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Brandon Tong, 480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing, Singapore (2026)

05/09/2026

🚨 POPULAR NEW LAUNCH ≠ GOOD BUY

2026 buyers, don’t let FOMO make your property decision for you.

A sold-out project can still contain some very bad buys.

PROBLEM 1 — BUYING TOO LATE

When a launch becomes hot, developers may raise prices as sales momentum builds.

That means two buyers in the same project, same stack and similar floor can enter at very different prices.

In extreme cases, a lower-floor unit bought later may cost much more than a better unit purchased earlier.

If your entry price is already close to the future resale ceiling, your upside can become very limited.

PROBLEM 2 — BUYING WHATEVER IS LEFT

After missing several launches, buyers can become tired and desperate.

“Never mind lah, just secure one first.”

That’s dangerous.

You may end up accepting:

❌ Poor facing
❌ Weak stack
❌ Inefficient layout
❌ Bad floor level
❌ Higher price than earlier buyers

A popular project does not automatically make every unit a good unit.

SOLUTION 1 — STUDY THE DEVELOPER’S PRICING PATTERN

Some developers use gradual and predictable price increases.

Others may start competitively, then increase prices aggressively as units sell.

Before buying, ask:

How did this developer price its previous launches?

Was the best opportunity during Phase 1?

SOLUTION 2 — COMPARE BEFORE YOU COMMIT

Before booking, compare your unit against:

✅ Earlier transactions
✅ Same stack on other floors
✅ Similar layouts
✅ Better remaining units
✅ Nearby competing projects

Sometimes the smartest move is not buying.

There will always be another launch.

👉 My view:

Don’t buy because everybody else is buying.

Buy because the price, unit and exit potential make sense for you.

📩 Looking at a 2026 new launch?

DM me the project and unit you’re considering.

I can help you analyse the price, stack, layout and whether you may be entering too high.

04/09/2026

🏠 TURNING 55? YOUR CPF + PROPERTY STRATEGY MAY NEED A RELOOK

Many people think turning 55 simply means “I can withdraw my CPF”.

Actually, property ownership can play a big part in how much flexibility you have.

Here are 5 things worth knowing:

1️⃣ RA is created at 55
CPF will set aside savings towards your Full Retirement Sum (FRS). Any eligible OA balance left after that can generally be withdrawn.

2️⃣ Property can affect withdrawal flexibility
If you own a qualifying property, you may be able to set aside the Basic Retirement Sum instead of the FRS by using a property pledge.

That may allow you to unlock more CPF, but your future retirement payouts will also be lower.

3️⃣ OA becomes more useful after 55
Once retirement requirements are met, eligible OA savings remain withdrawable.

This means OA can potentially become part of your retirement liquidity planning.

4️⃣ Voluntary Housing Refund may become interesting
Used CPF to pay for your property?

You can voluntarily refund the money back into OA.

OA earns 2.5% p.a., and after 55, eligible OA savings can still be withdrawn.

For some owners, this can form part of a retirement cash strategy before CPF LIFE starts.

5️⃣ Your property sale timing matters

Selling at 52, 55 or 60 may produce very different outcomes.

Don’t just think:

“Sell condo $1.8M, buy HDB $800K = I free up $1M.”

You still need to account for:

🏦 Outstanding loan
💰 CPF refund
🏠 Replacement property
📑 Stamp duties & costs
👴 Retirement requirements

👉 The bigger lesson?

CPF planning and property planning should not be done separately.

If you’re approaching 55, your property may be one of the biggest pieces of your retirement plan.

📩 Thinking of selling, right-sizing or restructuring your property?

DM me for an analysis of your current situation.

03/09/2026

🏡 AMBERWOOD AT HOLLAND — 3 ADVANTAGES WORTH UNDERSTANDING

When comparing new launches, price is important.

But sometimes the bigger story is where the project sits today — and what surrounds it tomorrow.

For Amberwood at Holland, I see 3 interesting advantages.

01 — FIRST-MOVER ADVANTAGE

Amberwood is the first of 8 planned Holland Plain plots.

Its land was secured at $1,432 psf ppr, while the next Holland Plain plot came in at $1,491 psf ppr — about 4% higher.

Why does this matter?

Amberwood entered the precinct earlier, before subsequent land prices moved higher.

That doesn’t guarantee profits — but it gives buyers an interesting starting position to consider.

02 — MRT + SCHOOL ADVANTAGE

Around 7 minutes to King Albert Park MRT and Methodist Girls’ School, with MGS within 1km.

King Albert Park is also planned to become a Downtown Line + Cross Island Line interchange, with the CRL connection targeted for 2032.

For family buyers, having both connectivity and an established education belt nearby is a strong combination.

03 — EXIT ADVANTAGE

Here’s something quite different:

Amberwood has no 1- or 2-bedroom units.

All 212 homes are 3- to 5-bedroom layouts, with the project designed more towards families and owner-occupiers.

Potentially, that means a more differentiated buyer pool and fewer small investment units competing for resale in future.

👉 MY TAKEAWAY

Amberwood isn’t about just one selling point.

It’s the combination of:

📍 First-mover position in Holland Plain
🚇 Future MRT interchange + education belt
🏠 Family-sized 3–5 bedroom homes

The real question is whether the launch price and unit selection make sense for your own property plan.

📩 DM me if you’d like an analysis of Amberwood, the upcoming Holland Plain launches, and which unit type may suit you best.

02/09/2026

🔥 ONE MARINA GARDENS — MARINA BAY LIVING FROM $1.8XM

Looking for a new launch in the heart of Marina Bay?

One Marina Gardens offers a rare opportunity to own a home in one of Singapore’s most prestigious city-centre locations.

🏡 Latest indicative pricing:

2BR + 2 Bath | 657 sqft
From $1,876,500 | $2,857 psf

3BR | 904 sqft
From $2,559,300 | $2,831 psf

3BR DK | 969 sqft
From $2,714,900 | $2,802 psf

3BR Premium | 1,066 sqft
From $2,964,500 | $2,781 psf

4BR Premium | 1,647 sqft
From $4,773,300 | $2,898 psf

Why consider One Marina Gardens?

🚇 MRT right at your doorstep
🌆 Prime Marina Bay location
🌳 Gardens by the Bay nearby
🏙️ Minutes from Marina Bay Sands
🚌 Complimentary shuttle to Tanjong Pagar & MBS
📍 Prestigious District 1 address

For buyers looking for city living, connectivity and long-term Marina Bay transformation potential, this is definitely one project worth taking a closer look at.

📩 DM me for:
• Latest price list
• Available units
• Floor plans
• Unit recommendation
• Comparative market analysis
• Showflat viewing

Prime location.
Prime opportunity.
One Marina Gardens.

01/09/2026

🏠 HOT TOPIC OF THE MONTH

Sell your condo and move back to HDB?

With the 15-month wait-out period removed for eligible private homeowners buying a non-subsidised resale HDB without an HDB loan, this option has suddenly become much more practical.

But should you actually do it?

✅ WHO SHOULD CONSIDER IT?

You may want to seriously look at right-sizing if:

• Your condo has appreciated significantly
• Your outstanding loan is already low
• Your children have grown up and you no longer need the space/facilities
• You want to reduce your monthly mortgage
• You want to unlock property equity for retirement or investments
• You prefer greater financial flexibility over continuing to hold a private property

Example:

Selling a $1.8M condo and moving to an $850K HDB sounds like you are unlocking $950K.

But that is NOT necessarily what goes into your pocket.

You still need to account for your outstanding loan, CPF refund, stamp duties and other costs.

❌ WHO MAY NOT WANT TO DO IT?

Think carefully if:

• Your condo still has strong upside potential
• You have a large outstanding mortgage
• You are financially comfortable and don't need to unlock the equity
• The HDB you actually want is also expensive
• You may regret giving up private property ownership later

Age matters too.

Once you cross 55, the way your CPF housing refund is allocated can change — so selling at 52 versus 58 can produce a different financial outcome.

👉 The real question isn't:

“Should I sell my condo?”

It is:

“After selling, buying my next home and settling my CPF and loan… am I actually financially better off?”

Every household will have a different answer.

📩 Thinking about moving from condo back to HDB?

DM me for an analysis of your current property, CPF, outstanding loan and possible options before making your next move.

31/08/2026

🏙️ EN BLOC MARKET COMING BACK?

Singapore is proposing changes that could make collective sales easier for older private developments.

For developments aged 40–59 years, the consent threshold could drop from 80% to 70%.

For those aged 60 years and above, it could fall to 65%.

So what does this mean for the property market?

✅ HOW IT MAY BENEFIT

Older condos may have a better chance of achieving an en bloc sale.

This could help rejuvenate ageing estates, unlock underused land and create more new private homes without depending solely on Government Land Sales.

Owners of older developments may also get another possible exit route, especially where maintenance costs are rising and the property is becoming harder to upgrade or sell.

❌ BUT IT DOESN’T MEAN EVERY OLD CONDO WILL EN BLOC

Developers still need the numbers to make sense.

They will consider:

• Land price
• Construction costs
• Financing costs
• ABSD risks
• Potential selling price of the new development

If owners demand an unrealistic reserve price, developers can simply walk away or choose another site.

And even if your property gets en bloc, you still need to consider the cost of buying your replacement home.

👉 My view:

These reforms may bring more en bloc activity, but probably not another 2017–2018 boom.

The developments most likely to benefit will still be those with good locations, strong redevelopment potential and realistic pricing.

📩 Want to know how your property may be affected?

DM me your condo/project name for a property analysis.

30/08/2026

🇸🇬 NDR 2026: Look beyond the Baby Bonus… there’s a bigger story here.

Singapore is putting serious resources behind making it easier to start and raise a family.

Some of the latest measures 👇

👶 From Apr 2027, every Singaporean child will receive almost $70,000 in direct support by age 17, including:

• $10,000 cash gift
• $5,000 CDA First Step Grant
• Up to $5,000 CDA matching
• $2,000 Child Credits yearly for the first 16 years
• Edusave top-ups
• $10,000 PSEA top-up at age 17

🏫 Preschool costs are also coming DOWN.

By 2030, government-supported preschool fees are targeted at:

Childcare: $150/month
Infant care: $300/month

Before additional means-tested subsidies.

💡 Now zoom out.

Together with higher BTO/EC income ceilings and more BTO ballot chances for families with children, the direction is becoming clear:

Singapore is determined to reduce the barriers to marriage, parenthood and raising children.

Will this create a baby boom overnight? Probably not.

But over the long term, the government is clearly supporting household formation and population sustainability.

🏠 And that matters for PROPERTY.

More households mean continued underlying demand for homes.

At the same time, Singapore actively manages land supply, housing supply and cooling measures — so I’m not expecting prices to simply “shoot to the moon”.

A healthier long-term picture may be:

📈 Gradual income growth
📈 Gradual household growth
📈 Controlled housing supply
📈 Gradual property price appreciation

You cannot control where property prices will be 10 years from now.

But you CAN control when you enter, what you buy and how much you pay.

For buyers who are financially ready and buying for the long term, entering earlier remains one of the few advantages you can control.

Not FOMO. Not “buy anything”.

Buy the RIGHT property, at the RIGHT price, when you’re ready.

29/08/2026

🏡 Amberwood at Holland — smart first-mover opportunity or expensive gamble?

This is one of the more interesting District 10 launches to watch.

Amberwood is a low-density 212-unit development with only 3 to 5-bedroom homes — clearly designed more for families and owner-occupiers than small-unit investors.

What caught my attention 👇

📍 Plot 1 of the upcoming Holland Plain transformation
🏡 Only 212 units across 11 low-rise blocks
📐 3BR from around 872 sqft to 5BR around 1,572 sqft
🚗 1:1 carpark ratio
🎓 Near popular Bukit Timah schools
🚇 King Albert Park MRT nearby
🌳 Future Holland Green Linear Park

But being the FIRST project in a new precinct also comes with trade-offs.

Buyers should consider:

⚠️ 99-year leasehold within a largely freehold neighbourhood
⚠️ Potential $2,900–$3,200 psf entry pricing
⚠️ Several years of construction around the estate
⚠️ Bigger units = higher absolute quantum
⚠️ Rental yield may not be the main attraction here

So who could Amberwood make sense for?

Families who want to stay long term in District 10, landed owners looking to right-size, or parents prioritising the Bukit Timah education belt.

But at around $3,000 psf…

Is being the first mover an advantage — or are you paying tomorrow’s price today? 🤔

🎥 I break down the land cost, future Holland Plain transformation, pricing, competition and the 5 things buyers MUST consider before buying.

▶️ Watch the full Amberwood at Holland review here:
https://youtu.be/BLKkIMMIgkA?si=DvlOs2yryiEF1g2A

Save this post and share it with someone considering Amberwood.

28/08/2026

🛡️ Having health insurance is one thing.

Knowing whether your hospital bill can actually be claimed is another.

Here are 4 things to know 👇

1️⃣ Check if the clinic can e-file
MediShield Life, Integrated Shield Plan and MediSave claims are usually submitted electronically by the medical institution.

Before treatment, ask:
“Can you submit my MediShield Life / IP / MediSave claim?”

2️⃣ Get pre-authorisation
For planned procedures, especially at private hospitals, check with your insurer first.

You’ll have a clearer idea of:
• What is covered
• How much insurance may pay
• Your possible out-of-pocket cost

3️⃣ Check your estimated claim
Use CPF’s MediSave & MediShield Life Claims Calculator to estimate coverage, MediSave usage and potential cash payment.

4️⃣ Know the exclusions
Not every treatment is claimable. Cosmetic procedures, certain elective treatments and routine maternity expenses may be excluded.

💡 MY TAKE

Buying insurance is only the first step.

Real protection means knowing:
What am I covered for?
Where can I seek treatment?
How much might I still need to pay?

Insurance gives you the safety net. Knowing how to use it makes the protection stronger.

📌 Save this post for future reference.

27/08/2026

🔥 Freehold + Novena MRT + CCR — all in one launch.

That combination doesn’t come around often.

Introducing Serra Residences, a rare freehold new launch in Novena with strong fundamentals for buyers who value centrality, connectivity and long-term holding potential.

Here’s why it stands out 👇

📍 Prime CCR location
Right in the heart of Novena, with easy access to the city and major lifestyle amenities.

🚇 About 7 minutes’ walk to Novena MRT
A big plus for both own-stay buyers and future tenant appeal.

🏡 Freehold tenure
A rarer proposition in today’s new launch market, especially in a central location.

🏙 HealthCity Novena transformation
The wider Novena precinct continues to evolve into a major healthcare and medical hub.

🌳 Future lifestyle transformation nearby
With upcoming developments around the Novena area, the neighbourhood could become even more vibrant over time.

For buyers looking for a central home with MRT connectivity and freehold ownership, Serra Residences is definitely one project worth keeping on the radar.

📲 DM me if you’d like the latest floor plans, pricing updates or to arrange a VVIP preview appointment.

Brandon Tong

05/09/2026

04/09/2026

03/09/2026

02/09/2026

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