Brandon Tong

Brandon Tong 🎯 | SG Property Advisor
🧠 | In the Business of Strategy Over Prediction
📐 | Entry • Exit • Next Move BluePrint
👇 | Preparation Before commitments
(1)

CPF changed in 2026. Most people haven't adjusted their strategy.Here's the quick version →FRS is now $220,400 (up from ...
05/06/2026

CPF changed in 2026. Most people haven't adjusted their strategy.

Here's the quick version →

FRS is now $220,400 (up from $213,000)

That gap is a top-up opportunity. Every dollar you top up to hit the new FRS = dollar-for-dollar tax relief.

Up to $8,000 for yourself. Another $8,000 for eligible family members (parents, in-laws, grandparents, spouse, or siblings earning under $8k/year).

That's up to $16,000 in tax relief from one move.

BHS is now $79,000 (up from $75,500)

Top up your MediSave early. Once it hits the cap, excess overflows into your SA/RA or OA — where it earns higher interest anyway.

Also new this year →
→ Outpatient withdrawals increased to $600 (was $300)
→ Seniors 60+ can use MediSave for dental at public/CH clinics
→ Embryo freezing covered for patients facing permanent infertility risk

The government matching schemes people are sleeping on →
→ Matched MediSave Scheme (2026–2030): Top up, get $1-for-$1 match, up to $1,000/year
→ Matched Retirement Savings Scheme: Now includes persons with disabilities of all ages — up to $2,000/year, lifetime cap $20,000

The sweet spot strategy →
Top up $10,000 total:
→ First $2,000 triggers the government match
→ Remaining $8,000 qualifies for tax relief

Two benefits. One action.

This isn't financial advice — suitability depends on your situation. But if you haven't reviewed your CPF top-up strategy since last year, the numbers have shifted enough to warrant a second look.

Bukit Timah hasn't seen a high-rise new launch in years.Dunearn House is changing that.District 11. CCR. Surrounded by G...
04/06/2026

Bukit Timah hasn't seen a high-rise new launch in years.

Dunearn House is changing that.

District 11. CCR. Surrounded by Good Class Bungalow Areas. Two MRT lines within reach.

And it's the first project positioned to capture the Turf City transformation upside — before that story fully prices in.

What makes this worth watching →
→ CCR District 11 address — GCB neighbourhood, not mass market
→ Rare high-rise format in a predominantly landed enclave
→ Dual MRT access
→ Top school proximity (Raffles Girls, St Joseph's corridor)
→ First mover into Turf City's long-term repositioning as a lifestyle district
→ Previewing July 2026 — pricing not yet set

The Turf City angle is the one I'd pay attention to most.

That site has been sitting idle for years. When it finally transforms, the surrounding residential addresses benefit. Dunearn House is the closest new launch to that story right now.

Not saying buy blindly. Pricing matters — we'll know more at preview.

But if Bukit Timah is on your radar, this is the one to understand before the crowd shows up.

DM me to get on the preview list.

14 units sold in 2.5 weeks.Not at a suburban condo. Not at an OCR new launch.At Union Square Residences — freehold, CDL,...
03/06/2026

14 units sold in 2.5 weeks.

Not at a suburban condo. Not at an OCR new launch.

At Union Square Residences — freehold, CDL, Clarke Quay, Singapore River frontage.

The numbers that matter →
→ 1BR+S from $1.376m ($2,719 psf)
→ 2BR from $1.88m ($2,648 psf)
→ 3BR from $2.612m ($2,638 psf)

Sub-$3,000 psf in the Central Area is not common. The last time we saw pricing like this in District 6 was years ago.

What's driving the take-up →
→ CDL brand — institutional grade developer, strong track record
→ Fort Canning and Singapore River as your backyard
→ Freehold tenure in the city core
→ Entry quantum still accessible relative to comparable CCR projects

Is it for everyone? No.

If you're not comfortable with CCR volatility, or if your budget needs stretching to get here, this probably isn't the right move.

But if CCR is already in your plan — the pricing at Union Square right now is worth a serious look before it reprices upward.

DM me if you want the full breakdown.

Two units. Both listed at 1,000 sqft. Same price range.But one feels like a palace. The other feels like a shoebox.Same ...
02/06/2026

Two units. Both listed at 1,000 sqft. Same price range.

But one feels like a palace. The other feels like a shoebox.

Same numbers. Very different reality.

That's GFA harmonisation — and most buyers still don't fully understand it.

Here's what changed →

Before June 2023, developers could include non-liveable spaces in the advertised unit size:
→ Air-con ledges (typically 4–5% of strata area)
→ Strata voids — the empty air above high ceilings

A unit with 800 sqft of actual floor space could legally be marketed as 1,000 sqft.

From June 2023 onwards, harmonisation closed that gap. Non-usable spaces no longer count. What you see is (closer to) what you get.

But here's the side effect nobody talks about →

Post-harmonisation units look smaller on paper. So psf looks higher.

That's not the price going up. That's the inflation being removed.

Real example from data:
→ Hillock Green 2BR: 775 sqft advertised / only 586 sqft liveable → actual psf was $2,488, not $1,882
→ Lentor Mansion 2BR: 657 sqft advertised, all liveable → actual psf $2,344

Lentor Mansion looked more expensive. It was actually cheaper per usable sqft.

Before you compare any two projects on psf — check whether both are post-harmonisation.

If the AC ledge is listed as "Non-Strata" on the floor plan, it's harmonised.

If not, do the math.

The first EC under the new rules is coming.And the site just launched for tender.Canberra Drive. ~185 units. 99-year lea...
01/06/2026

The first EC under the new rules is coming.

And the site just launched for tender.

Canberra Drive. ~185 units. 99-year leasehold. Walk to Canberra MRT. 1km to two primary schools.

But here's what makes this one different from every EC before it →
→ MOP extended to 10 years (was 5)
→ Deferred Payment Scheme removed
→ First-timers get more priority at launch

The government tightened EC significantly on 8 May 2026. This Canberra Drive site is the first to go to tender under those rules.

Which means the EC launching here will be the first where buyers have to commit fully — longer hold, no deferred payments, tighter second-timer access.

For the right buyer profile? This is still one of the best-value pathways into private property in Singapore.

For the wrong one? The new rules will filter them out.

Ask yourself honestly which side you're on — and plan accordingly.

Drop a comment below: are the new EC rules fair, or too restrictive?

"Resale always wins on rental yield." "New launch always profits." Both statements are wrong — here's what the data actu...
31/05/2026

"Resale always wins on rental yield." "New launch always profits." Both statements are wrong — here's what the data actually says.

I broke down the full Resale vs New Launch debate into 8 slides — no hype, just the logic you need before making a $1M+ decision.

Swipe through before you decide 👉

🏷️

Stocks vs property isn't really a competition. It's a question of what season of life you're in and what you actually ne...
30/05/2026

Stocks vs property isn't really a competition. It's a question of what season of life you're in and what you actually need your money to do.

Here's the honest breakdown 👇

📉📈 They move together more than you think

Property and stock markets are often correlated. Property typically follows stock market movements by one to two quarters — partly because when stocks get volatile, investors shift into "hard" assets like property for psychological security.

So the idea that they're completely separate bets? Not quite accurate.

❌ The "false comfort" trap

Stocks feel safer to many people because you can invest in small amounts — no need to commit a large lump sum.

But that fractional comfort can quietly work against you. If it stops you from deploying capital effectively, you may end up watching property prices rise while your portfolio does less than it could have.

Feeling safe and actually being safe are two different things.

🔑 The real differentiator: Leverage
This is where property changes the equation.
With property, you control a large asset on a 25% downpayment. That magnifies your Return on Equity (ROE) in a way a non-leveraged stock portfolio simply can't replicate.

Example logic:
— Property worth $1.5M, downpayment $375k
— 10% appreciation = $150k gain
— That's a 40% ROE on your actual cash deployed

Stocks at the same $375k invested with 10% growth = $37.5k gain = 10% ROE
Same market movement. Very different outcome on equity.

Leverage is a double-edged sword — but used correctly, it's one of the most powerful wealth-building tools available to the average person.

Holding large amounts of cash for "psychological comfort" has a real cost — inflation quietly erodes your purchasing power while asset prices keep moving.

The question isn't stocks or property. It's: what does this season of your life actually require?

Once u have that answer. Then pick the tool.

Most people know SRS saves you tax going in. Fewer people plan how to take it out — and that's where the real money is l...
29/05/2026

Most people know SRS saves you tax going in. Fewer people plan how to take it out — and that's where the real money is lost.

If your SRS balance is heading toward $400k–$1M+, the standard "just withdraw slowly" advice isn't enough. Here's what actually matters 👇

❌ The trap most high-balance holders fall into
Withdraw only $40k/year to stay tax-free — sounds smart.

But if your remaining balance keeps compounding at 5–6%, you'll end up with a massive lump sum in your final years that gets hit hard at withdrawal.

Small withdrawals now ≠ small tax bill later.

✅ The smarter move: Even Spacing
Instead of defaulting to the minimum, calculate a level annual withdrawal that accounts for expected investment growth across your full 10-year window.

Example:
— $800k balance, 5% annual growth
— Withdraw ~$103,600/year
— Clears the account in 10 years at the lowest possible tax bracket throughout

The math matters more than the instinct to "withdraw as little as possible.

🧾 Remember: Only 50% of SRS withdrawals are taxable

So even if you pay some tax on the way out, the net savings vs. what you originally saved during contribution years is almost always significantly positive.

The goal isn't zero tax. It's worthwhile tax.

💀 What happens if you don't withdraw before death?
— First $400k in your SRS account: not taxed upon death
— Anything above $400k: 50% rule still applies, taxed as a lump sum

Real numbers:
$2M balance left at death → ~$153k one-time tax bill
$2M withdrawn over 10 years systematically → ~$56.5k total tax

The difference: ~$96,500 more going to IRAS instead of your family.

📌 Key takeaway
Monitor your SRS balance annually. If your investments outperform projections, adjust your withdrawal amount upward — don't wait until year 8 to realise you're behind on the plan.

SRS is a long game. The tax efficiency is in the exit strategy, not just the entry.

The land next door just bid at $1,625 psf ppr. Dunearn House came in at $1,410 psf ppr. That 15% gap is your real questi...
28/05/2026

The land next door just bid at $1,625 psf ppr. Dunearn House came in at $1,410 psf ppr. That 15% gap is your real question — not "is Bukit Timah good?"

Everyone knows Bukit Timah is desirable. That's not the signal here.

The signal is timing 👇

📊 What the numbers actually say:The neighbouring Dunearn Road GLS site was awarded at ~$1,625 psf ppr — around 15% above the $1,410 psf ppr paid for the Dunearn House plot. PropNex Research projects the next-door launch could price above $3,000 psf when it comes to market.

That sets the future benchmark. Dunearn House launches before that ceiling gets established.

The case for entering now:
— First real new launch in the Bukit Timah-Turf City transformation story
— The wider precinct is planned for 15,000–20,000 new homes across public and private housing
— this is a full new neighbourhood, not a pocket development
— Backed by Frasers Property, Sekisui House & CSC Land — track record includes Seaside Residences and Parc Greenwich
— ~380 units on 145,000+ sqft site — substantial but not a mega-launch
— Bukit Timah school belt, between Sixth Avenue and King Albert Park MRT

The honest trade-off:
The precinct isn't fully formed yet. Construction activity, evolving amenities — that's the real price you pay for early positioning.

By the time everything feels perfect, the market may already have priced in that comfort.

If you can hold and let the location mature around you — this is the entry point to watch.If you need everything ready on day one — this isn't it.

💬 DM me "DUNEARN" and I'll walk you through the stack analysis, unit mix, and how it fits your plan.

Your flat has been listed for weeks. Viewings slowed down. No offers. It's not always the market — sometimes it's one of...
27/05/2026

Your flat has been listed for weeks. Viewings slowed down. No offers. It's not always the market — sometimes it's one of these 5 reasons.

Let's be honest about why flats don't move 👇

❶ You're overpricing it
Buyers today come fully armed — they've checked recent transacted prices before they even WhatsApp you. If your ask feels off, they don't negotiate. They just move on.

❷ The market shifted
HDB resale recorded 0% price growth in Q4 2025 — first flat quarter in 5 years — and dipped 0.1% in Q1 2026. More BTO options + more MOP flats hitting the market = more competition for your unit.

❸ Lease decay is shrinking your buyer pool
Shorter remaining lease = CPF restrictions + lower LTV from banks. Buyers need more cash upfront. Many just can't make the numbers work.

❹ Presentation is killing viewings before they start
Bad listing photos, clutter, strong smells — buyers decide in the first 10 seconds online. If your photos look dark and messy, they're already clicking away.

❺ Your unit has a natural disadvantage
West-facing, rubbish chute facing, high-noise floor — these aren't dealbreakers, but they need to be priced in. Buyers have too many choices to compromise for free.

The fix isn't patience. It's strategy.
— Price on transacted data, not what you hope to get
— Understand what your buyer can actually borrow
— Present the unit properly before it goes live
— Be honest about your lease remaining

💬 If your flat has been sitting, DM me. I'll give you a straight read on why — no sugar-coating

Address

480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing
Singapore
310480

Opening Hours

Monday 00:00 - 23:59
Tuesday 00:00 - 23:59
Wednesday 00:00 - 23:59
Thursday 00:00 - 23:59
Friday 00:00 - 23:59
Saturday 00:00 - 23:59
Sunday 00:00 - 23:59

Telephone

+6581161122

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