Bryan Tan Powerful Negotiators

Bryan Tan Powerful Negotiators Real Estate Game Changer through creative funding techniques and portfolio management Do you have Cash & CPF savings, a HDB flat or an inherited property?

Bryan strongly believe that real estate is one of the best investment one could make in Singapore. Property is the biggest financial asset that most people in Singapore own, regardless of their nationality. He can help your restructure your property portfolio to make it a more profitable and cash flow generating one for you. "We spend so much of our time working, but have you ever thought of how y

our money can work hard for you?"

Look at what's within your reach. He would like to work with you to maximise the investment value of your property portfolio. Working in a team made up of dedicated and experienced individuals who are well versed in real estate investments. Our team have helped many of our clients grow their portfolio from zero to multiple properties. Our team will not only source for the best investment property within your comfortable budget range but also find you your dream home. Should you like to find out more, please do not hesitate to call/SMS/Whatsapp Bryan @84882001. Have a wonderful day ahead! Powerful Negotiators @ Propnex
Number 1 Team in Propnex

01/06/2026

In the resale market, as long as the subsale market makes money, the resale market in that particular development will do well as well.

So when we look into this chart and we understand that today, anything that you are selling within this region over here, this is your current sale based on your subsale market right now.

But when did they buy this property?

If you look at it, they bought this property four to five years ago. So they are selling in 2025. They bought this property within this region over here.

So this means that today, even though they buy at this region, from here all the way to here, they would have made a good maybe $200 to $300 or even $400 to $500 per square foot gains already, considering that they're buying new launch, selling at subsale.

That's real profitability. Not just paper gains.

When subsale moves, it proves the development has actual demand. It proves people who bought four to five years ago are exiting with profit.

And when subsale performs, resale in that development performs too.

That's the whole cycle. That's what we're always looking at. Not just launch hype. Actual profitability over time.

28/05/2026

Let me show you one last graph that's really important.

The relationship between the resale properties in Singapore, the new launches in the market, and most importantly, the subsale. The subsale is the determination of the profitability of the new launch that you bought four to five years ago.

Now if you look at the graph itself, we know that today the private property, being the bottom line here, is growing very steadily. Very consistently.

The one that is leading the price point will always be the new launches. Right on top over here, being the blue line.

So the blue line, or rather new launch itself, causes the price to go up because they pull up the entire market together.

However, if I want to determine whether or not buying a new launch makes sense, we still have to look into whether or not the subsale market is doing well.

Because the subsale market is the time whereby they are able to sell within that one year from TOP to CSC.

That's your real indicator. Not just what the developer is selling at launch. But what buyers four to five years later are able to exit at.

If subsale is moving, that means people are making money. If subsale is stagnant, that tells you something about the actual demand and profitability.

Always look at the full picture. Not just the hype at launch.

25/05/2026

Most people ask me, where are the opportunities right now?

Do we look at the current launches coming up or do we go back and look at the post-launches that have balance units we can consider?

To find the opportunities, we need to understand the foundation. Understand the future of Singapore's real estate prices. Then we can start to understand where the opportunities are.

Let me use this as an example. This is the opportunities in Singapore's real estate.

If I study this, the red line is the new EC prices. The blue line is the private prices. I use the OCR price point as a reference for opportunities.

If you notice one thing when we talk about how EC prices lay the foundation, we start to see a very narrowing gap between the EC and the private property.

Which means that today, if the EC for Revel, for example, sells as high as $1,800, $1,900, $2,000 per square foot, and I'm able to come into any OCR properties ranging from $2,100, $2,200, even up to $2,300 per square foot, my gap between EC and condo is now $200 to $300 per square foot price difference.

Do you think that today there are opportunities that we can enter in at this kind of price tag?

When the gap narrows like this, you're essentially buying private at near-EC pricing.

That's the window. That's the opportunity most people miss because they're too busy waiting for the next shiny launch.

21/05/2026

What's happening right now is we're in a very small window.

In 2026, we'll start to see per square foot coming back to what 2022, 2023 did. Prices throughout Singapore will climb back to those levels.

So what we're looking for right now is that window. A very small window in the post-launch segment where you can still enter at a price point that makes sense.

If you can enter into this price point right now, this is your window of opportunity.

You're buying back into a historical price rather than a future price.

Most people wait. They think prices will drop further. They hesitate.

But by the time everyone realizes the window is there, it's already closed.

The opportunity isn't when it's obvious to everyone else.

The opportunity is now. When most people are still watching and waiting.

That's when you move.

18/05/2026

Let me show you something about Elta pricing.

If I sort by pricing and look at their larger floor plate unit types, you'll notice on the extreme right they break it down into per square foot.

The very interesting layout I want to talk about is actually the 4-bedroom dual key.

Their 4-bedroom dual key is $2,387 per square foot and starting from $2,387 per square foot.

Which means that today, if you are able to buy into Elta at $2,387 per square foot versus the surrounding transacted units already done at $2,300, $2,400 per square foot, and within the development there are units transacting at $2,600, $2,700 per square foot, this is the gap that we are talking about.

We want to be able to buy into this gap. Buy into this protection.

So that in future, at least I have that flexibility to sell at what the other people are selling. Or I have the flexibility to sell slightly lower than what the rest of the people are selling and still make good profits for this property.

You're not just buying a unit. You're buying a position. A position that gives you options later.

That's how you protect your downside and maximize your upside.

14/05/2026

The question I ask clients when they're looking at Elta is this: At what price per square foot do you want to buy in at?

Do you want to buy towards $2,555 per square foot all the way up to $2,881 per square foot? Do you deem that as a safe entry?

Or will you want to buy on average at about $2,355 per square foot to as low as $2,200 per square foot?

Which position do you want to take?

That's the first thing we need to figure out.

What has been transacted has been very interesting. The 4-bedroom transaction at 1,300 square feet, they're doing at about $2,304 per square foot.

And to me, this $2,303, $2,304 per square foot is deemed as a safe entry price.

Why?

Because if you look at a 3-bedroom that is done, this is done at $2,847 per square foot. And we have another 4-bedroom doing at about $2,644 per square foot.

So when I'm looking at this kind of price tag with a $200 to $300 price gap within my development itself, this is considered safe.

When you enter into a development at this kind of price tag, you already have a buffer of $200 to $300, even a $500 buffer if you're looking at the highest range per square foot.

And this allows you to capture that protection and buy into that gap within the development.

You're not buying at the top. You're buying with room to breathe. Room to exit. Room to be flexible later.

That's strategic entry. Not just buying because the unit looks nice.

11/05/2026

Let me explain what I mean when I talk about buying into profitability or buying into protection.

There's a few things we look at.

Number one is the present prices. In this case, the present prices are well protected within the development itself.

Next one is the past prices, which is the resale within the area. We're protected by the present within the development. We're protected by the past, which is the resale prices.

And we're protected by the future, which is the future land plots.

This itself determines where you are on that curve we always talk about. The rainbow that we always draw.

If today my resale prices are already at $2,200 to $2,300 per square foot, and my future land plots coming in are averaging $2,500 per square foot or even higher up to $2,600 per square foot, and I'm coming into this region at $2,300 to $2,400 per square foot?

This is what we determine as safe entry price.

And when I'm coming in at a safe protected entry price, I get the ability to be flexible in my pricing in future.

I get the ability to sell in future and the ability to rent out in future if I really want to for a new launch like that.

That's how you protect yourself. You don't just buy on emotion or launch hype. You buy based on where you are in the price curve.

04/05/2026

Let me explain something about how land supply actually works in Singapore.

The government isn't releasing land randomly.

The Government Land Sales program, the multiple approval processes, the timing of launches.

All of it is deliberate. The strategy is to control prices. To make sure the market grows steadily instead of overheating and then crashing hard when heavier cooling measures have to come in.

So when you understand that, the way you explain land scarcity to your client completely changes.

One version sounds like this: "No more land in this area, better buy now."

The client hears urgency. They feel pushed. They start wondering if you're just trying to close them.

The other version sounds like this: "The government releases land systematically because they want to protect your asset value. Prices here don't shoot up overnight. They grow steadily because supply is managed that way. That's actually what protects you as a buyer."

Same underlying fact. Completely different reception.

And when you present it the second way, you're not pitching scarcity. You're explaining policy.

You're showing the client that the government is on their side, that the system is designed to protect their investment.

From there, your entire positioning shifts.

You stop being the agent trying to close a deal and you become the adviser helping them understand how the market actually works.

That's the difference between selling and consulting. And what I keep pushing my team toward is consultation.

Go in as an adviser. Explain the market from a place of knowledge, not urgency. Let the education do the work.

When clients feel educated instead of pressured, they trust you.

And trust is what closes deals, not scarcity tactics.

30/04/2026

One thing I've noticed is how many agents still pitch land scarcity the same way.

"This area no more land already. Next plot going to be more expensive."

You all know that pitch, right?

The problem is, when you frame it that way, the client's first instinct is to feel pushed.

They're sitting there thinking: this agent is trying to pressure me. No land left, better buy now. Classic sales tactic.

And today's consumers are not passive.

They go home, they search, they read, they compare.

So when land scarcity becomes your main pitch, it can very easily read as a marketing gimmick to them.

So there's a difference between how a client interprets land scarcity on their own versus how you educate them on it.

Same information, completely different effect depending on how you present it.

What I tell my agents is: our role is to filter. Not to push. Not to create urgency through fear.

And the way I usually frame it to clients is this.

Whatever you've read, whatever you've understood on your own, that's your interpretation and I respect that.

What I'm going to share is how I read the market.

You don't have to agree with me. Just hear the perspective, then decide.

When you position yourself that way, you're not selling. You're educating.

And the client stops feeling like they're being closed and starts actually listening to what you're saying.

From there, the conversation becomes a lot more productive.

27/04/2026

You know what I tell my agents when clients question developer pricing?

I flip the question back. If you were the developer today, how would you price?

Everyone around you is pricing at $2,600 per square foot. You price at $2,900. How long do you think that holds?

So clients understand this already. They just don't connect it to the bigger picture.

Here's something a lot of people overlook.

The government is actually quite calculated about how they release land.

Approvals for multiple projects come through at the same time. And I don't think that's a coincidence.

To launch a project, developers need to clear multiple rounds of approval. That process takes a long time.

And when you look at the market, those approvals tend to cluster together.

Multiple projects getting the green light around the same period.

The government isn't capping what developers can charge. They're doing something smarter.

They're releasing projects into the market at the same time and letting competition do the work for them.

When you have that kind of competition, developers can't just price freely without consequence.

They have to stay competitive or buyers walk to the next launch.

So the market self-regulates. Pricing finds its own level.

So when a client asks why developer pricing is where it is, walk them through this.

The market isn't random. The supply isn't random.

There's a structure behind it, and when you understand that structure, you can explain the cycle properly instead of just defending a number.

Guide them through the logic. That's what builds conviction.

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