GMT The tenure difference is real but back-loaded: lease decay affects a 99-year leasehold's value increasingly as the lease shortens, which means the gap matters little early in a fresh lease and more with every passing decade. https://homeasset.sg/guides/hdb-to-condo-timeline/ https://homeasset.sg/guides/hdb-to-condo-timeline/ Sat, 04 Jul 2026 00:00:00 GMT Plan for roughly nine months from first serious numbers to keys, and treat anything faster as a bonus, not a target. https://homeasset.sg/guides/condos-that-made-money/ https://homeasset.sg/guides/condos-that-made-money/ Sat, 04 Jul 2026 00:00:00 GMT The honest measure is unit-level repeat sales: the same unit bought and later sold, with the actual realized profit over the actual holding period. Everything else is a proxy. https://homeasset.sg/guides/how-much-cash-to-upgrade/ https://homeasset.sg/guides/how-much-cash-to-upgrade/ Sat, 04 Jul 2026 00:00:00 GMT More than the downpayment maths suggests. The cash bill arrives in pieces: option monies, the portion of the downpayment CPF cannot cover, stamp duties before your sale proceeds land, and the buffer that keeps the plan safe. https://homeasset.sg/guides/income-needed-to-upgrade/ https://homeasset.sg/guides/income-needed-to-upgrade/ Sat, 04 Jul 2026 00:00:00 GMT There is no single magic income. The bank's maximum loan is a regulatory ceiling; comfortable is the repayment your monthly surplus supports with a real buffer left over, stress-tested against higher rates. https://homeasset.sg/guides/mop-first-90-days/ https://homeasset.sg/guides/mop-first-90-days/ Sat, 04 Jul 2026 00:00:00 GMT Spend the first ninety days on facts and one family conversation, not on listing: a realistic valuation, the loan redemption figure, the CPF refund position, and a proper affordability run. https://homeasset.sg/guides/market-timing-for-upgraders/ https://homeasset.sg/guides/market-timing-for-upgraders/ Sat, 04 Jul 2026 00:00:00 GMT Upgraders are partly hedged: you sell and buy in the same market, so the level of the cycle matters less than the spread between your flat's price and the condo's. https://homeasset.sg/guides/negative-sale-proceeds/ https://homeasset.sg/guides/negative-sale-proceeds/ Sat, 04 Jul 2026 00:00:00 GMT Cash from a sale is what remains after the loan, the CPF refund with accrued interest, the agent fee and legal costs. For long CPF-funded ownerships, that remainder can be small or negative. https://homeasset.sg/guides/new-launch-or-resale-condo/ https://homeasset.sg/guides/new-launch-or-resale-condo/ Sat, 04 Jul 2026 00:00:00 GMT The deepest difference is the shape of the money and the housing: a new launch bills you progressively as construction proceeds but gives you no roof until TOP, while a resale demands the full instalment from day one and hands you a usable home the same day. https://homeasset.sg/guides/school-distance-shortlist/ https://homeasset.sg/guides/school-distance-shortlist/ Sat, 04 Jul 2026 00:00:00 GMT Distance bands work inside registration phases, not instead of them: within 1km, between 1km and 2km, and beyond 2km, applied within each phase, with balloting when a band is oversubscribed. https://homeasset.sg/guides/selling-and-buying-same-market/ https://homeasset.sg/guides/selling-and-buying-same-market/ Sat, 04 Jul 2026 00:00:00 GMT Both legs of an upgrade happen in the same market. A hot market lifts your flat but lifts the condo more in dollars, because the condo sits on a bigger base. https://homeasset.sg/guides/sold-flat-before-buying/ https://homeasset.sg/guides/sold-flat-before-buying/ Sat, 04 Jul 2026 00:00:00 GMT Selling before buying is usually the good problem: your budget just became certain, and what remains is logistics, not finance. https://homeasset.sg/guides/upgrade-or-stay/ https://homeasset.sg/guides/upgrade-or-stay/ Sat, 04 Jul 2026 00:00:00 GMT Upgrade when three things are simultaneously true: the monthly numbers work with a real buffer, the move solves a problem you actually have, and you can hold the new home through a bad market without being forced to sell. https://homeasset.sg/guides/valuation-gap-cov/ https://homeasset.sg/guides/valuation-gap-cov/ Sat, 04 Jul 2026 00:00:00 GMT Any amount a buyer pays above HDB's valuation is COV, payable only in cash. Every cash-only dollar shrinks your pool of able buyers, which is why ambitious prices sit unsold. https://homeasset.sg/guides/upgrade-after-mop-or-wait/ https://homeasset.sg/guides/upgrade-after-mop-or-wait/ Sat, 04 Jul 2026 00:00:00 GMT MOP is the earliest date you may sell, not a deadline. Nothing about reaching it obliges you to move, and nothing about waiting means you have missed something. https://homeasset.sg/guides/upgrading-30s-vs-40s/ https://homeasset.sg/guides/upgrading-30s-vs-40s/ Sat, 04 Jul 2026 00:00:00 GMT Age works through three channels: maximum loan tenure, the 65-year age-plus-tenure line where the loan-to-value limit drops, and years of CPF usage compounding into a larger accrued-interest refund. https://homeasset.sg/insights/river-valley-green-parcel-c-record-bid/ https://homeasset.sg/insights/river-valley-green-parcel-c-record-bid/ Sat, 20 Jun 2026 00:00:00 GMT A Sunway MCL and CSC Land joint venture's $750.6m top bid for the last River Valley GLS site set a new precinct land record, pointing to pricier launches and tighter future supply near Great World.