Better property decisions for life’s turning points.
In 48 hours, your Property Decision Review shows you:
Looking at a new launch? See Launch Watch ↓
No calls unless you ask. If the numbers say don’t buy, I’ll tell you.
James Ong
I help Singapore homebuyers and homeowners understand what they're really buying into through data-driven analysis of pricing, ownership costs and long-term exit potential.
Licensed property consultant, PropNex. CEA Reg No. R008385F. About meThe review comes first. The rest is there when you need it.
One contact for the whole move: banker, lawyer, home inspector, designer and contractors.
“James helped me rent out my condo and even secured an office space for my business. He listens, understands what you need, and always follows through. I would not hesitate to recommend him.”
“James was really helpful in guiding me through the nuances of my first property viewings and was very enthusiastic and showed great initiative in looking for new places and keeping me updated on the status of my interested units. Although I decided not to go ahead with a purchase in the end the experience was invaluable and really appreciated his guidance.”
“James was pivotal in our journey to owning our first condominium. When we were at a crossroads and uncertain about such a significant commitment, he brought clarity to the process, walking us through every consideration with patience and expertise until the path forward became unmistakably clear. We could not have made this decision with such confidence without him.”
Example: use $500K of CPF in 2000, and about $925K goes back into your CPF account when you sell, not into your pocket. Most sellers don’t count it.
Tell me what you’re deciding. I’ll get back to you within 48 hours.
No calls unless you ask. Your number isn’t passed on.
Every launch I track, including the ones I’d skip, for buyers weighing a specific project. Land cost, likely psf, rent and who buys from you later.
Everyone is at the showflat this weekend. Know which stacks to skip before you book.
1,268 homes on Upper Thomson
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Right beside the MRT. The question is whether you’re paying for it twice.
1,056 homes beside Lorong Chuan MRT
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A 999-year lease in River Valley is rare. Rare isn’t the same as worth it.
About 407 homes, 999-year lease, River Valley
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Early into a new estate means a lower price, and a longer wait for everything around you.
Chencharu Close, District 27
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The MRT is at your lobby. The real question is how much of it is already in the price.
Hougang Central, full 7-part review
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The highest land price in Lentor. Someone pays for that. Make sure it isn’t you.
About 553 homes, 3 towers, GuocoLand, Intrepid and TID. About 400m to Lentor MRT, beside Lentor Modern
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Norwood Grand across the road sells at about $2,068 psf. This is the same corner at EC prices.
430 homes, Woodlands Drive 17
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One of the last ECs on the 5-year rules. The next one locks you in for 10.
302 homes, Senja Close, near Jelapang LRT
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Keeps the 5-year MOP. Canberra Drive, the next EC, won’t.
About 265 homes, Sembawang Road
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Cheaper isn’t the same as better. Check the rules before you check the price.
Compare the three ECs against a private condo
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Two-thirds sold. The units left are where the pricing gets interesting.
366 homes, District 1, from $1.307M
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72% sold. Late buyers get either the bargain or the leftovers. Know which one you’re looking at.
937 homes, Marina South, Kingsford. Sales figure as of 4 Oct 2026
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Previewed from $2,750 psf beside the Golden Mile. You’re paying for the water, so check which units actually see it.
188 homes, District 7. Preview prices from Feb 2025
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84% gone on launch weekend. What’s left, and is it the stack you actually want?
706 homes in two 62-storey towers, Kim Seng Road, District 3. Direct access to Havelock MRT
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The first new home at Turf City. First in can mean first to gain, or first to wait.
First private launch at Bukit Timah Turf City
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No 1- or 2-bedders. Built for families who stay, not investors who flip.
212 homes at Holland Link, District 10. 3 to 5-bedroom only
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The neighbours have already set the price you’re up against.
Kingsford, Lentor corridor
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Own here? Thomson Reserve next door just changed your resale maths.
Established condo, Upper Thomson corridor
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The brochure rent and the rent you actually get are not the same number.
What a river-facing rental really costs
Message James on WhatsAppRead the full analysis →Rental income is for a stable second income, not your main income.
Already launched, still selling. The remaining units are where a plan can still save you money.
See every launch I track → By area: Thomson corridor · River Valley and city condos
How I compare projects
Every shortlisted project is checked from the base up. A project that fails a lower level does not move up, however good its upside looks.
Will it hold its value?
Entry price against comparables, rental demand, and who buys it from you later.
Does the unit fit?
Unit type and layout, usable space, stack and facing, own stay or rent.
Does the location fit my life?
Schools, MRT, near family, and your one deal-breaker.
Does the timing work?
Sell first or keep, how soon you need to move, launch and booking dates, and when your IPA runs out.
Can I afford it, comfortably?
Budget and loan eligibility (IPA, TDSR), cash and CPF, stamp duty for your residency and whose name the current home is in.
Thomson Reserve sold 1,143 of its 1,268 homes over its launch weekend at an average of about $2,900 psf. The three- and four-bedrooms are gone. What is left is mostly two-bedrooms, the project's largest unit group. Who they suit, and what to check first.
One Chuan Grove has 1,056 homes, Sembawang Road EC about 265. Across 12,879 resale transactions, size barely moved the average gain. Where it does matter: unit type, your maintenance bill and who you sell against.
One sits on an established Circle Line corridor, one in a new Yishun estate and one over Hougang MRT. Land costs run from $980 to $1,376 psf ppr. What each launch is really asking you to pay for.