Recently, I was chatting with a buyer over coffee. In the middle of discussing budgets and locations, he suddenly asked me something that many people are quietly wondering too. “Rachel… old HDB still can go up in price meh?” It’s a very fair question. There’s a common belief that once an HDB flat becomes “old”, the price not go as high as new flats. My answer to him was simple: Yes —...

I brought a couple for a viewing recently. They’re looking for a place to stay long term. Not for investment. Not something to flip. Just a home they can move into, settle down, and live in for years. We were running about 15 minutes late that day, so I texted the seller’s agent earlier to let him know. He replied saying we should be quick as he had to leave for somewhere else. Fair enough. When we...

“Exit strategy.” It’s one of those phrases real estate agents love to use. It sounds strategic. Sophisticated. Almost corporate. But what does it actually mean? Let’s strip away the jargon. Exit strategy simply means this: How are you planning to get out of this property — before you even buy it? That’s it. Most People Think Buying Is The Hard Part When buyers approach me,...

Why Do Real Estate Agents Keep Saying “District 19”, “District 15”, “Prime District”? “I only know Punggol, AMK, Jurong.” I hear this more often than you think. And honestly? It’s a fair question. Because if you don’t work in property, “District 15” doesn’t mean much. It can feel like industry code language. Or worse — us agents trying to sound atas. 🙃 So today, let’s...

People often see the highlights of real estate. The sold signs. The happy key collections. The smooth handovers and smiling photos. What many don’t see… are the moments in between — the messy, emotional, exhausting parts where agents are barely keeping it together. Recently, I went through one of the most tiring handovers I’ve experienced. I’ve been thinking about whether to share this story...

One of the most common questions I get from buyers is a very simple one: “Rachel, why do agents always talk about PSF? Why can’t we just use the full price?” It’s a fair question — because at the end of the day, the full price (what we call the quantum) is the number that comes out of your bank account. So why does PSF even exist? And more importantly, why does it sometimes feel like...

A couple messaged me recently about buying their first home. They said they wanted to understand the process of getting an EC. Normally, this is the point where most agents suggest meeting up — it’s easier to explain, easier to draw, easier to move things along. But that day, I was on the train. And instead of asking to meet, I started typing....   One sentence turned into another. And then...

Every time I talk about new launches, I get this comment: “New houses nowadays are so small and so expensive.” And honestly — I understand why people feel that way. If you compare newer homes to older flats or condos built 15–30 years ago, the difference is obvious. Units are smaller. Prices look higher. PSF numbers feel shocking. But the key question isn’t whether this is happening. It’s...

When it comes to Singapore’s property market, rules can feel like fine print — until they directly affect your home or investment. One of the biggest shifts in recent years is the URA Harmonisation Rules. Many think this only began in June 2023, but in truth, it’s been evolving for more than 20 years. June 2023 was just when URA officially packaged and named it. The whole goal? More transparency,...

The Sen – Why This Could Be the Smartest Buy of 2025 If you’ve been following the property market, you know how rare it is to find something that’s priced right and in a good location. That’s why The Sen has caught my attention — and why it might deserve a spot on your radar. The Price Advantage You Don’t See Every Day The Sen’s land was bought at just $841 psf ppr. For context, recent...