Primary — Before You Get Emotionally Attached To A Unit Get Your Real Funds-Gap Number, Not The Advertised One Written bank quotes against your actual income, checked against downpayment, BSD, and legal costs at the loan size you'll genuinely be approved for. James runs this before you shortlist...
Hougang Central is GFA harmonised — the psf quoted is closer to liveable psf than older D19 developments. But mixed development structural columns create unit efficiency issues most buyers never check. What to look for.
Record BTO supply. The 15-month wait-out gone. En bloc thresholds cut. And land bids still climbed 57% in 12 months. James breaks down why both are true at once — and what buyers, owners, landlords and tenants should each do about it.
All three are GFA-harmonised, so the real floor plan question isn't hidden space — it's unit mix and choice. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences.
At $1,179 psf/ppr, the Hougang Central GLS land cost sets a breakeven of ~$2,171 psf. Buyers at ~$3,126 psf have roughly 30% downside buffer before the developer's floor. What that means if you need to exit.
Land cost is the number a developer can't spin. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences on price floor, and which fits which buyer.
JadeScape's Defects Liability Period closed years ago. At 1,206 units and 96 facilities with an 8-year-old smart home system, here's what the MCST actually carries now.
