PropertyNet.SG

ST 16/8/2026 - Home purchases can stall if buyers get dragged into legal minefields

ST 16/8/2026 - Buyer of $5m house dragged into seller's family court dispute

🏡⏳ Your HDB has been listed for weeks, but nobody is biting? In a more balanced 2026 resale market, simply putting a flat on the market is no longer enough. HDB resale prices have declined for two consecutive quarters, while the number of flats reaching MOP in 2026 has increased significantly. Buyers have more choices, which means sellers need to be more disciplined about pricing and positioning. If your listing is not moving, look at these 7 areas: 1️⃣ Asking price Are you anchored to past transactions instead of today's comparable sales? 2️⃣ Valuation gap Does the asking price create a large financing or cash hurdle for buyers? 3️⃣ Property presentation Would a buyer immediately see the value when they walk in? 4️⃣ Listing photos Are your photos creating enough interest to generate viewings? 5️⃣ Marketing reach Are you reaching enough qualified buyers? 6️⃣ Unit positioning Are you clearly communicating what makes your flat better than competing listings? 7️⃣ Adjustment speed If the market gives you feedback, are you reacting quickly enough? With more resale supply entering the market, buyers have greater choice and negotiating power. 🔗 https://propertynet.sg/hdb-resale-listing-stalled-7-reasons-not-selling-fix-pricing-2026/ 📌 A listing that doesn't move isn't always a property problem. Sometimes, it's a pricing, positioning or execution problem. The earlier you identify the issue, the easier it is to fix.

🏡🌿 What does landed living look like without giving up condo-style facilities? Belgravia Ace is a rare freehold strata-landed development in District 28, comprising just 107 homes on a spacious 290,520 sq ft site. Developed by Tong Eng Group, it offers 104 semi-detached houses and 3 terrace houses. Why buyers are taking notice: 🌿 Freehold landed ownership 🏡 Spacious 5-bedroom + study layouts 🚗 Private car porch for every home 🛗 Private home lift from basement to roof 🏊 Condo-style facilities including pools, gym, playground and landscaped gardens 📍 Quiet landed enclave off Ang Mo Kio Avenue 5 📈 Rare combination of landed living, freehold tenure and shared facilities Belgravia Ace is also the final development in Tong Eng Group's Belgravia collection, making it particularly interesting for buyers looking for a limited-supply landed product rather than a conventional condominium. 🔗 https://propertynet.sg/new-launch-condos/belgravia-ace/ 📌 When land is scarce, the combination of freehold tenure, generous space and landed living becomes increasingly difficult to replicate.

ST 15/8/2026 - More green spaces to be retained in Gillman Barracks, Maju Forest: Alvin Tan

🌿🏡 A rare new launch opportunity in Lorong Chuan. Chuan Park is a 916-unit condominium in District 19, sitting right beside Lorong Chuan MRT and marking the first new private residential launch in the area in more than a decade. Why buyers are taking notice: 🚇 Doorstep access to Lorong Chuan MRT on the Circle Line 🏡 Spacious 2- to 5-bedroom options 🌳 Large site of about 400,000 sq ft with extensive facilities 🏫 Several established schools within the 1km radius 🛍️ Close to Serangoon, NEX and other lifestyle amenities 📈 Located within a mature private residential enclave with strong upgrader appeal The development is also already well absorbed, with more than 90% of units sold, highlighting the level of demand for a new project with this combination of MRT access, scale and location. 🔗 https://propertynet.sg/new-launch-condos/chuan-park/ 📌 In a mature estate, the opportunity isn't just about buying something new. It's about getting new supply in a location where buyers already understand the value.

🏡💰 What happens when your HDB selling price is lower than your CPF refund? This is something many homeowners misunderstand. If your HDB is sold at market value, but the selling price is not enough to cover both the outstanding housing loan and the CPF amount that needs to be refunded, you generally do not have to top up the CPF shortfall in cash. The CPF refund is limited to the remaining sale proceeds after repaying the outstanding loan. For example, a homeowner may see: 💵 Selling price 🏦 Less outstanding housing loan 📋 CPF refund required 💰 Remaining cash proceeds If the CPF refund exceeds what is available after repaying the loan, the shortfall isn't automatically a cash debt to CPF, provided the property was sold at market value. This is why understanding your actual sale proceeds before listing your HDB is so important. Before selling, check: 📊 Current market value 🏦 Outstanding loan 💵 CPF principal + accrued interest 💰 Estimated cash proceeds 🏡 How much you can actually use for your next property 🔗 https://propertynet.sg/hdb-negative-sale-cpf-refund-exceeds-selling-price-2026/ 📌 A lower sale price doesn't automatically mean you need to write a cheque to CPF. But knowing the numbers before you sell can make a huge difference to your next property decision.

🏡⏳ Bought your next home before selling your existing property? For some married couples, ABSD remission can make a huge difference, but the timeline is strict. If an eligible Singaporean married couple jointly purchases a second residential property, they may qualify for an ABSD refund if they sell their first property within 6 months of purchasing the second property, subject to IRAS' conditions. IRAS specifically states that extensions to the 6-month sale timeline will not be granted. A recent Tampines upgrader case highlights why the timeline matters. The key planning points are: 📅 Know your exact ABSD remission deadline 🏡 Start marketing the existing property early 💰 Understand your potential ABSD exposure before buying 📊 Price the first property realistically to secure a buyer ⏱️ Allow enough time for negotiation and completion For an upgrader, the goal isn't simply to buy the next property quickly. It's to coordinate the sale, purchase, financing and ABSD timeline properly. 🔗 https://propertynet.sg/tampines-upgrader-couple-absd-remission-deadline-close-call-2026/ 📌 ABSD remission is valuable, but the deadline is not flexible. If you're relying on the refund, your sale strategy should start before you buy.

🏢📈 Looking for commercial property outside the CBD? Woods Square sits at the heart of Woodlands Regional Centre, offering strata-titled office space alongside retail, F&B and childcare facilities. It is also just a short sheltered walk from Woodlands MRT Interchange and Causeway Point. Why commercial buyers are taking notice: 🚇 5-minute covered walk to Woodlands MRT 🏢 Strata office ownership from around 549 sqft 🛍️ Integrated with retail, F&B and childcare 🇲🇾 Strong connectivity towards Malaysia and the future RTS Link 🏙️ Positioned within Woodlands Regional Centre's long-term transformation 📈 Increasing business and employment activity expected in Singapore's Northern Gateway The bigger story is the location. Woodlands Regional Centre is being developed as Singapore's Northern Gateway, with more than 100 hectares of land planned for business, industry, research and lifestyle uses. 🔗 https://propertynet.sg/commercial-benchmark/woods-square/ 📌 Commercial property isn't just about rental yield today. The surrounding business ecosystem, connectivity and future growth of the precinct can be equally important.

ST 14/8/2026 - CDL's first-half profit triples to $300m on strong residential property performance

ST 14/8/2026 - Orchid garden along Orchard Road a welcome, long-overdue initiative

ST 14/8/2026 - Two-thirds of properties in Sentosa Cove resold at a loss in last 3 years

ST 14/8/2026 - New rules for property agents likely to weed out inactive ones

BT 14/8/2026 - Centurion’s growth story stays anchored in Singapore with Kranji Close win

BT 14/8/2026 - Orchard Boulevard, Marina Gardens Lane GLS sites up for sale

BT 14/8/2026 - CapitaLand Investment to restructure portfolio, recycle up to S$9b

BT 14/8/2026 - CDL reports trebling of earnings on quicker sales, profit recognition of Singapore projects

🏡⏳ Own a 40-year-old HDB flat? Should you sell now or hold on? As an HDB flat gets older, the remaining lease becomes an increasingly important part of the property's resale story. That doesn't mean every 40-year-old flat needs to be sold immediately. Location, remaining lease, flat type, buyer demand and your own financial plans all matter. HDB also provides current and historical resale data by town and flat type, which makes it possible to assess your flat against actual market transactions. Before deciding whether to sell, consider: 📉 How the remaining lease may affect future buyer demand 📊 Recent transactions for similar flats in your town 💰 Your CPF refund and outstanding housing loan 🏡 Whether you're upgrading, right-sizing or staying put 📅 How much time you realistically have before your next move For older flats, timing isn't simply about trying to sell at the highest possible price. It's about balancing today's market value against the future resale pool and your own property objectives. 🔗 https://propertynet.sg/when-to-sell-40-year-old-hdb-flat-lease-decay-timing-2026/ 📌 A 40-year-old HDB flat isn't automatically a bad asset. But the older the flat gets, the more important it becomes to have a clear exit strategy rather than simply assuming prices will continue rising.

💰🏡 Selling your HDB? The number that matters may not be your selling price. Many homeowners are surprised when they see how much of their sale proceeds goes back into CPF. When you sell, the proceeds are generally used to clear the outstanding housing loan first, followed by the required CPF refund, including the CPF principal used and accrued interest. Only after these deductions do you see what is actually available as cash. And the longer you have used CPF for your property, the larger the accrued interest component can become. For example, a $200,000 CPF withdrawal over roughly 12 years at 2.5% accrued interest could result in a refund of around $263,000. That's about $63,000 more than the original CPF amount used. Before selling, check: 💵 Your current CPF housing refund 🏦 Outstanding housing loan 📊 Estimated net cash proceeds 🏡 How much CPF can be reused for your next property 📅 Whether the proceeds are sufficient for your next move You can check your estimated CPF refund through the CPF Home Ownership Dashboard before making a decision. 🔗 https://propertynet.sg/cpf-accrued-interest-shock-hdb-sale-proceeds-2026/ 📌 Your HDB may have appreciated significantly, but the important question is: how much of that value actually becomes usable cash for your next move?