James's analytical takes on Singapore property: investment thesis, market positioning, the property-as-hedge argument, and the decisions most agents don't cover. Informed opinion grounded in transaction data and years of hands-on Managing Agent experience.
URA released the 2H2026 GLS on 3 June 2026. Nine confirmed sites, 4,745 units, a 61,000-unit pipeline. The government is signalling something about supply, pricing and market direction. Most buyers are reading only the headline number.
Chuan Park sold at $2,586 psf, but its floor area includes AC ledges and voids because it is pre-GFA harmonisation. Chuan Grove launches harmonised in 2026. At D19 PSF, the real difference per unit is $80,000 to $181,000.
$3,000 psf is already the norm in CCR and much of RCR, and it's arriving in well-located OCR. Average GLS land rates hit $1,397 psf ppr in the first five months of 2026, up 13% year-on-year and 23% since 2024.
A Serangoon Gardens landed home can be worth $4 million or more and still pay its owners nothing each month. Five realistic options for older owners, with the numbers and trade-offs for each.
Condo rents fell 1.2% in Q1 2026. 55,800 units in the supply pipeline. But OCR yields are holding at 3.2 to 4.0%. James breaks down which condos still make sense to hold, which to exit, and what the new launch market offers renters and landlords.
Resale prices have fallen three quarters running in 2026, yet million-dollar HDB deals keep setting records, and a Telok Blangah jumbo flat was listed at S$2.18 million. What the split means if your flat is near the top of the market.
The North-South Corridor is Singapore's most ambitious road project in a generation. Here's which property corridors will benefit most, and how to position ahead of completion
A condo within 500m of an MRT commands 15 to 20% more than one that isn't. An integrated development adds another 20 to 25% on top. A top primary school? 5 to 12%, and the data is more mixed than you think. Here is the complete three-year picture.
Singapore's most-watched 2026 launch sits above Hougang MRT and becomes a dual-line interchange by 2030. Here's what the land price tells you about where this project is headed, and who should buy.