ACES Division

ACES Division We are a committed Real Estate division that strives to give our team members the best knowledge and skills that one requires to flourish in this industry!

20/08/2026

Right up front, this bright hall offers sleek built-in storage and a cosy window seat. Just alongside, gather around a spacious dining setting framed by custom cabinetry. Upstairs, your master suite enjoys clean panelled walls and peaceful natural light. the study corner easily transforms into a bold, characterful studio. Or dress it in warm oak tones for a bright, cheerful kid's bedroom.

11/08/2026

A Prime BTO sounds like a win — until you check what locks you in for 10 years. Standard has a 5 year MOP. Plus and Prime lock you in for 10. Ballot a Prime flat in 2026 and you're locked in until 2040 or 2041. Sell a Berlayar Rise flat for one million and HDB claws back 140 thousand dollars. Your future buyer must earn under 14 thousand a month and can't own private property. A Standard flat can net more profit, five years sooner, with none of the strings. Forever home in a location you love, go Prime. First chess move, go Standard. Not sure which tier fits your plan? Comment your budget and I'll break it down for you.

09/08/2026

Divorcing in Singapore? Splitting the flat isn't as simple as fifty fifty. Selling on the open market is the clean path — but buying out your ex's share gets messy. Divorce before MOP ends? The selling spouse could owe Seller's Stamp Duty. On a five hundred thousand dollar share, that's a twenty thousand dollar SSD bill. No loan left? Simple — the buying spouse just pays out the other's full share. With a loan still owing, Damien needs a new loan worth six hundred seventy five thousand dollars. Fair split doesn't always mean fifty fifty — the court weighs each spouse's contribution. Weighing a buyout or a sale? Comment your situation and we'll break down the numbers.

07/08/2026

They own a paid off HDB in Singapore but live in Australia. Their four room flat near Little India is worth $550,000 to $580,000, renting for $2,900 a month. The worry? Holding it too long as the lease gets shorter could hurt its value. But Klang Lane flats grew 3.86% a year, even past 20 years old, close to the 4.88% islandwide average. So selling out of fear alone doesn't really hold up once you look at the numbers. Selling to buy a $1.65 million condo could capture 4.77% growth, for about $1,742 a month out of pocket. Paying down the Australian mortgage instead sounds safe, but it locks up cash you might need later. The real question isn't lease decay. It's what you want this flat to do for your retirement.

04/08/2026

$230,000 in HDB grants sounds amazing, until you check who actually qualifies. The CPF Housing Grant alone drops from $80,000 to $50,000 if you pick a 5 room flat. A couple earning $7,500 a month may only get $25,000 in EHG, not the full $120,000. Living with your parents instead of just nearby can add another $10,000 to your grants. That $125,000 isn't cash, it goes into your CPF and gets refunded with interest when you sell. You need a valid HFE letter before a seller can even grant you the Option to Purchase. Drop your household income below and I'll estimate your real grant total for you.

28/07/2026

Overnight, Singapore scrapped the 15 month wait for private owners buying HDB flats. This rule began in September 2022 to slow down private owners competing for resale flats. Every year HDB got about 1,800 appeals to waive the wait, and only one in four won. But this cuts both ways — first time buyers just lost a rule that shielded them from private upgraders. The minister says resale prices have cooled a lot since the pandemic building delays ended. One takeaway: if you sold private property recently, you can apply for an HDB flat now. Selling private to buy HDB? Comment your estate and I'll break down your timeline.

16/07/2026

popular and highly in demand Melville Park condo very spacious cosy living & bedrooms for quality lifestyle spacious and warm master bedroom, couple spending valuable time together that everyone dreams of you & spouse are happily preparing breakfast daily you never find this spacious living & dining area in a newer condo that many homeowners dream of very inviting facilities and landscape for family

15/07/2026

A 40ha former military camp in Singapore is becoming your next neighborhood. But here's the catch: 61 of 86 buildings will be demolished — including SAJC's track and main block. Out of 86 state buildings studied, only 25 are slated for retention. That's less than 30%. Four buildings have exceptional heritage significance — including the 1939 Alexandra School block. Some former barracks buildings in Lock Road may be repurposed as shops and community spaces. The estate will also protect 8ha of green space, with 293 plant species and 178 fauna species recorded. Want to know which blocks survive and what this means for your next home? Follow for the full breakdown.

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430 Lorong 6 Toa Payoh #01/01
Singapore
319402

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