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!

21/09/2026

Two kids, one budget — bigger flat further out, or a smaller one nearby? For families with kids, space should come before location every time. Needs before wants — pick your budget first, then match a home to it. Want to build wealth? Study who your next buyer will likely be. 3Gen flats and the Proximity Housing Grant help families live close to parents. Inherit an HDB while owning private property? No ABSD, but check your property count. There's no perfect home — just the one that fits your family's needs. Comment your biggest housing question below.

18/09/2026

12 top primary schools just changed who gets priority to enroll. From 2027, half the Phase 2C seats go to kids living past 2 kilometers away. But if you already paid a premium to live within 1 kilometer, that edge is gone. Analysts say prices near these schools won't drop — demand just spreads wider. The sweet spot could now be 3 to 4 kilometers, about a 10 to 15 minute ride. Towns like Toa Payoh, Queenstown, Bedok and Marine Parade could be the new sweet spot. A resale 4 room flat in Marine Parade costs $632,500, versus $2.13 million for a condo. Condos near Nanyang Primary already rose 18.2 percent, beating the district average. So don't fixate on 1 kilometer — the whole map just got bigger. Follow for more updates.

17/09/2026

Condo en-bloc votes just got easier — should ageing HDB flats get the same deal? The older the project, the lower the votes needed — 80% drops to 70%, then 65%. But HDB blocks are packed with homes, not just investments — getting everyone to agree is much harder. Lowering thresholds hasn't fixed private en-bloc — big sites are still stuck over replacement costs. VERS has one edge — the Government plans replacement flats early, so buyers face less uncertainty. To win votes, HDB may need showflats and mock ups — the same playbook new launches use. Would a lower threshold get your block to vote yes? Tell me in the comments.

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.

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