Edmund Ee

04/09/2026

How much income do you need to buy a condo in Singapore? The purchase price is only one part of the equation. Your age, debts, loan tenure and available funds can all affect what you can actually afford.

04/09/2026

The headline said 491 flats sold for over a million dollars.

An owner read that and decided his flat deserved a premium too.

But those 491 were the exception. Out of 6,268 resale deals in Q2 2026.

The median HDB resale price in July was about $635,000.

His flat was mid-floor, ordinary block, ordinary lease. Priced to the exception, it drew almost no viewings.

Price to what your own block actually sold for, not to the headline in the news.

Have you noticed how one record sale can change what a whole block thinks it is worth?

04/09/2026

The price you set in week one decides how fast your flat sells.

HDB resale prices slipped again in Q2 2026. Two quarters down in a row.

But over 6,000 flats still changed hands. Buyers are not gone. They are just choosier.

So price to what actually sold in your block recently, not to what your neighbour is asking.

Leave a little room to negotiate, but only a little. Price too high and buyers never even see your listing.

Your strongest offers come in the first few weeks. Miss that window and you end up chasing the market down.

A well-priced flat sells. An ambitious one just becomes the comparable that helps the flat next door sell.

Full breakdown here:
https://propertynet.sg/pricing-hdb-flat-to-sell-2026-asking-price-strategy/

How to price your HDB flat to sell in 2026's balanced market: use transacted comparables, avoid the stale-listing trap, and set an asking price that clears.

04/09/2026

Your HDB may be worth more than you think. But that doesn't mean you should sell immediately.

A higher valuation gives you more options. But selling only makes sense when the next move improves your overall property position. The goal isn't simply to unlock cash. It's to make the next move strategically.

Thinking of upgrading? Let's review your numbers before you make a decision.

EdmundEeRealtor.com

03/09/2026

They heard the neighbour sold at $662,000. So they asked $700,000.

Three months later, the flat was still sitting there.

The neighbour's unit was higher floor and freshly renovated. Theirs was not.

Anything above HDB's valuation becomes cash-over-valuation (COV), and the buyer must pay it in pure cash. No CPF, no loan. Most buyers simply move on to the next flat.

HDB resale prices dipped again in Q2 2026. Two quarters down in a row. Buyers have choices now.

Price against what your own block actually sold for, not the best number you heard at the coffee shop.

Has a sale in your block ever surprised you?

03/09/2026

Your neighbour sold high last year. That does not mean your flat will.

HDB resale prices dipped again in Q2 2026. Two quarters down in a row. Prices are still near record highs, but buyers now have more choice.

Three things this changes for sellers.

Stop pricing off the town median. Two flats in the same town can differ by more than $100,000.

Build a small file of recent sales in your own block. Same flat type, same storey band. That is your real anchor.

Keep your ask close to likely valuation. Anything above it becomes cash-over-valuation (COV), and the buyer must pay that in pure cash. Push too hard and your buyer pool shrinks.

Price to sell well, not to win the block.

Full breakdown here:
https://propertynet.sg/hdb-seller-pricing-strategy-2026-beat-block-recent-transactions/

HDB RPI eased to 202.7 in Q2 2026. Here is how sellers set an asking price that beats the block's recent transactions without sitting unsold.

02/09/2026

Timing the Market vs Timing Your Life

Honest answer: nobody times the market consistently. Not agents, not analysts, not the news. 📊

So time your life instead. A growing family, a new school, a job change. When your life is ready and your numbers are ready, that's your timing.

The market rewards those who are ready, not those who wait perfectly.

02/09/2026

A new three-bedder looks smaller than an older one at the same price. You are not imagining it.

A 2023 rule change called GFA harmonisation stopped developers from counting aircon ledges, planter boxes and empty voids as space you pay for. Efficiency ratios that once sat near 100% now settle around 95%.

The floor you can actually furnish has not shrunk. Only the number on the price list did.

What this means for you:

Do not judge a new launch on headline psf. Compare total price and usable interior instead.

Most 2026 launches are already harmonised. The gap shows up when you compare one against an older resale unit, which keeps its original measurement and can look bigger on paper.

At the showflat, ask one question: are the aircon ledges strata area or common property?

Full breakdown here:
https://propertynet.sg/new-launch-condo-floor-area-efficiency-2026-gfa-harmonisation/

GFA harmonisation strips voids and aircon ledges from saleable area, so new launch efficiency ratios settled near 95%. Here is how to compare sizes and psf.

01/09/2026

✨ The Serra Residences Showflat Visit ✨

A great visit to experience The Serra Residences — a rare freehold opportunity in the heart of Novena, District 11.

🏡 Freehold | 133 units | 28-storey tower
✨ First new launch in this Novena pocket in 12 years
🚇 ~8 mins’ stroll to Novena MRT
🏥 Steps from Health City Novena
🎓 Within 1km of SJI Junior & Hong Wen Primary
🎾 Full-size tennis court + boutique facilities

With its freehold tenure, boutique scale and strong Novena healthcare & education catchment, The Serra Residences offers a compelling proposition for both own-stay and legacy buyers.

📍 7 Bassein Road, D11

01/09/2026

A young couple told me they had saved enough for their first condo.

Then we did the sums together.

On a $1.6 million unit, the down payment alone is $400,000. Only part of that can come from CPF. Some of it must be hard cash. Buyer's Stamp Duty (BSD) adds more on top.

Renovation comes after all that.

The good news for them: as first-time Singapore Citizens, they pay zero Additional Buyer's Stamp Duty (ABSD). That is the cheapest entry they will ever get into the private market.

They were not short of money. They were short of a plan.

Have you worked out how much of your down payment can come from CPF?