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| 02 September | 0 | |||
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Channel Posts
π‘π Should you price your HDB based on the latest transaction in your block? Not always.
One of the biggest mistakes sellers make is seeing a recent high sale nearby and assuming:
"If that unit sold for this price, mine should be worth the same or more."
But the details matter.
A recent transaction could involve a:
π Much higher floor
πΏ Better facing or unblocked view
π Larger or rarer layout
π More renovated unit
β³ Different remaining lease
π Better stack within the same development
In a more balanced 2026 resale market, buyers are also comparing more options. HDB resale prices fell for two consecutive quarters in Q1 and Q2 2026, while a larger number of flats reaching MOP has given buyers more choices.
So instead of asking:
"What's the highest price in my block?"
I think the better question is:
"What have the most similar units actually sold for recently?"
A good pricing strategy should look at:
π Recent like-for-like transactions
π‘ Floor, facing and condition
π Flat type and size
β³ Remaining lease
π Competing listings currently available
π° The buyer's likely financing and valuation position
Sometimes, pricing slightly below the block record can actually attract stronger early interest and create better competition among buyers.
π https://propertynet.sg/hdb-seller-pricing-strategy-2026-beat-block-recent-transactions/
π Your HDB should not be priced based on the highest number you can find.
It should be priced based on where a real buyer sees the value compared with the other options available today.
| 2 | π‘π Grand Dunman was one of the projects that helped reset pricing expectations in District 15. Three years later, the story has changed.
When it launched in July 2023, Grand Dunman sold 550 units in its opening weekend at an average of around $2,500 psf.
As at 1 September 2026, 935 of its 1,008 homes, or 92%, had been sold. What remains is no longer the usual middle-market selection.
The remaining units are mainly at two very different ends:
π‘ 1-bedroom and 1-bedroom + study units
π° Larger 5-bedroom Grand homes and penthouses with private lifts
Why Grand Dunman continues to stand out:
π Around 2 minutes' walk to Dakota MRT
π One stop to Paya Lebar and its commercial hub
π³ Geylang River and park connector at the doorstep
π More than 40 facilities across a large 1,008-unit development
π Close to Old Airport Road Food Centre
π City-fringe location in District 15
The interesting part today is the value comparison.
Some of the remaining smaller units are priced from below the project's original launch average, while the larger private-lift homes offer a different proposition for buyers looking for space in the East.
But the scale of the development is also something buyers need to consider.
With 1,008 units, Grand Dunman offers extensive facilities and a large community, but there will also eventually be more units competing in the resale market.
π https://propertynet.sg/new-launch-condos/grand-dunman/
π The question is no longer whether Grand Dunman is a good project. The market has already answered that with 92% sold.
The more important question now is whether the specific remaining unit you're looking at still offers better value than the alternatives available today. | 47 |
| 3 | ππ‘ Freehold, seafront and District 15. Meyer Blue is playing in a very different segment of Singapore's property market.
Located along Meyer Road, Meyer Blue is a 226-unit freehold development by the UOL and Singapore Land Group joint venture. As at 1 September 2026, 178 units, or 79% of the project, had been sold at an average of about $3,260 psf.
What makes the project stand out?
π Selected units with sea views
π‘ Rare freehold tenure along Meyer Road
π Near Katong Park MRT on the Thomson-East Coast Line
π³ East Coast Park just across the road
π A 40m lap pool and extensive lifestyle facilities
π Private lifts for the larger 4- and 5-bedroom formats
π Located in an established District 15 enclave
The remaining units also tell an interesting story.
The more accessible 2-bedroom units and penthouses have already been fully taken up, while the remaining selection is largely focused on larger, private-lift homes. That makes Meyer Blue increasingly relevant for buyers looking for space, privacy and a long-term East Coast address.
But at this price level, the question isn't simply whether Meyer Blue is a good project.
It's whether the premium for freehold tenure, seafront living, location and scarcity makes sense compared with other luxury and resale options.
π https://propertynet.sg/new-launch-condos/meyer-blue/
π For some buyers, Meyer Blue is about buying a new condo. For others, it's about owning something that is becoming increasingly difficult to recreate: a new freehold home on Singapore's seafront. | 46 |
| 4 |  BT 2/9/2026 - Leverage is like fire. Use it to your advantage, but beware the burn | 61 |
| 5 |  BT 2/9/2026 - UOLβs Marina Square mall to close after March 2027 for major revamp | 57 |
| 6 |  BT 2/9/2026 - Frasers Property acquires Cuppage Terrace in Orchard Road area for S$175m | 47 |
| 7 |  BT 2/9/2026 - Singapore companies face worsening payment delays, survey finds | 42 |
| 8 |  No text... | 40 |
| 9 |  BT 2/9/2026 - UOL, CapitaLandβs bullish bid
for New Upper Changi residential site blows past expectations | 40 |
| 10 |  ST 2/9/2026 - Live Nation to open 3,000-capacity entertainment venue in Orchard Road | 40 |
| 11 |  ST 2/9/2026 - Frasers Property buys Cuppage Terrace for $175m | 40 |
| 12 |  ST 2/9/2026 - Satay by the Bay closing from Oct 1 to make way for wetlands attraction | 40 |
| 13 |  ST 2/9/2026 - Tenants mull over future plans after sudden news of closure | 51 |
| 14 |  ST 2/9/2026 - Redeveloped Marina Square to include new hotel, offices, residences | 52 |
| 15 | π‘ποΈ A mega residential site near Bedok MRT is about to shape the East's next wave of new launches.
The New Upper Changi Road GLS site can potentially yield around 1,010 private homes, making it one of the larger residential sites in Singapore's 2026 Government Land Sales programme.
Why does this matter?
π Located near an established Bedok town
π Close to existing MRT connectivity and amenities
π‘ Around 1,010 potential homes means significant future supply
π A large project can offer buyers more unit choices and facilities
ποΈ The eventual land price will provide an important benchmark for future launches in the area
For buyers, this is also a reminder that the property market is not just about what is available today.
The GLS sites awarded now will become the new launches competing for buyers' attention over the next few years.
And with more supply entering the pipeline, future buyers may have more options to compare before making a decision.
π https://propertynet.sg/new-upper-changi-road-gls-tender-bedok-mega-site-1010-homes-2026/
π The most important number may not be the eventual selling price of the future project.
It could be the land price developers are willing to pay today, because that gives us an early indication of how they see the potential of the location and the market ahead. | 75 |
| 16 | π‘π Why do some new launch condos in 2026 look smaller, but come with a higher PSF?
The answer could be GFA harmonisation.
Since the revised floor area definitions took effect, floor areas are measured more consistently across agencies. One key change is that voids are excluded from strata area, which means buyers are less likely to be paying for empty vertical space within a unit.
That can result in:
π Smaller quoted unit sizes
π Higher headline PSF
π‘ More meaningful comparison of actual usable space
This is why comparing a newer launch against an older resale condo based purely on PSF can be misleading.
An older 1,000 sqft unit and a newer 900 sqft unit may not necessarily offer the same amount of practical living space.
So when comparing properties, I would look beyond the headline numbers:
π How efficient is the layout?
ποΈ How much space is genuinely usable?
πͺ Is there too much corridor or awkward space?
ποΈ Are the bedrooms practical?
π° What is the total purchase quantum?
π What are you actually paying for the liveable space?
π https://propertynet.sg/new-launch-condo-floor-area-efficiency-2026-gfa-harmonisation/
π The biggest unit isn't always the best value.
Sometimes, the smarter question is not "How many square feet am I buying?"
It's "How well can I actually use those square feet?" | 65 |
| 17 | π‘π Mortgage rates may be falling, but that doesn't necessarily mean you can borrow more.
This is something many property buyers misunderstand.
You might see a home loan package at 1.5% or 2% and assume your maximum loan amount will increase.
But banks don't assess your loan eligibility based only on today's promotional interest rate.
For residential property loans, the TDSR assessment is generally stress-tested at a minimum interest rate of 4% p.a. or the applicable thereafter rate, whichever is higher. The TDSR cap also remains at 55% of gross monthly income.
So even if your actual monthly instalment is lower today, your maximum loan quantum may remain largely unchanged.
Think of it this way:
π Lower actual rates = Lower monthly repayment and better cash flow
π 4% stress test = Your loan eligibility is still assessed conservatively
π¦ TDSR at 55% = Your total debt obligations still affect how much you can borrow
π° LTV limits = Your property value can also cap your maximum loan
The good news?
Lower interest rates can still make a meaningful difference to your monthly cash flow after you purchase.
But they are not a licence to increase your property budget based purely on what today's mortgage rate looks like.
π https://propertynet.sg/mortgage-stress-test-2026-why-low-rates-dont-raise-loan-limit/
π Don't just ask, "How low is the interest rate?"
Ask:
"Can I still comfortably afford this property if the interest rate goes back up?"
That's a much better stress test for your next property decision. | 60 |
| 18 |  BT 1/9/26 - Land betterment charges to rise by 3.4% on average for non-landed residential, 3.5% for landed residential uses | 64 |
| 19 |  BT 1/9/26 - Gilstead Court takes fourth stab at en bloc sale with S$198m reserve price | 67 |
| 20 |  BT 1/9/26 - Developing Gillman Barracks and Sunset Way: Donβt mourn losing some green spaces | 62 |
