Branded residences are booming in Southeast Asia — but how do Singapore and Kuala Lumpur stack up in terms of capital growth, rental yield and lifestyle?
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By Khalil Adis

From the Four Seasons to Banyan Tree, branded residences have become a hallmark of ultra-luxury living in Southeast Asia.

Positioned at the top of the property ladder, they offer discerning investors more than just a prestigious address — they promise elevated service, strong capital appreciation, and exclusive lifestyle privileges.

As someone who has lived and worked in both the Singapore and Malaysian property markets, I have had a front-row seat to this evolving landscape.

In this piece, we will compare two major cities and their standout branded residences:
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• The Ritz-Carlton Residences in Singapore vs. Kuala Lumpur (KL)
• St. Regis Residences in Singapore vs. Kuala Lumpur

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Capital appreciation
Let's begin with what most investors want to know first: capital growth.

Here's how branded residences have performed in each market.

The Ritz-Carlton Residences Singapore

I recall writing about The Ritz-Carlton Residences Singapore when it was first launched sometime in 2012.

According to data from the Urban Redevelopment Authority (URA), nine units were transacted at an average price of $3,968 per sq ft in 2021.

Meanwhile, two units were transacted at an average price of $5,397 per sq ft in 2024.

This represents a capital appreciation of 36.01 per cent in three years.

In terms of sales, data from Propnex Investment Suite showed that since 2015, there were 38 transactions at an average quantum price of $11,305,264 or $3,664 per sq ft.

The Ritz-Carlton Residences Kuala Lumpur

Over in Malaysia, four units of The Ritz-Carlton Residences Kuala Lumpur were transacted at an average price of RM2,905.41 per sq ft in 2023, according to data from Brickz.

Meanwhile, eight units were transacted at an average price of RM3,023.64 per sq ft in 2024.

This represents a capital appreciation of 4.07 per cent in one year.

In terms of sales, data from Brickz showed that since 2013, there were 13 transactions at an average quantum price of RM3,911,940 or RM2,360 per sq ft,

The St Regis Residences Singapore

According to data from the URA, 15 units were transacted at an average price of $2,490.20 per sq ft in 2021.

Meanwhile, 14 units were transacted at an average price of $2,476.92 per sq ft in 2024.

This represents a capital appreciation of 0.53 per cent in 3 years.

In terms of sales, data from Propnex Investment Suite showed that since 2015, there were 83 transactions at an average quantum price of $6,609,373 or $2,405 per sq ft.

The St Regis The Residences @ KL Sentral ​

According to data from Brickz, four units were transacted at an average price of RM2,269.50 per sq ft in 2023.

Meanwhile, one unit was transacted at an average price of RM2,074 per sq ft in 2024.

This represents a capital depreciation of 8.61 per cent in 1 year.

Profitability

Profitability data gives us deeper insight beyond surface prices.

Here's how each development has fared in resale gains (where available):

The Ritz-Carlton Residences Singapore

Data from Propnex Investment Suite showed that since 2015, there have been three profitable transactions at an average price of $3,873,333 or $1,267 per sq ft.

There were five unprofitable transactions at an average price of -$2,846,020 or - $967 per sq ft.

On the overall, 37.5 per cent of the units had made a profit.

In terms of distribution, three 4-bedroom units (37.5 per cent) made a profit while three 3-bedroom units (37.5 per cent) and two 4-bedroom units (25 per cent) were unprofitable.

The Ritz-Carlton Residences Kuala Lumpur

Unfortunately, data on profitability is not available in Malaysia.

The St Regis Residences Singapore

Data from Propnex Investment Suite showed that since 2006, there were 29 profitable transactions at an average price of $673,302 or $1,267 per sq ft.

There were 47 unprofitable transactions at an average price of -$1,011,200 or - $414 per sq ft.

On the overall, 52.94 per cent of the units had made a profit.

In terms of distribution, 23 4-bedroom units (30.26 per cent) and six 3-bedroom units (7.89 per cent) made a profit while 33 4-bedroom units (43.42 per cent)  and 14 3-bedroom units (18.42 per cent) were unprofitable.

The St Regis The Residences @ KL Sentral
Unfortunately, data on profitability is not available in Malaysia.

​Rental yields
Beyond capital gains, rental income is a key factor—especially for investors eyeing passive income.

The Ritz-Carlton Residences Singapore
​Average rental

Data from the URA showed that there were 9 rental contracts in 2024 with an average monthly rental of $21,777.78.

Additionally, data from Propnex Investment Suite showed that there were 13 rental contracts in the past two years at average monthly rental of $22,692.

Yield

With an average purchase price of $16,500,000 in 2024, this translates to a gross rental yield of 1.65 per cent.

Unit types with the highest returns

The Ritz-Carlton Residences Kuala Lumpur
Average rental
There were six listings with an average asking price of RM12,783.17 per month on iproperty.com.my.

Yield
With an average purchase price of RM5,837,500 in 2024, this translates to a gross rental yield of 2.63 per cent.

Data from the URA showed that there were 39 rental contracts in 2024 with an average monthly rental of $16,085.

Additionally, data from Propnex Investment Suite showed that there 92 rental contracts in the past 2 years at average monthly rental of $15,424.

Yield
With an average purchase price of $6,082,571 in 2024, this translates to a gross rental yield of 3.17 per cent.

Unit types with the highest returns

The St Regis The Residences @ KL Sentral
Average rental
Over in Kuala Lumpur, there were six listings with an average asking price of RM12,783.17 per month on iproperty.com.my.

Yield
With an average purchase price of RM3,712,500 in 2024, this translates to a gross rental yield of 2.63 per cent.

Investment & tax considerations
​Property tax structures and buying regulations vary greatly between the two countries—knowing this upfront can save you thousands.

More on BSD & ABSD: BSD ABSD
Malaysia RPGT Guide: RPGT Rates – LHDN

How do they fare during a recession?

How do luxury properties perform when the market turns?

During the global financial crisis, both cities were impacted — but the pace of recovery was different.

Generally, the high-end property segment tends to be especially volatile during a recession and will be the first to be affected.

This is because they are mostly dominated by foreign investors.

For example, during the global financial crisis in 2008, prices of resale prime properties in Singapore and Kuala Lumpur plunged by around 30 per cent.

I know this as I was reporting on the ground shuttling between Singapore and Kuala Lumpur.

Singapore

Data from URA concurred with this.

It showed that from the second quarter of 2008 (131.2) to the first quarter of 2009 (100), the Private Property Index (PPI) for non-landed properties in the Core Central Region (CCR) declined by 31.2 points.

The quarterly percentage change in the PPI also reflected this decline, falling from -0.1 per cent in the second quarter of 2008 to -16.2 per cent in the first quarter of 2009—a drop of 16.1 percentage points.

However, the market soon rebounded.

The PPI increased by 22.4 points from the second quarter of 2009 (94.8) to the fourth quarter of 2009 (117.2).

During the same period, the quarterly percentage change surged from -16.2 per cent in the first quarter of 2009 to +15.2 per cent in the third quarter of 2009—an upswing of 31.4 percentage points.

When compared to the first quarter of 2009 (94.8), the PPI for non-landed properties in the CCR surged by 60 points to reach 154.8 in the fourth quarter of 2024.

On the overall, non-landed properties in the Outside Central Region (OCR), performed the best followed by those in the Rest of Central Region (RCR) and CCR.

This is because the OCR is generally dominated by HDB upgraders comprising Singaporeans and permanent residents making the market more resilient.

They are also the most affordable.

Meanwhile, non-landed properties in the RCR and CCR are generally favoured by foreign investors and wealthy locals due to their high quantum prices.

Kuala Lumpur

Luxury condominiums in Kuala Lumpur saw their average prices in the secondary market fall by 29 per cent from its highest of RM898 per sq ft in the second quarter of 2008 to its lowest of RM697 per sq ft in the second quarter of 2009, data from Rahim & Co showed.

This is due to an oversupply and a general lack of interest by investors and purchasers.

The market only saw a recovery in the third quarter of 2009 (between RM700 to RM750 per sq ft) before rebounding strongly in the first quarter of 2010 (between RM800 to RM850 per sq ft).

Still, their resale price per sq ft has not recovered as of the fourth quarter of 2012.

When looking at the overall house index in Kuala Lumpur across all residential properties, the index was at 500 points in 2010 and surged to 969.5 points in 2024, data from the National Property and Information Centre (NAPIC) showed.

Historically, Singapore’s luxury market tends to recover faster, likely due to stronger fundamentals and global investor trust.

Lifestyle appeal

Culturally, Singapore and Kuala Lumpur may both be cosmopolitan, but they offer distinctly different experiences for investors and residents alike.

Singapore is a highly pragmatic and globalised city, known for its openness and liberal attitudes.

It's not uncommon to see joggers in minimalist sportswear or people embracing contemporary fashion trends with ease.

In contrast, Kuala Lumpur — while modern and vibrant — is rooted in more conservative values due to its Muslim-majority population.

Modest dressing is generally encouraged, especially in public spaces and attire that may be considered revealing could draw disapproval.

From a pricing perspective, Kuala Lumpur offers significantly lower entry points for branded residences—thanks to both the currency exchange rate and market structure.

However, when it comes to daily living, Singapore can sometimes be more affordable in terms of groceries and dining, despite its reputation for being pricey.

I’ve experienced this personally, having lived briefly in Kuala Lumpur.

For example, dollar for dollar, a café latte might cost around SGD $7 in Singapore versus RM15.90 in KL, while a bunch of grapes could go for SGD $5 and RM18 respectively.

Both cities offer an exciting mix of bars, clubs, and restaurants to suit a range of lifestyles.

However, Kuala Lumpur tends to feel more laid back, with a wide variety of halal and family-friendly venues that cater to Muslim consumers in particular.
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Conclusion

Branded residences in Singapore offer stronger long-term capital appreciation, especially for buyers of 4-bedroom units bought during launch phases and held over seven to 10 years.

In Malaysia, the lower entry prices and decent rental yields make it attractive — but the lack of transparent profitability data limits planning.

If you're investing in branded real estate, market timing and unit selection are just as important as the brand itself.

Think legacy, not just luxury.

A fusion of luxury, exclusivity and world-class hospitality.
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By Khalil Adis

Imagine coming home to a dedicated concierge, butler, and housekeeping services - available at your beck and call.

This is the reality of branded residences.

As the name suggests, branded residences are private homes developed in collaboration with luxury hospitality brands like W, Marriott and Capella.

Unlike traditional condominiums, these residences benefit from the brand’s design expertise, service standards and global reputation.

​For ultra-high-net-worth individuals (UHNWIs), branded residences promise a unique blend of prestige, lifestyle, and investment value.
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A growing trend in Singapore’s luxury market

Branded residences aren’t new to Singapore.

​In fact, I had witnessed first-hand how such bespoke living started to become ubiquitous from 2008.

That year, The St. Regis Residences Singapore pioneered the concept, integrating private residences with a five-star hotel.

Since then, luxury developments like The Ritz-Carlton Residences Singapore and The Residences at W Sentosa Cove have emerged, reflecting Singapore’s status as a global financial hub.

Now, W Residences Singapore - Marina View is set to raise the bar once again.

​Jones Lang LaSalle (JLL) report called ‘The rise of branded residences in Asia Pacific”,  concurs with this.

“Over the past decades, branded residences have become a highly profitable and desirable development opportunity, globally and in Asia Pacific in particular. These exclusive properties, known for their prestige, convenience, and innovative designs, have experienced significant growth in the region since the introduction of the Amanpuri in Phuket in 1988, which is widely regarded as Asia’s first branded residential development,” its report cites.
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What makes branded residences so desirable?

According to JLL, branded residences offer significant benefits to developers, buyers, and brands alike:

• For buyers: Superior design, service standards, and capital appreciation.
• For developers: Faster sales, premium pricing, and global brand recognition.
• For brands: New revenue streams and market diversification.

Having written about and visited The Residences at The St. Regis Bangkok and the Ritz-Carlton Residences Singapore, I can say with certainty the above-mentioned statements are true.

These advantages come at a cost, including brand commitment fees, technical services, and homeowners association (HOA) management fees.

As a result, branded residences command premium prices in the luxury market.
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Why Asia Pacific is a hotspot for branded residences

The Asia Pacific region is witnessing rapid growth in the branded residence sector, driven by a booming UHNW population.

According to the Knight Franks’s The Wealth Report released in 2023, Singapore, Malaysia, and Indonesia rank as part of the top 10 fastest-growing UHNW markets where their wealth population has expanded by 7 to 9 per cent.

In Asia Pacific, the UHNW population experienced a substantial growth of nearly 51 per cent within the period spanning five years leading up to 2022.

​JLL notes that Singapore holds 6 per cent of the region’s existing supply, while markets like Thailand and China lead in future supply.

Urban branded residences like W Residences Singapore - Marina View cater to primary and secondary homeowners, while resort properties offer investment potential through rental pools.

The cost of exclusivity

However, developing branded residences comes with significant costs, reflecting the premium pricing of these properties.

Based on the branded residences that I had visited and written about such as The Residences at W Bali Seminyak, The Residences at The St. Regis Bangkok and The Ritz-Carlton Residences Singapore,  there are various license costs and fees.
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According to JLL, these include the residential marketing license fee, which allows developers to use the brand’s name and trademarks in marketing materials. 

​Here’s a snapshot of typical licensing and operational fees, according to JLL:

For UHNWIs, branded residences are more than just homes - they’re a statement of status, service, and legacy.

As Singapore cements its position as a global wealth hub, the demand for these ultra-exclusive residences is set to grow.

“Luxury hotel brands continue to drive sales price premiums and elevate the perception of developments,” says JLL.

Interested in W Residences Singapore - Marina View?

Request an Exclusive Brochure & Arrange a Private Viewing

A rare glimpse into how Singapore’s ultra-rich live, socialise and safeguard their legacies.

By Khalil Adis

They say money talks but wealth whispers.

Having had the privilege of meeting, interviewing and working with affluent families— first as a property editor, then as a personal assistant and now as a realtor — I can say with certainty that this saying holds true.

An exclusive world few get to see

My first introduction to this discreet world began in 2008 when I was an editor at Property Report.

Covering luxury homes meant that invitations to glimpse the lives of the ultra-wealthy came either through the media or by word-of-mouth.

That year was pivotal for Singapore’s real estate market.

As the nation prepared to host its first-ever Singapore Grand Prix, the rapid rise of private banking signalled the city-state’s growing prominence as a global wealth hub.

Within this elite circle, homes are hidden away in lush Good Class Bungalow enclaves, exclusive Sentosa Cove estates or discreet addresses near Orchard Road.

Every detail of their lifestyle reflects an unspoken code of quiet luxury — fresh, impeccably prepared meals, a curated social circle and private gatherings attended by ambassadors and industry titans.

At times, these events take place aboard yachts in Sentosa Cove or in hushed corners of the Four Seasons Hotel — far from prying eyes, yet surrounded by power and influence.

Welcome to a world where discretion, legacy and quiet luxury blend seamlessly.
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But access to this realm is granted only to those who embody three coveted traits: trust, loyalty and authenticity.
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What is quiet luxury?

In the past, wealth was often equated with grand displays of opulence.

Today, the ultra-rich define luxury through understated elegance, exclusivity and legacy building.

Quiet luxury is subtle yet unmistakable — an unspoken language that only those in the know can truly recognise.

Forget flashy sports cars and logo-covered designer goods.

Instead, wealth manifests in the finer, more discreet details.

At home, heirlooms and commissioned artworks adorn the walls — each piece telling a story of family heritage and quiet contributions to Singapore’s growth.

In person, their presence is marked by a soft-spoken confidence.

Their attire?

Exquisite yet unbranded — crafted by bespoke designers, often family friends, whose names you wouldn’t find in mainstream fashion magazines.
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The importance of discretion

One of the most striking traits of the ultra-wealthy is their near-invisible presence online.

While influencers build their brand on visibility, the ultra-wealthy thrive in anonymity.

Their digital footprint is almost nonexistent — you won’t find them flaunting their lives on social media.

They guard their personal lives fiercely.

When selecting advisors, staff or business partners, word-of-mouth recommendations hold more weight than online portfolios or public accolades.

The best lawyers, wealth managers and real estate brokers in their circles are known not by aggressive marketing but by silent referrals.

This same discretion extends to how they manage their daily lives.

Their schedules are meticulously planned — mornings often start with a quiet breakfast in the garden, followed by meetings with charities or board members of philanthropic organisations.

Every interaction is intentional, every engagement purposeful.

To be granted access into their world is not just a privilege — it is a sign that you have earned their most valuable currency - trust.

Beyond wealth: A commitment to philanthropy

Despite their affluence, I have been deeply moved by the humility and generosity of many ultra-high-net-worth individuals.

News of struggling youths or underprivileged families does not go unnoticed.

Sometimes, they would share with me poignant videos of students or families who had defied adversities.

Thus, philanthropy is deeply ingrained in their legacy planning.

Instead of high-profile donations, their contributions are often made through private family foundations, endowments and scholarship programmes.

Their giving is strategic — designed not just to help but to empower.

From what I noticed, many ultra-wealthy families in Singapore fund educational scholarships for underprivileged students, ensuring that future generations have access to world-class opportunities.

Others sit on the boards of museums and cultural institutions, preserving Singapore’s rich history for the public while safeguarding their family’s legacy.

Beyond financial contributions, they also give their time—mentoring young entrepreneurs, supporting emerging artists, or championing causes close to their hearts.

For them, wealth is not just a privilege.

It is a responsibility.
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Private banking and wealth management

For the ultra-wealthy, privacy is paramount — even in banking.

Defined as those with a net worth of at least US$30 million, they rely on private banks to manage their wealth.

Unlike retail banking, where digital transactions leave trails, private banking thrives on confidentiality.

From establishing offshore trusts to family offices, financial institutions in Singapore offer bespoke services designed to preserve wealth for generations.

They include investments in art, real estate and alternative assets.

During the Singapore Grand Prix season, private banks often reserve exclusive tickets for their top clients.

It’s not uncommon to see ultra-high-net-worth individuals rubbing shoulders with their private bankers in front-row seats or celebrating in VIP lounges at events like F1 Rocks Singapore and Amber Lounge.

These gatherings offer more than just entertainment — they serve as high-powered networking opportunities where business, wealth management and legacy planning seamlessly converge.

Singapore’s wealth landscape

According to Henley and Partners 2024 World’s Wealthiest Cities Report, Singapore is home to 244,800 resident millionaires, 336 centi-millionaires and 30 billionaires.

Additionally, according to Capgemini World Wealth Report 2024, the number of family offices in Singapore grew from 400 in 2020 to 2,000 in 2022.

For the ultra-wealthy, managing wealth isn’t just about growing it — it is about preserving it across generations.

While private banking ensures financial security, real estate plays an equally crucial role in their legacy planning.
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Why Singapore?

For the ultra-wealthy, location is everything — so why do so many choose Singapore?

Beyond political stability and governance, it is the city-state’s ability to blend modern efficiency with old-world discretion.

Here, wealth is managed quietly, luxury is enjoyed privately and opportunities are abundant for those who know where to look.

Real estate: Where and how they live

Despite the global financial crisis in 2008 and Covid-19, our property market has consistently shown resilience which has helped bolster confidence among buyers and investors.

Data from Jones Lang LaSalle concurred with this.

According to its Global Real Estate Transparency Index 2024 Rankings, Singapore ranks 13th.

The index is based on a combination of quantitative market data and survey results across 89 countries and 151 city markets.

They are grouped and weighted into six broad sub-indices - Performance Measurement (25 per cent), Market Fundamentals (16.5 per cent) Governance of Listed Vehicles (10 per cent), Regulatory and Legal (23.5 per cent), Transaction Process (15 per cent) and Sustainability (10 per cent).

In terms of property types, when it comes to residential properties, many would gravitate towards high-end condominiums in the CBD and near Orchard Road or landed homes on Sentosa Cove or the Good Class Bungalow areas.

Some would also invest in heritage shophouses in the Joo Chiat, Tanjong Pagar and Blair Plain conservation areas.

Others, would look into commercial properties.

For example, a client had also invested in a Grade ‘A’ office space in the CBD area.

More often than not, they would also have other investment properties in London and even Bali.

Conclusion: The price of wealth

At the heart of extreme wealth lies a paradox — while it opens doors to the best that life can offer, it also narrows the circle of trust.

From what I had observed, true wealth isn’t measured by what you own but by what endures beyond your lifetime — your legacy, your values and the trust you leave behind.

In a world where fortunes rise and fall, those who understand this don’t just live well.

They live wisely.
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A rare opportunity in the Lentor transformation story.
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By Khalil Adis

Singapore’s private property market has seen record-breaking demand, with new launches selling out quickly despite rising prices. 

If you are considering Hillock Green, you are probably wondering:

“Is this a good time to buy? What makes this development stand out? Is it a smart investment or better for own-stay?”

Let’s break it down so you can make an informed decision:
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Why Hillock Green?

Hillock Green is part of the larger transformation of the Lentor Hills estate under the Urban Redevelopment Authority (URA) Master Plan 2019.

Previously a quiet enclave, Lentor is rapidly evolving into an exclusive private residential district—offering a unique blend of nature, connectivity and growth potential.
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Direct MRT access

Lentor Hills is a new neighbourhood conveniently located near the upcoming Lentor MRT station planned around an existing hillock.
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Hillock Green is a 4-minute walk to Lentor MRT (via the Thomson-East Coast Line), offering seamless connectivity to the rest of the island, including Orchard, Novena and Marina Bay.

​In fact, is is one of the few new launches offering true doorstep MRT convenience.
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Major growth area

Lentor is undergoing a massive transformation, with new amenities, parks, and commercial spaces in the pipeline.

The URA has planned a residential development with a commercial component on the first storey just next to Lentor MRT station called Lentor Modern.

​Future enhancements will include pedestrian and cycling connectivity between Teachers’ Estate and Lentor MRT.

​Low-density living

Imagine living in a serene environment surrounded by nature.

Unlike crowded condo clusters, Hillock Green offers a serene environment with lush greenery.
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​Positioned next to Hillock Park, giving residents a tranquil and scenic living experience.
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Renowned developers

Jointly developed by reputable developers comprising Forsea Holdings, Soilbuild Group & UE Group, buyers are ensured quality and long-term value.

Buyers can expect thoughtfully designed layouts and premium finishes.

Comparing it to other new launches
How does Hillock Green compare to other new launches in 2024?
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• One of the few launches in Lentor with a park-facing location.
• Lower entry price compared to some city-fringe projects.​
• Better future rental demand due to MRT proximity and upcoming developments.

For your own stay
If you love quiet, green spaces but still want MRT connectivity, Hillock Green is perfect for families and professionals who value a peaceful environment.

For investment
The transformation of Lentor into a premium residential district suggests strong capital appreciation in the coming years.

Potential rental yield
Expected rental demand from professionals working in the Thomson, Novena and Orchard areas.
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With future developments, rental rates may rise further, making it a solid long-term investment.
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Who should consider buying?

Upgraders &  young families
Hillock Green is ideal for those moving from HDB flats in the nearby Ang Mo Kio estate or smaller condos.

Investors looking for future growth
This is a rare chance to enter a growing estate before prices go higher.

Getting in on the action early means you get to enjoy the first-mover advantage.

MRT-dependent buyers
If you prioritise seamless connectivity, Hillock Green is a great option.

Hillock Green is not just another new launch—it is part of a bigger transformation story.

If you are  thinking about buying, getting in early could mean securing a unit at the best possible price before the area matures.
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Want to find out if Hillock Green is the right fit for you?
​Drop me a message or schedule a free consultation.

Turning fear into confidence: A step-by-step guide to smart property investment
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By Khalil Adis

Buying your first private property can be nerve-wracking — especially when big numbers are involved.

Recently, I worked with a client, John (not his real name), who wanted to invest in his first private property but had serious concerns about affordability.
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Meet John

John is 39 years old, earns $13,000 a month and has no outstanding debts.

Over the years, he has managed to accumulate $400,000 in his CPF Ordinary Account (OA) and has $100,000 in cash savings.

He also diligently sets aside $3,000 every month towards his savings, with his CPF OA contribution at around $1,554 monthly.

Crunching the numbers, I found that he could afford a $1.6 million resale 2- or 3-bedroom condominium.

However, despite his financial strength, John had his doubt.

His biggest fear? Not being able to afford the monthly mortgage payments.

Here’s how I helped him overcome those fears.
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Easing the fear: A more comfortable price point

Instead of stretching his budget, I suggested a more conservative approach.

We looked at a resale 2-bedroom condominium priced at $1.3 million, where the average rental income was around $3,000 per month.

With this price point, John’s financials broke down as follows:

• Downpayment (25%): $325,000
  • 5% in cash: $65,000
  • 20% from CPF: $260,000
• Buyer’s Stamp Duty: $46,600 (paid via CPF)
• Remaining CPF OA balance: $93,400
• Mortgage repayment: $4,278 per month (over 26 years)

This ensured that John stayed well within his Total Debt Servicing Ratio (TDSR) limits.
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Building a safety net with CPF reserves

One of John’s biggest worries was, “What if I lose my job or can’t find a tenant?”
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To put his mind at ease, I pointed out that his CPF OA still had $93,400 after the purchase. With his CPF OA monthly contribution of $1,554, he had a built-in buffer of:

• 22 months of mortgage payments ($4,278 per month) if he lost his job.
• An additional buffer of 73 months if he rented out the unit at $3,000 and only had to top up $1,278 per month.

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Additional backup: Tapping into savings

Since John was already saving $3,000 a month, I reminded him that if worst came to worst, he could rely on his savings to cover mortgage payments.

On top of that, his CPF contributions would provide an extra $34,188 buffer over 22 months.

The final decision: Making the move

After walking through the numbers, John started to feel more confident.

With his fears addressed, he finally put in an offer for a 2-bedroom condo.

The best part? We found a unit that was sold with tenancy at $3,200 per month—even better than expected!

​This meant he only had to top up $1,078 per month, which could be covered by his CPF contribution, keeping his reserves untouched.

The takeaway

John could have gone for a $1.6 million condo, but my goal was to ensure he felt comfortable and secure in his decision.

By keeping his budget conservative and addressing his concerns with solid financial planning, he felt reassured and ready to take the leap into property investment.

At the end of the day, property investment is not just about numbers— it is about confidence, security and making informed decisions that align with your comfort level.

For John, this was the perfect first step.

Thinking about buying your first private property but feeling uncertain? Let’s chat and work through the numbers together!

How my struggles shaped my passion for helping others find their dream home

​By Khalil Adis

I have a confession to make.
​
For the past few years, I’ve struggled to feel creatively inspired to write.

On the surface, I’ve been busy with viewings and helping clients find their dream homes.

​But deep inside, I’ve been processing a traumatic chapter of my life—one that shaped who I am today.

I grew up in a broken home.

I never knew my father, and my mother, devastated by divorce, suffered frequent mental breakdowns.

​She was in and out of hospitals, leaving my sister and me to fend for ourselves.

​I often cried, wondering why she had to leave, but those tears brought no answers.

​Thankfully, my uncle and his family took us in.

​I can only imagine the weight of raising two children that weren’t his own, but he did it with kindness and generosity.

At 14, I discovered the magic of writing.

My journal became my sanctuary, a place to pour out my feelings and find solace.

A teacher noticed my natural flair for writing and encouraged me to participate in a short story competition.

​To my surprise, I won.

Writing became my therapy, my outlet, and my anchor.

When I turned 18, my mother, sister, and I had a family discussion about finding a home of our own.

We had no money, but my uncle and his wife pooled their resources to help us put down a deposit for a flat in Taman Jurong.

For the first time, I experienced what having a home truly meant—a place of safety, love, and belonging.

That dream, however, was short-lived.

​At 21, I came home to find my belongings thrown out.

​My sister and I had a falling out, and I was left homeless.

During my national service, I lived in camp for several months.

Eventually, I found a small room in Admiralty for $300 a month.

By then, I had secured a job as a writer and could afford the rent, but the experience left a lasting mark.

It taught me the true value of a home—not just as a shelter, but as a place to belong.

If you’re seeking a home that offers more than just four walls—if you’re looking for a place of safety, belonging, and peace of mind—let’s talk.

I understand what it means to build a secure future, and I’m here to help you find a place where you can truly feel at home.

Reach out today, and let’s start this journey together. Your dream home isn’t just a house, it’s the foundation of your next chapter.

Data from the Urban Redevelopment Authority (URA) suggests that it is the best-performing sector.

By Khalil Adis

If you are contemplating a move to a condo, the next few months present a promising window of opportunity, government statistics showed.

The second quarter of 2023 data from the Urban Redevelopment Authority (URA) suggests that HDB upgraders and investors seeking condominiums in the Outside Central Region (OCR) should take note of the best-performing sectors. 

Let’s delve into the latest URA findings, explore the reasons behind the success of mass market condos, and showcase notable condo launches and resales that have caught the attention of potential buyers.

Private Property Index (PPI) and Resale Price Index (RPI).
The second quarter of 2023 data from URA reveals intriguing insights. 

The Private Property Index (PPI) saw a marginal decline of 0.2 per cent, reaching 194.4 points. 

This marks the first dip since the first quarter of 2020 for the index, which tracks price movements in the private property market. 

Concurrently, the Housing & Development Board's (HDB) Resale Price Index (RPI) showed a 1.5 per cent uptick in the second quarter of 2023 compared to the previous quarter, reaching 176.2 points. 

This trend indicates a narrowing price gap between resale HDB flats and private properties, favouring HDB upgraders.

Mass market condominiums: The leading performers

Why are mass market condominiums in the OCR stealing the spotlight? 

These condos have proven to be the best-performing sector, outpacing their counterparts in the Rest of Central Region (RCR) and Core Central Region (CCR). 

Mass market condos, strategically situated in the Outside Central Region (OCR), boast affordability and local buyer appeal. 

Notably, their PPI surged to 225.0 points, surpassing those in RCR and CCR. 

The upward index signifies robust demand for these condos, driven by their strategic locations and reasonable pricing.

Key drivers of mass market condo success

The popularity of mass market condos can be attributed to several factors. 

These condos, situated in the suburbs, have captured the interest of local buyers, including first-time buyers and HDB upgraders. 

In contrast to prime condos, which attract speculators and foreigners, mass market condos remain unaffected by the higher Additional Buyer's Stamp Duty (ABSD) implemented in April 2023. 

This distinction has contributed to sustained demand among Singaporean buyers, rendering these condos resilient to market cooling measures.

Highlighting top condo launches in Q3 2023

According to data from Propnex, these are the three most popular mass market condo launches ranked by volume in the third quarter of 2023:

1. Lentor Hill Residences

Nestled in District 20 (Mandai / Upper Thomson), this 99-year leasehold development offers 598 units ranging from one- to four-bedroom layouts. 

With prices starting at $2,028 per sq ft for a one-bedroom unit, a significant 88.5 per cent of buyers are Singaporean residents.

Nearby amenities include Lentor Hill MRT station, Anderson Primary School, CHIJ St Nicholas Girls’ School, Mayflower Primary School, Mayflower Secondary School, Anderson Serangoon Junior College, Nanyang Polytechnic, AMK Hub and Thomson Plaza.

2. The Myst

Crafted by City Developments Limited (CDL), The Myst features 408 units across two 24-storey blocks.

Priced at an average of $2,070 per sq ft, The Myst showcases one-bedroom study to five-bedroom units, spanning around 517 sq ft to 2,034 sq ft. 

Conveniently located MRT stations and reputable schools further enhance its appeal.

​Nearby MRT stations include Cashew MRT station and the upcoming Cross Island Line.

There are also several good schools located within a 1km radius of the development such as CHIJ Our Lady Queen of Peace, Bukit Panjang Primary School and Zhenghua Primary School.

Other nearby amenities include Bukit Panjang Integrated Transport Hub, Hillion Mall, Bukit Panjang Plaza and Junction 10.

Nature lovers will be thrilled to know that The Myst is located at the doorstep of The Rail Corridor and Bukit Timah Nature Reserve.

3. Lentor Modern

Found in District 23 (Upper Thomson and Springleaf), Lentor Modern stands as the inaugural integrated mixed-use development in the Lentor precinct, directly linked to Lentor MRT station. 

Comprising three 25-storey towers, this 99-year leasehold development offers 605 residential units, ranging from 1- to 4-bedroom apartments, with extensive facilities and sky terraces in each tower. 

Priced at an average of $2,087 per sq ft, the majority (91.1 per cent) of buyers are Singaporean residents.

Noteworthy mass market resale condos in Q3 2023

Data from Propnex, showed that these are the five most popular mass market condo launches ranked by volume in the third quarter of 2023:

1. Kingsford Waterbay

Situated in District 19 (Serangoon), Kingsford Waterbay features 1 to 5-bedroom penthouses and cluster homes. 

With 11 transactions in the third quarter of 2023 at an average price of $1,399 per sq ft, its proximity to reputable schools contributes to its popularity.

These schools include CHIJ Our Lady of the Nativity, Holy Innocents’ Primary School, Montfort Junior School, Holy Innocents’ High School, Montfort Secondary School and CHIJ St. Joseph’s Convent.

2. High Park Residences

Positioned in District 28 (Sengkang), High Park Residences offers 1,390 units spanning 1- to 5-bedroom layouts, recording eight transactions with a median price of $1,523 per sq ft.
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Conveniently sited next to Thanggam LRT and four stops to Sengkang MRT stations, High Park Residences is within close proximity to Seletar Aerospace Park, food & beverage joints at Jalan Kayu, Seletar Mall, Compass Point Shopping Centre and Greenwich V.

This 99-year leasehold development is popular among Singaporeans which make up 80.7 per cent of its buyers.

3. Parc Botannia

In District 28 (Sengkang), Parc Botannia secured third place with seven transactions at a median price of $1,603 per sq ft. 

Its prime location and lush surroundings attract buyers seeking a serene living environment.

There are many reputable local and international schools located near Park Botannia such as Lycee Francais De Singapour, Gems World Academy (Singapore), Hillside World Academy, Fernvale Primary School, Anchor Green Primary School and Nan Chiau Primary School.

All the above factors could perhaps explain why this condominium is the third most popular mass market development.
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4. The Glades

Located in District 16 (Bedok), The Glades recorded seven transactions at a median price of $1,646 per sq ft. 

This 99-year leasehold development appeals to both Singaporeans and Permanent Residents.
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Located next to Tanah Merah MRT station and one stop away from the Expo, The Glades comprises 726 units ranging from 1 to 5-bedroom penthouses.

The Glades is especially popular among Singaporeans and Permanent Residents who make up 69.3 per cent and 22 per cent of its buyers respectively.

Nearby amenities include Bedok Mall, Bedok Point, Eastpoint Mall and Changi City Point.

Popular schools located nearby include Temasek Primary School, Temasek Secondary School, Anglican High School, Temasek Junior College and Temasek Polytechnic.

5. Treasure at Tampines

In District 18 (Tampines), Treasure at Tampines emerges as the fifth best-selling mass market condominium development, with six units sold at a median price of $1,605 per sq ft.

Treasure at Tampines is a high-density development with 29 twelve-storey residential blocks.

Units range from 1 to 5 bedrooms starting from 463 square feet to 1,345 square feet with full condominium facilities.

Treasure at Tampines is located close to several good schools such as Temasek Polytechnic, Singapore University of Technology, Angsana Primary School and Tampines Junior College.

Nearby shopping malls include Tampines Mall, Century Square, Tampines One and Eastpoint Mall.

Conclusion
​For HDB upgraders and investors exploring condo options, mass market condominiums within the Outside Central Region (OCR) offer a promising avenue. 

URA's second quarter of 2023 data underscores their resilience and growth, positioning them favourably against prime condos. 

With various developments available, such as Lentor Hill Residences, The Myst, and more, now is a prime time to evaluate these opportunities and capitalise on their potential benefits.

Finding a home within their means: Navigating the record high HDB resale market

By Khalil Adis

Imagine spending four long years in a cramped public rental flat, yearning for a bigger and better space to raise your child. 

That was the reality for Andy and Ruby (not their real names), a young couple determined to improve their living environment. 

With their aspirations set on a 4-room HDB flat, they sought my assistance in their quest. 

After three weeks of house hunting, we finally secured a resale flat in Sengkang without any cash-over-valuation (COV). 

Let me take you through the steps we followed.

Step 1: Ensuring the basics: Intent to Buy and HDB Loan Eligibility (HLE)

Our first priority was to ensure Andy and Ruby had registered their Intent to Buy and obtained the HDB Loan Eligibility (HLE) document. 

These two crucial documents were necessary for financial calculations and obtaining the Option to Purchase (OTP) from the seller's agent.

Step 2: Crunching the numbers: Cash, CPF, and HDB loan

We then worked together to determine the couple's available funds, including cash, CPF savings and the HDB loan. 

Their combined resources amounted to $58,000 in CPF, $2,000 in cash and a $364,000 HDB loan.

Step 3: Exploring eligible grants

To maximise their budget, we identified three grants they qualified for - the Family Grant ($80,000), Enhanced Housing Grant ($35,000), and Proximity Housing Grant ($20,000). 

These grants added up to an impressive $135,000 in CPF grants, providing a significant boost to their budget.

Step 4: Determining the total housing budget

Combining their available funds with the CPF Housing Grants, Andy and Ruby's total housing budget came to $557,000. 

This amount was more than enough to afford the 4-room HDB flats they had set their sights on in Hougang and Sengkang.

Step 5: House hunting challenges and adaptation

During the initial two weeks of viewings in Hougang, we faced fierce competition from other buyers. 

The units Andy and Ruby had selected were beautifully renovated, driving up the price with a cash-over-valuation (COV) of around $20,000—a cost they were not willing to bear.

Step 6: A change in strategy and finding the perfect fit

To overcome the challenges, I advised them to consider slightly older flats that may require some renovation but would not attract as much competition. 

We eventually found a 4-room flat in Sengkang with approximately 78 years of remaining lease. 

Based on recent transactions in the area, we made an offer of around $485,000. 

I also suggested increasing the deposit from $1,500 to $2,000 to secure the unit.

Fortunately, this flat did not come with any COV, leading to substantial savings compared to their initial budget.

Conclusion

In conclusion, the resale HDB market still offers affordable flats, even in the face of record-high prices. 

By leveraging CPF Housing Grants, low to middle-income families can significantly reduce their purchase costs. 

It takes a change in strategy, research, and negotiation skills, but upgrading from a public rental flat to owning your first home is within reach. 

If Andy and Ruby can do it, so can you.

A step-by-step guide to finding affordable housing for low-income families

​By Khalil Adis

Finding a suitable home in Singapore can be a daunting task, especially for low-income families. As an experienced real estate agent, I recently helped a family of five upgrade from a public rental flat to a 3-room HDB flat in Jurong West. Here's how I did it.
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Step 1: Work out their total cash, CPF, and HDB loan

Firstly, I sat down with them to find out their available CPF, cash, and HDB loan.

​We established a total of $30,000 in CPF, $2,000 in cash, and $180,000 in HDB loan.
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Step 2: Identify grants they are eligible for

We identified three grants that they qualified for: Family Grant ($80,000), Enhanced Housing Grant ($65,000), and Proximity Housing Grant ($20,000), totalling $165,000 in CPF Grants.

Step 3: Work out their total housing budget

After combining their available funds with the CPF Housing Grants, their total housing budget amounted to $377,000.

​With 3-room HDB flats in most estates transacting above $400,000, we had to search for older resale flats.
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Step 4: Narrow down to HDB estates close to their parents

The family's parents live in Jurong West, and we found an older 3-room HDB flat in the same estate that fell within their budget.

​I managed to negotiate the deposit down from $5,000 to $1,500.

Conclusion 

In conclusion, while the HDB resale market is at a record high, there are still affordable flats available, and there are various CPF Housing Grants that you may be eligible for. 

The recent Budget 2023 announcement to increase the Family Grant for 4-room and below HDB flats from $50,000 to $80,000 is a welcome move to reduce the cost of purchase. 
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With a little research and negotiation skills, low-income families can also upgrade their homes and enjoy better living conditions.

First-timers households and singles can get up to $190,000 and $95,000 in CPF Housing Grants respectively.

Khalil Adis

If you are looking to buy a resale HDB flat but are concerned about whether you can afford it, fret not.

Announced as part of Budget 2023 on 14 February 2023, more help is on the way for first-time homebuyers be they singles or families.

In the face of inflation and rising property prices in Singapore, the government has allocated more housing subsidies to make public housing more affordable and accessible for young families buying their first homes 

“Against the backdrop of the broad-based increase in demand for housing in recent years, these measures will help more families with children and young married couples own their first home,” said the Ministry for National Development and Housing & Development Board in a joint statement.

Here are three things first-time homebuyers can look forward to:

#1: Increased CPF Housing Grant for first-timers households

First-timers households buying resale 2- to 4-room flats will receive up to $80,000 up from $50,000.

Meanwhile, those buying 5-room or larger flats will receive up to $50,000 up from $40,000.

When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), families can enjoy up to $190,000 in CPF Housing Grants.

#2: Increased CPF Housing Grant for first-timers singles

First-timers singles buying resale 2- to 4-room flats will receive up to $40,000 up from $25,000. while those buying 5-room or larger flats will receive up to $25,000 up from $20,000.

When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), singles can enjoy up to $95,000 in housing subsidies.

#3: Greater priority for first-timers families

First-timers families with children and young married couples aged 40 years and below who are buying their first home will be given greater priority during their Built-To-Order (BTO) applications.

According to HDB and MND, this will be implemented later this year.

This category of first-timers will receive additional support in securing their flats via an additional ballot chance for their BTO applications.

“More details of the scheme as well as eligibility criteria will be shared at the Ministry of National Development Committee of Supply debate,” said the MND and HDB in their joint statement.

Rising property prices

Property prices in the Lion City have been on the uptrend figures from the HDB showed.

According to HDB’s fourth quarter of 2022 data, the Resale Price Index (RPI) is at 171.9 points which is an increase of 2.3 per cent over that in the third quarter of 2022.

While the RPI has been rising, HDB notes that this is a slower increase than the 2.6 per cent increase in the third quarter of 2022.

It is worth noting that this is the slowest increase in the past year.

Meanwhile, the median price for 4-room HDB flats in Queenstown is the most expensive at $870,000 while those in Jurong East are the cheapest at $465,000.

While prices have been rising, resale transactions fell by 12.6 per cent, from 7,546 cases transacted in the third quarter of 2022 to 6,597 cases in the fourth quarter of 2022.

No impact on the price of resale HDB market

While the budget is generous, it will not have a significant impact on the price of resale HDB flats.

This is because the price is determined by demand and supply.

Rather, the slew of new measures aims to reduce the cost of public housing ownership via the various subsidies, if applicable.

Nevertheless, with HDB committed to launching up to a total of 100,000 flats from 2021 to 2025, we could see resale flat prices correcting this year onwards.