HDB Resale
Valuation, COV strategy, negotiation, timeline planning and paperwork, done with care.
Singapore property advisory · HDB · Private · New launches
Know the market.
Own the decision.
Practical, data backed advice across HDB resale, private condos, and new launches.
- Transactions closed
- 500+
- Combined years
- 20+
- Specialists on every case
- 2
No obligation. No pitch · just numbers.
Where you are
From HDB resale to portfolio planning.
The same data-backed approach at every step, whether it is a first upgrade or a third property.
Private Condo & New Launches
ABSD, decoupling, TDSR and financial planning, laid out before you commit.
New launches
We identify the developments with solid investment potential using data, insights, and proven selection approach.
Upgrade Planning
HDB to condo roadmaps with timing, financing, and CPF strategy.
Asset Progression
Strategic planning to grow a property portfolio through upgrading, restructuring, or reinvestment.
Home Valuation
Accurate, realistic valuations based on current data and on the ground insights.
The team
Two top specialists.
You get twice the perspectives, property strategy and the financing side. They have personally bought and sold 4 times themselves.
15 y experience
Serene
Property Strategist
Fifteen years in Singapore real estate across HDB resale, private condos, and new launches. Helping property owners plan with upgrade timing, execute strategic strategy, and negotiation.
+65 9792 6886
14 y experience
Mei
Financing & Strategy
Fourteen years in Singapore real estate with a banking background. Specialises in mortgage structures, CPF scenarios, TDSR planning, and the financial side of every move.
+65 9478 1313
See how a property decision becomes clear.
What follows is one representative Singapore case, worked the way Serene and Mei work every case. The numbers are live. The figures are sample data.
A sample case
A four room in Tampines, and one decision.
Runs on algorithmic precision
| Input | Value | Moves |
|---|---|---|
| Estimated value | S$720,000 | Proceeds · Budget |
| Outstanding loan | S$182,000 | Proceeds |
| CPF used, with accrued interest | S$196,000 | Cash at hand |
| Combined gross monthly income | S$14,500 | TDSR · Max loan |
| Existing monthly commitments | S$1,150 | TDSR headroom |
| Timeline | 9 to 12 months | Route · ABSD |
| Goal | One home, two children | Route |
Every answer here shows its working. Hold, tap, or focus and press Enter.
Position open.
TDSR
Total Debt Servicing Ratio, at the 4.0% stress rate
- Ceiling, 55% of income
- S$7,975
- Less commitments
- S$1,150
- Headroom
- S$6,825
Mortgage
Reducing balance, 3.5% p.a., 25 years
- Loan at 75% LTV
- S$1,087,500
- Down payment
- S$362,500
- Total interest
- S$545,800
Buyer's Stamp Duty
Residential tiers, 1% to 6%
ABSD
Additional Buyer's Stamp Duty, Singapore Citizen
- First property
- 0%
- Second property
- 20%
- Exposure if you buy first
- S$290,000
Route A
Sell first, then buy
- ABSD
- S$0
- Interim housing
- ~4 months
Recommended
Route B
Buy first, then sell
- ABSD upfront
- S$290,000
- Remissible
- within 6 months
Route C
Hold, buy the second
- ABSD
- S$290,000
- Remissible
- No
Ruled out on TDSR
Filed against this case
- Tampines 4-Room Flats Just Hit MOP. The Newer Ones Aren't Selling for More.HDB · 3 Jul 2026
- You Sold Your HDB for $775,000. That Is Not Your Condo Budget.Finance & Mortgage · 10 Jul 2026
- The Same $1.5M Buys 1,300 sqft in Woodlands or 890 sqft in PunggolArea Comparison · 5 Jul 2026
⚠ Based on a standard reducing-balance loan. Actual repayments depend on your bank's package, lock-in terms, and applicable fees. Confirm with your banker. Singapore real estate advisory · Information is general and not financial advice.
Position brief
CASE-SG-2026-114
Assembling
Where you stand
- Property
- 4-room HDB, Tampines, MOP reached
- Value
- S$720,000
- Cash at hand
- Returned to CPF
- S$196,000
What you can carry
- TDSR headroom
- S$6,825 / month
- Max loan
- Working budget
- S$1,450,000
- Monthly
What it costs to transact
- BSD
- ABSD
- Down payment
- S$362,500
The route
ABSD exposure of S$290,000 avoided. Interim housing of roughly four months accepted as the price of that. Route C is ruled out on TDSR.
Serene · property
List inside the MOP wave. Price to the quarter you are actually selling in, hold the valuation, and give the buyer a reason to move that is not COV.
Mei · financing
Secure in-principle approval before the listing goes live, at the stress rate rather than the headline rate. Budget from the TDSR ceiling downward.
Our services
Singapore property, with the numbers laid out.
From a first HDB resale to a multi-property review, we work the same way: understand your position, map the trade-offs, and execute together.
HDB Resale
We help owners understand the fair value, position the listing well, and navigate the resale process from valuation through completion.
Private Condo & New Launches
Buying private or considering a new launch involves moving parts. We walk through the financial and regulatory implications before you sign anything.
Upgrade Planning
Upgrading is a sequence of decisions, not one. We map the timing of sale and purchase, financing options, and CPF impact so the path is clear.
Asset Progression
For owners thinking beyond a single property. We look at what you hold, what it earns, and what a sensible next move looks like.
Home Valuation
We pull comparable transactions, factor in stack and condition, and give you a number you can act on, not a hopeful one.
Full Real Estate Advisory
An end to end relationship for clients who want one team across the whole journey: strategy, transaction, and what comes next.
Why work with us
Practical, data-backed advice. Not sales talk.
HDB, private, freehold, 99-year, new launch. We translate the complexity into decisions you can act on.
- Strategic Wealth PlanningProperty used to build, grow, and preserve wealth, with the retirement horizon in view.
- Personalised StrategyA roadmap built around your position, goals, and timeline. Not a template.
- Mortgage ClarityBank package comparison and term clarification, so financing is never the surprise.
- Portfolio OptimisationFor multi property owners: underperforming assets and financing structures, reviewed.
Achievements
Industry recognition, year after year.
Ranking and performance categories at ERA, the largest real estate agency in Singapore.
20+ Total awards
ERA Top Gun, 10 YearsSerene Long · APBC 2026 · ERA
ERA Top Gun, 10 YearsSung Mei Xuan · APBC 2026 · ERA
Amethyst Growth Achiever2026 · ERA
Top 30% Achievers of the Year2025 · ERA
Top 20% Achievers of the Year2025 · ERA
Top 30% Achievers of the Year2024 · ERA
Top 20% of the Year2023 · ERA
Top 600 Achievers, 575th2023 · ERA
Selected from a verified ledger of 24 recognitions across 2023 to 2026. Rankings are internal ERA cohort placements.
How we work
A clear path from conversation to decision.
No black box. Each step has a purpose and a deliverable.
-
01
Understand Your Position
A non obligation conversation about where you are today: property, financing, timeline, and goals.
-
02
Map The Strategy
A roadmap built around your numbers and timing: upgrade path, financing structure, and the trade offs of each option.
-
03
Execute Together
Negotiation, paperwork, and timeline coordination, with both consultants on the case rather than a single point of contact.
Property Insights
Market updates and guides.
Data-backed commentary on Singapore property — HDB, private, new launches, and the policies that move the market. From the Your Property Insider SG team.
New Launch · 18 Jul 2026
Lentor Gardens Residences: 54% Sold on Day One, and the Window That Is About to Close
More than half of Lentor Gardens sold on day one at ~$2,365 psf, on the cheapest land in the Lentor cycle. Here is what the take up and the next launch mean for buyers.
Finance & Mortgage · 10 Jul 2026
You Sold Your HDB for $775,000. That Is Not Your Condo Budget.
Selling a $775k HDB flat rarely means a $775k budget. After CPF refund and loan, here is your real war chest and what it buys in the 2026 condo market.
Area Comparison · 5 Jul 2026
The Same $1.5M Buys 1,300 sqft in Woodlands or 890 sqft in Punggol
Same $1.5M buys 1,300 sqft of condo in Woodlands but 890 sqft in Punggol. Median resale psf by district in 2026, and where your dollar stretches furthest.
HDB · 3 Jul 2026
Tampines 4-Room Flats Just Hit MOP. The Newer Ones Aren't Selling for More.
Tampines 4-room flats that just cleared MOP sell at about $766 psf, no higher than 2015 flats at $791 psf. What that means if you are deciding to sell or hold.
66 pieces across 9 categories: Market Update · HDB · Private Condo · New Launch · Investment · Finance & Mortgage · Policy & Regulations · Tips & Guides · Area Comparison
No obligation · No pitch
Ready to understand your property position?
Have a conversation about your numbers, your timing, and what a sensible next move actually looks like, for you.
Know the market. Own the decision.