The Singapore property market, explained.
Long-form commentary, case studies, calculators, and honest advice from a licensed agent who walks every site.
You don't need to be buying to find this useful.
A 99-year lease loses roughly half its value by year 65 -- most owners don't realise until they try to sell.
Why this happens GLS & Land SalesThe "breakeven PSF" a developer shows you isn't the real breakeven. Here's the gap, and why it exists.
See the real number HDB MattersTwo HDB blocks, same street, $80k apart at resale. The difference usually isn't the flat.
What actually moves it743 sqft freehold from $1.94M. Six of them, in a block of fifty-nine.
Commentary & Analysis
What's actually moving the Singapore market this week.
SORA Weekly, Week 41 2026: 3M Compounded SORA at 1.23%
3M compounded SORA at 1.23% this week (+0bp WoW). Bank rates we're tracking, Fed/US 10Y context, and Ron's read on fi...
Bedok's First $1.54M HDB Flat: What Bedok South Horizon's Record Tells Every East-Side Upgrader
Bedok's first HDB above $1.5M just sold at Bedok South Horizon — $1,266 psf, 60% of resales now above $1M, and Bedok ...
Sherman Kwek maps out CDL's next three years: $5 bil to invest, $6 bil to divest
CDL commits $3 billion to Singapore GLS under its GET+ strategy while divesting $6B+ globally. Sherman Kwek's three-y...
Private home prices up 1.4% in 3Q2026 — but new-home sales just hit their worst Q3 since 1998
URA flash estimates show private home prices rose 1.4% in 3Q2026 — the fastest gain in nearly two years. But new-home...
SORA Weekly, Week 40 2026: 3M Compounded SORA at 1.23%
3M compounded SORA at 1.23% this week (+0bp WoW). Bank rates we're tracking, Fed/US 10Y context, and Ron's read on fi...
Lucerne Grand: 61.4% sold at launch for $2,480 psf average — what the D22 absorption rate actually tells you
Lucerne Grand sold 61.4% of 570 units on launch day at a $2,480 psf average. I break down what that absorption rate a...
Everything we know about the Singapore market, organised.
Not today's news -- the deep stuff. Come back when you actually need it.
Here's the full library -- no pressure, bookmark what's useful. Pick "Buying" or "Selling" above and we'll point you at what matters most.
HDB Matters
Resale rules, eligibility, grants, lease decay -- the full mechanics of buying and selling HDB.
Explore → GuideNew Launch 101
How launches are priced, absorption rates, what "sold 60%" actually tells you.
Explore → GuidePrivate Resale
Reading comps properly, what moves PSF street by street, when a price is fair.
Explore → GuideGLS & Land Sales
How a land bid becomes tomorrow's launch price -- the breakeven math developers don't show you.
Explore → ToolLease Decay
What your lease is actually worth at every year, and when the CPF usage rules bite.
Explore → ToolsCalculators
Stamp duty, CPF, mortgages, grants -- run your own numbers, no sign-up.
Explore →Private — by Region
| Region | PSF |
|---|---|
| CCR — Core Central | $2,672+19.8% QoQ |
| RCR — Rest of Central | $2,168-4.5% QoQ |
| OCR — Outside Central | $1,654-10.9% QoQ |
HDB — by Region
| Region | PSF |
|---|---|
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Run the numbers yourself.
Singapore-specific calculators built for buyers, sellers, and upgraders.