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Dream Nest SG, 450 Lor 6 Toa Payoh, ERA APAC Centre, Singapore (2026)

02/10/2026

𝐓𝐡𝐞 𝐒𝐞𝐫𝐫𝐚 𝐑𝐞𝐬𝐢𝐝𝐞𝐧𝐜𝐞𝐬 𝐎𝐩𝐞𝐧𝐬 𝐅𝐨𝐫 𝐏𝐫𝐞𝐯𝐢𝐞𝐰

A new freehold launch is coming to Novena.

𝐓𝐡𝐞 𝐒𝐞𝐫𝐫𝐚 𝐑𝐞𝐬𝐢𝐝𝐞𝐧𝐜𝐞𝐬 will open for preview from 2 October, with sales expected to start on 16 October.

The project is a redevelopment of the former Pastoral View.

It will have 𝟏𝟑𝟑 𝐮𝐧𝐢𝐭𝐬 across a 28-storey residential tower.

Buyers can expect 1-bedroom, 2-bedroom and penthouse units, with sizes ranging from about 710 sq ft to 2,669 sq ft.

The project is expected to obtain TOP in Q4 2030.

𝐖𝐡𝐚𝐭 𝐬𝐭𝐨𝐨𝐝 𝐨𝐮𝐭:

The average starting price is estimated to be around 𝐒$𝟑,𝟒𝟎𝟎 𝐩𝐬𝐟.

The Serra Residences is also one of two new freehold projects launched in the Core Central Region this year.

It is around an 8-minute walk to Novena MRT station, with schools and amenities nearby.

𝐖𝐡𝐚𝐭 𝐭𝐡𝐢𝐬 𝐦𝐞𝐚𝐧𝐬:

Freehold new launches in central locations are limited.

For buyers looking at Novena or the Core Central Region, this project may attract attention from those who value location, tenure and long-term holding potential.

But at this price level, buyers should compare carefully against nearby resale condos, other new launches and overall affordability before committing.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘓𝘪𝘢𝘯𝘩𝘦 𝘡𝘢𝘰𝘣𝘢𝘰
𝘋𝘢𝘵𝘦: 2 𝘖𝘤𝘵𝘰𝘣𝘦𝘳 2026

Thinking of buying in Novena or comparing freehold options? DM me and let’s review the numbers clearly before you decide.

02/10/2026

𝐂𝐚𝐧𝐛𝐞𝐫𝐫𝐚 𝐃𝐫𝐢𝐯𝐞 𝐄𝐂 𝐒𝐢𝐭𝐞 𝐃𝐫𝐚𝐰𝐬 𝟏𝟑 𝐁𝐢𝐝𝐬

The Canberra Drive executive condominium site has drawn 𝟏𝟑 𝐛𝐢𝐝𝐬.

The top bid came in at 𝐒$𝟖𝟐𝟓 𝐩𝐬𝐟 𝐩𝐩𝐫, setting a new record for EC land prices.

This was above analysts’ earlier expectations of around S$630 to S$750 psf ppr.

The site is located in Sembawang and is near Canberra MRT station, Bukit Canberra and surrounding amenities.

It can potentially yield about 𝟓𝟔𝟎 𝐡𝐨𝐦𝐞𝐬.

𝐖𝐡𝐚𝐭 𝐬𝐭𝐨𝐨𝐝 𝐨𝐮𝐭:

Despite recent cooling measures and tighter income rules for EC buyers, developer interest remains strong.

A high land bid also means future EC launch prices may be watched closely.

Analysts estimate the future project could potentially launch around 𝐒$𝟏,𝟖𝟓𝟎 𝐭𝐨 𝐒$𝟏,𝟗𝟐𝟎 𝐩𝐬𝐟.

𝐖𝐡𝐚𝐭 𝐭𝐡𝐢𝐬 𝐦𝐞𝐚𝐧𝐬:

For buyers, ECs are still attractive because they offer a private-condo lifestyle at a more accessible entry point than many new private launches.

But affordability will be key.

Before committing, buyers should compare EC eligibility, income ceiling, loan comfort, resale options and long-term plans.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 2 𝘖𝘤𝘵𝘰𝘣𝘦𝘳 2026

Thinking of buying an EC or comparing new launch options? DM me and let’s review your numbers clearly before you decide.

02/10/2026

𝐇𝐃𝐁 𝐑𝐞𝐬𝐚𝐥𝐞 𝐏𝐫𝐢𝐜𝐞𝐬 𝐃𝐢𝐩 𝐃𝐞𝐬𝐩𝐢𝐭𝐞 𝐖𝐚𝐢𝐭-𝐎𝐮𝐭 𝐋𝐢𝐟𝐭

HDB resale prices dipped 𝟎.𝟐% in Q3 2026.

This happened even after the 15-month wait-out period for private property downgraders was lifted.

Many expected more private homeowners to enter the HDB resale market.

But so far, there has been 𝐧𝐨 𝐬𝐢𝐠𝐧𝐢𝐟𝐢𝐜𝐚𝐧𝐭 𝐬𝐮𝐫𝐠𝐞 in either prices or the number of flats bought by private property downgraders.

There were 𝟕,𝟓𝟐𝟖 HDB resale transactions in Q3, slightly higher than the same period last year.

Million-dollar HDB flats also remained active, with 𝟓𝟗𝟕 such flats sold in Q3.

𝐖𝐡𝐚𝐭 𝐭𝐡𝐢𝐬 𝐦𝐞𝐚𝐧𝐬:

The HDB resale market is still moving, but buyers are becoming more selective.

For buyers, this may create more room to compare, negotiate and avoid rushing into overpriced units.

For sellers, pricing your flat correctly is becoming more important if you want serious buyers to act.

At the same time, private home prices rose 𝟏.𝟒% in Q3, showing that the private market is still holding firm.

So whether you are upgrading, downgrading or right-sizing, the key is not to follow the crowd blindly.

Study the numbers, compare both HDB and private options, and make sure the move fits your timeline and finances.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘚𝘵𝘳𝘢𝘪𝘵𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 2 𝘖𝘤𝘵𝘰𝘣𝘦𝘳 2026

Thinking of buying, selling or right-sizing your home? DM me and let’s review your options clearly before you decide.

30/09/2026

𝐍𝐞𝐰 𝐏𝐫𝐢𝐯𝐚𝐭𝐞 𝐇𝐨𝐮𝐬𝐢𝐧𝐠 𝐒𝐢𝐭𝐞𝐬 𝐋𝐚𝐮𝐧𝐜𝐡𝐞𝐝 𝐅𝐨𝐫 𝐒𝐚𝐥𝐞

Two private-housing sites have been launched for sale under the Government Land Sales programme.

The sites are located at 𝐄𝐚𝐬𝐭 𝐂𝐨𝐚𝐬𝐭 𝐑𝐨𝐚𝐝 and 𝐒𝐞𝐫𝐚𝐧𝐠𝐨𝐨𝐧 𝐍𝐨𝐫𝐭𝐡 𝐕𝐢𝐞𝐰.

The East Coast Road parcel is on the confirmed list and can yield about 𝟖𝟓 private homes.

The Serangoon North View site is on the reserve list and can yield around 𝟐𝟑𝟓 homes.

Analysts expect demand to be selective, especially because the East Coast Road site is smaller and may appeal more to niche developers.

For East Coast, the site is located not far from Siglap MRT station and sits near established residential areas.

For Serangoon North View, the site is larger and located near The Garden Residences, with nearby future supply also something developers will watch.

𝐖𝐡𝐚𝐭 𝐭𝐡𝐢𝐬 𝐦𝐞𝐚𝐧𝐬:

More land supply means more future private housing choices.

But developers are likely to remain careful with their bids, especially with construction costs, buyer affordability and nearby supply still in focus.

For buyers, upcoming launches from these sites may offer new options in the East and North-East, but pricing will still depend heavily on land cost and market demand.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 30 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying in the East or North-East? DM me and let’s review your options before the next wave of launches.

29/09/2026

THOMSON RESERVE — I ALREADY HAVE A WALK-AWAY PRICE.

Thomson Reserve previews 17 October.

And before I even step into the showflat, there’s one number I’m watching very closely.

📍 The land price.

The developers bought the former Thomson View site for $810M.

After the relevant premiums and charges, the effective land rate works out to around $1,178 psf ppr.

Now here’s where things get interesting.

Earlier this month, UOL + CapitaLand + SingLand won the New Upper Changi Road GLS site at:

$1,537 psf ppr.

That’s roughly 30% higher land cost than Thomson Reserve.

Same developer group.

Much more expensive land.

And that future project hasn’t even been built yet.

So to me, the question isn’t simply:

“Is Thomson Reserve cheap?”

The better question is:

How much of that land-cost advantage will actually be passed to buyers?

Because Thomson Reserve itself has quite a lot going for it:

✔️ Upper Thomson MRT
✔️ Thomson Plaza
✔️ Within 1km of Ai Tong School
✔️ Mature Upper Thomson neighbourhood
✔️ 1,268 units with 2- to 5-bedroom options
✔️ Backed by UOL, SingLand & CapitaLand

But cheap land doesn’t automatically mean a good buy.

The entry price still matters.

And that’s why I’ve already worked out my own walk-away PSF.

Below that number, I think Thomson Reserve becomes very interesting.

Around that number, I’ll start becoming selective about stack, floor and layout.

Above it? I’ll walk.

I’m not going to put the number here yet. 😏

Comment “PRICE” below and I’ll PM you my Thomson Reserve walk-away price + the unit types I’ll be watching when the price list is released.

Preview: 17 October 2026
Booking: 31 October 2026

Pricing has not been officially released. Any price/PSF discussed before the developer’s official release is indicative only and correct as at the point of posting.

29/09/2026

Amberwood: Are You Buying a Home — or Buying Into a Community?

Most buyers compare a new launch by PSF, MRT distance, layout and entry price.

But Amberwood at Holland may deserve a different question:

Who will you be living alongside?

Amberwood starts from 3-bedroom homes. There are no 1- or 2-bedroom units in the project. Current early-bird prices start from $2.516M for a 3BR, $3.111M for a 4BR and $3.912M for a 5BR. Amberwood at Holland Elevation Chart 26092026.pdf

That creates a very different environment from a large development filled with compact investor units.

Everyone buying here is committing to a substantial family-sized home.

And that may be part of Amberwood’s appeal.

Not because buying a unit guarantees you access to a particular social circle — it doesn’t.

But where you live naturally determines who you meet repeatedly.

Your neighbours.
Parents your children grow up around.
People you bump into at the pool, gym or common areas.

Sometimes relationships and opportunities come from simply being in the same environment.

That’s why I think Amberwood should be positioned less as:

“Is $3,000+ psf expensive?”

and more as:

“What kind of residential community do you want to be part of?”

If you’re buying purely for convenience, Amberwood may not be the obvious choice.

But if you value larger homes, lower density, privacy and the possibility of rubbing shoulders with people who have made a similarly substantial housing commitment, then the proposition starts to look quite different.

Sometimes you’re not only buying the four walls.

You’re also choosing the environment around them.

Prices and availability are correct at the point of posting and are subject to change without prior notice.

28/09/2026

Amberwood at Holland has sold 𝟐𝟑 𝐨𝐮𝐭 𝐨𝐟 𝟕𝟎 units launched during its first phase.

This works out to a take-up rate of about 𝟑𝟑%.

The average price was around 𝐒$𝟑,𝟎𝟏𝟗 𝐩𝐬𝐟.

The 23 units sold included:

𝐅𝐨𝐮𝐫-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from about 𝐒$𝟑.𝟐𝐦
𝐅𝐢𝐯𝐞-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from about 𝐒$𝟒𝐦

Amberwood at Holland is the first residential project in the new Holland Plain precinct.

The project has 212 units in total and sits in a low-rise residential area near Holland, Brizay Park and the Good Class Bungalow area.

The take-up was described as measured, but analysts expect interest may pick up as more high-end buyers return.

For buyers looking at District 10, this launch offers a rare low-density option in the Holland area.

But with prices above S$3,000 psf, it is important to compare carefully against nearby resale condos, future launches and long-term holding plans.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 28 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying in District 10 or comparing new launch vs resale? DM me and let’s review your options clearly.

26/09/2026

Is Amberwood Being Positioned the Wrong Way?

Amberwood at Holland is not a typical mass-market new launch.
It has 212 units, and every home starts from 3 bedrooms. There are no 1- or 2-bedroom units.

After the latest 2% early-bird discount, starting prices are:
💎 3BR from $2.516M 💎 4BR from $3.111M 💎 5BR from $3.912M 💎 4BR Luxe from $3.912M 💎 5BR Luxe from $4.471M

And importantly:
Nothing above ~$3,119 psf. Nothing above $4.84M.

That makes me wonder if Amberwood is being compared with the wrong type of project.
This is not a development built around small investment units, low entry quantum or maximum convenience.

Instead, the entire project consists of larger 3 to 5-bedroom homes, within a relatively low-density 212-unit development.

That creates a different proposition.

For buyers considering Amberwood, perhaps the question shouldn’t just be:
“Is $3,000+ psf expensive?”

It may be more useful to ask:

“Do I value a development made up entirely of larger homes enough to accept the location trade-off?”

Because Amberwood’s appeal may not be about being the most convenient project.

It may be about space, lower density and a more exclusive residential environment.
And if that is the product, perhaps that is also how it should be positioned.

Disclaimer: Prices and availability are correct at the point of posting and are subject to change without prior notice. Please verify the latest pricing and availability before making any purchase decision.

25/09/2026

$2.18M HDB: Rare Asset or Priced Out of Its Own Market?

At $2.18M for about 1,465 sq ft, the asking price is roughly $1,488 psf. That may not look extreme compared with private property, but the total quantum is huge for an HDB flat.

HDB also said the asking price is more than $600,000 above the upper end of comparable nearby three-room transactions combined, which means any buyer meeting that asking price may need a substantial cash-over-valuation component.

The bigger issue is market depth.

A rare layout can command a premium, but once the quantum crosses into $2M+, the buyer pool becomes much smaller. At that point, buyers may start comparing the flat not with other HDB units, but with older private condos or executive condominiums.

So the real question isn’t whether the flat is rare.

It’s whether rarity alone can justify a price that pushes it into a completely different market segment.

And now that HDB is reviewing the jumbo-flat scheme, this listing may end up being remembered for more than just its asking price.

Would you pay $2.18M for a rare HDB, or would you rather move into private property at that quantum?

25/09/2026

May the glow of the full moon bring family, friends and loved ones closer together, filling every gathering with warmth, laughter and beautiful memories.

Wishing everyone a joyful Mid-Autumn Festival filled with happiness, harmony, good health and prosperity. ❤️

Enjoy the mooncakes, treasure the moments and celebrate the people who matter most. 🌕✨

Dream Nest SG

02/10/2026

02/10/2026

02/10/2026

30/09/2026

29/09/2026

29/09/2026

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26/09/2026

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25/09/2026

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