Singapore Property Listings

761 WOODLANDS AVENUE 6 SINGAPORE 730761

img 761 WOODLANDS AVENUE 6
HDB
RENT
  • img 110 Sq/ft
  • img S$6.36 psf
  • img 1 Bedroom
  • img 1 Bathroom
S$700

Listed by : Michael Ong

THE HILLER

img 6 HILLVIEW RISE
SALE
  • img 818 Sq/ft
  • img S$1,748.17 psf
  • img 2 Bedrooms
  • img 2 Bathrooms
S$1,430,000

Listed by : LOO LEONG CHEE

CHENG SOON GARDEN

img 4 KISMIS AVENUE
SALE
  • img 4,500 Sq/ft
  • img S$1,530.86 psf
  • img 5 Bedrooms
  • img 3 Bathrooms
S$6,888,888

Listed by : Agatha Pang

MARINE CRESCENT VILLE

img 27 MARINE CRESCENT
HDB
SALE
  • img 1,356 Sq/ft
  • img S$634.22 psf
  • img 3 Bedrooms
  • img 2 Bathrooms
S$860,000

Listed by : Andy CHIA

ATRIUM RESIDENCES

img 5 LORONG 28 GEYLANG
SALE
  • img 2,303 Sq/ft
  • img S$1,042.12 psf
  • img 3 Bedrooms
  • img 3 Bathrooms
S$2,400,000

Listed by : Andy CHIA

BARTLEY RISE ESTATE

img 17A EDEN GROVE
SALE
  • img 4,919 Sq/ft
  • img S$1,158.77 psf
  • img 5 Bedrooms
  • img 5 Bathrooms
S$5,700,000

Listed by : Andy CHIA

How We Work

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New Launch Projects

In our New Launch projects section, you can find the latest New Launch condos for sale, together with the property news on upcoming projects and all you need to know about new condo launches in Singapore.

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Buy Property

Searching for your dream home through our real estate database can be a fun and interactive process. You can easily find resale properties for sale such as HDB, condos and landed houses in Singapore. 

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Rent Property

Whether you are an expatriate or a citizen looking to relocate temporarily, make use of our rental properties database to find the available HDB for rent or Condos for rent. 

Singapore Property

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HOME OWNERSHIP AND INVESTMENT

There are different types of property in Singapore and 80 percent of the population stay in HDB flats also known as public housing. The rest of Singaporeans reside in private residential such as condominiums, walk up apartments and landed properties. 

Singaporeans like to invest in new launch projects and resale private condos. Other real estate asset classes include the commercial retail shops and industrial units B1 or B2 which are not subject to Additional Buyer Stamp Duty (ABSD).

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Articles

New HDB Flat Portal: Streamlining the Buying and Selling of Resale Flats

Starting May 13, owners of Housing and Development Board (HDB) flats and their property agents will have the option to list their homes for sale directly on the HDB Flat Portal. This latest enhancement aims to simplify the flat buying and selling process, providing secure transactions and improved services. Ensuring Genuine Listings To maintain the integrity of the listings, sellers must register an intent to sell before posting their homes on the portal. Buyers, on the other hand, will need an HDB Flat Eligibility (HFE) letter. This letter confirms their eligibility to purchase a flat, receive grants, and access financing options, and is required to schedule viewings. “This will improve user experience and ensure transparency as the resale flat listing service aims to become a trusted listing marketplace for genuine buyers and sellers,” said HDB.  Free of Charge Launch For now, the service is free of charge. Buyers will be able to view listings and initiate transactions with sellers when the service officially launches later in May. Currently, real estate agents can only list properties on major property portals like PropertyGuru which involve fees. Other platforms, such as Propertyforsale, allow homeowners to list for free. Streamlined Listing Process The HDB Flat Portal will auto-fill listing details, including address, flat type, floor area, and floor plan from HDB’s database. Each seller can post only one listing to prevent duplicates. Sellers will receive prompts if their listing price is significantly higher or lower than recent transactions of similar units nearby, helping them make informed pricing decisions and promoting market sustainability. HDB has the authority to remove listings with unrealistic prices or misleading information. They may also seek clarifications from sellers or their agents to ensure market stability. Ensuring Market Stability The government will not tolerate disruptive behaviors by sellers or agents. HDB will collaborate with the Council for Estate Agencies (CEA) to investigate and take action against professional misconduct. Recently, the Ministry of National Development, HDB, and CEA flagged two HDB flats listed for S$2 million as misleading and unrealistic. A listing for two adjacent five-room flats in Sengkang marketed as a jumbo flat and a five-room flat in Toa Payoh with an unrealistic asking price were highlighted. Comprehensive Services for Buyers To make the HDB Flat Portal a comprehensive platform, the resale flat listing service will integrate financial calculators, loan listing services, and HFE letter information. Buyers can compare resale flat listings with new Build-To-Order flats in terms of price and remaining lease, aiding in more informed decision-making. Seller and Agent Accessibility Sellers or their agents can list homes and conduct resale transactions on a single platform. From May 13, eligible flat sellers will be contacted via email to gain early access to list their homes on the portal. They can also appoint property agents to list on their behalf. Transactions, however, will not be possible during the soft launch period. Industry Collaboration The service was developed with input from the public and industry stakeholders, including real estate agencies and property portals. JT Chia, Managing Director of Propertyforsale, supports the service, stating it helps filter out non-genuine buyers and sellers. This requirement to register intent to sell will curb practices like placing advertisements to "test the market" and eliminate repeated or fake listings by agents fishing for clients. Sellers could save on the two percent commission if they do not engage the service of a property agent to sell their HDB flat, he said. Enhanced Transparency and User Experience To enhance user experience and ensure transparency, the new listing service and its features will be accessible exclusively to buyers with a valid HFE (Housing Financial Eligibility) letter. While any prospective buyer can browse the Housing Development Board's (HDB) listing service, only those with a valid HFE letter will have access to sellers' contact details and the ability to schedule viewing appointments. Similarly, sellers must have a valid Intent to Sell to create a listing for their flats. Each seller is limited to one listing per flat to prevent duplicates, with HDB verifying each listing. These measures ensure that only qualified individuals can use the listing services for buying or selling HDB flats. Both buyers and sellers will receive information such as charts showing monthly transaction volumes and average prices for similar flats in the area over the past six months. An "automatic built-in feature" will notify sellers if their listing price is at least 10 percent higher than the highest transacted price for similar nearby units in the past six months. Conversely, if the listing price is unusually low, a prompt will also be sent. A resale flat listing will remain on its portal as long as the seller has a valid Intent to Sell. Sellers and their agents can deactivate their listing when they grant an Option to Purchase (OTP) to a buyer and reactivate it if the OTP is not exercised. A listing will be automatically deactivated in two scenarios: when a buyer submits a valuation request after obtaining an OTP, or when the complete resale application is received through the HDB Flat Portal.  These features ensure that listings on the portal are current. Prospective buyers can browse listings for current and upcoming new flat launches and resale flats available on the HDB Flat Portal. They can filter search results by location, flat type, or remaining lease. Buyers can also create a customised search profile to receive email alerts for new and resale listings that match their preferences. Each flat listing includes detailed information such as flat attributes, floor plans, photos, recent transaction prices for nearby similar flats, and area amenities. Only buyers with a valid HFE letter can book viewing appointments through the HDB Flat Portal. These buyers can also view personalised payment plans based on their approved housing grant and HDB loan amount, helping them accurately assess if the shortlisted flats fit their budget. For Property Agents Property agents will have access to a personalised dashboard offering an overview of their clients using HDB’s resale listing service. This tool will help agents provide value-added services such as budgeting advice and guidance on the next steps for their clients. Conclusion The new HDB Flat Portal marks a significant step towards a more streamlined and transparent process for buying and selling HDB flats, ensuring genuine transactions and enhancing the overall experience for both buyers and sellers.

May 14 2024
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CEA Investigates Misleading Resale Property Listings for Million-Dollar HDB Flats

The recent uproar surrounding two Housing Board (HDB) flat resale listings has sparked an investigation by the Council of Estate Agencies (CEA), under the Ministry of National Development (MND). These listings, each priced at an astonishing S$2 million, have raised eyebrows and ignited discussions across the nation for being deemed "misleading" and "unrealistic" by the authorities. One of the listings is for a 1,258 square feet (sq ft) five-room flat situated in a Design, Build and Sell Scheme (DBSS) project in Toa Payoh. The other is for a 2,400 sq ft "jumbo flat" located in Sengkang, purportedly boasting six bedrooms and four bathrooms. However, the veracity of these claims has come under scrutiny, prompting a joint statement from MND, HDB, and CEA. According to the statement, the listing for the Sengkang flat is misleading as there are no officially recognized "jumbo flats" in the area. Instead, the purported "jumbo flat" is composed of two adjacent five-room flats, which cannot be converted into and sold as a single unit. Additionally, the listed price far exceeds recent transacted prices in the vicinity, rendering it impractical and misleading. There is no Intent to Sell registered with HDB for that Toa Payoh DBSS flat, which means that the seller is not serious in disposing his flat. Because Option to Purchase (OTP) cannot be issued when the Intent to Sell is not approved by HDB. Recent resale transactions within the Anchorvale Link estate, where the Sengkang flat is located, have been significantly lower than the asking price, further highlighting the exorbitant nature of the listing. The investigation has prompted action from CEA, which has brought the matter to the attention of the agent's property agency. Firm action will be taken if any breaches are established. Moreover, the listing for the Toa Payoh flat, which exceeds the highest transacted price in the area by nearly S$500,000, has been flagged as unrealistic by property market experts. The government agencies emphasized the importance of property agencies and agents in upholding the integrity and professionalism of the real estate industry. CEA will scrutinize the information presented by property agents when marketing HDB flats to ensure transparency and protect the interests of prospective buyers. The phenomenon of million-dollar HDB homes has garnered attention, with several listings on property portals asking for S$2 million or more. While such listings may appeal to a niche group with unique preferences and financial means, they represent a small minority of all resale transactions. High Cash-Over-Valuation (COV) The DBSS Toa Payoh flat and the two 5-room flats in Sengkang, as per their current listed prices, will entail substantial cash-over valuation (COV), necessitating full upfront payment in cash. HDB loan and bank home loans is based on the property valuation and not the purchase price. Buyers are advised to check valuation before making an offer to purchase a home.  Timely Invervention To Stop Opportunistic Property Agents JT Chia, Managing Director at Propertyforsale, supported the government's intervention to curb attention-grabbing property listings with unusual high selling prices. Such tactics may distort market expectations and give the false impression of rapidly rising property prices. “Singapore Government want to rein in property prices in an election year,” he said. Despite the allure of million-dollar HDB flats, the majority of first-timer families who purchased new flats or resale units in 2023 had manageable mortgage servicing ratios, indicating their ability to service their monthly HDB loan instalments with minimal cash outlay. In conclusion, the investigation into misleading resale listings for million-dollar HDB flats underscores the need for transparency and accountability in the real estate market. As stakeholders collaborate to ensure fair and accurate representation, prospective buyers are advised to evaluate their options prudently, especially in the current economic climate.

May 09 2024
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IRAS Crackdown on 166 Cases of Tax Avoidance in 99-to-1 Stake Property Purchase

In recent years, the Inland Revenue Authority of Singapore (IRAS) has been vigilant in its efforts to curb tax avoidance schemes in the property market. As of April 2024, IRAS has unearthed 166 cases of tax avoidance related to private property purchases, resulting in the potential recovery of around S$60 million in Additional Buyer’s Stamp Duty (ABSD) and surcharges. These revelations shed light on the prevalence of a particular scheme known as the "99-to-1" arrangement, which some property buyers have utilized to circumvent rightful tax obligations. On May 7, Deputy Prime Minister and Minister for Finance Lawrence Wong addressed the issue, highlighting the "99-to-1" arrangement as a prime example of tax avoidance tactics employed by certain property buyers. This scheme involves buyers manipulating property transactions to reduce the ABSD payable on residential property purchases. Essentially, it entails a scenario where a buyer acquires a mere 1% stake in a property, allowing them to significantly decrease their tax liability. Under this arrangement, the Commissioner of Stamp Duties has the authority to disregard individual transactions and treat them as a single joint purchase. Consequently, IRAS can then recover the appropriate amount of ABSD owed, coupled with a 50% surcharge. This stringent approach underscores Singapore’s commitment to maintaining the integrity of its tax system and ensuring fairness in property transactions. The prevalence of such schemes is concerning, with approximately 0.5% of private residential properties transacted between 2018 and 2021 involving similar purchase arrangements. This trend has prompted authorities to take decisive action to stem the tide of tax evasion in the property sector. Senior Minister of State for Finance Chee Hong Tat emphasized the consequences for agents found complicit in facilitating these arrangements, including financial penalties and suspension of registrations. One of the key indicators of potential tax avoidance is the swift sale of the 1% stake shortly after the initial purchase. By exploiting this loophole, buyers seek to minimize their tax liabilities, often at the expense of the integrity of the tax system. For instance, a buyer purchasing a property valued at S$1 million would ordinarily incur a 20% ABSD. However, by acquiring only a 1% stake in the property, they effectively reduce their ABSD obligation to a mere fraction of the actual amount owed. To address these issues, IRAS remains vigilant in scrutinizing property transactions and identifying instances of tax avoidance. By leveraging data analytics and collaborating with relevant agencies such as the Council for Estate Agencies, IRAS aims to strengthen enforcement efforts and deter individuals from engaging in dubious practices. Ultimately, the crackdown on tax avoidance in Singapore’s property market underscores the government’s commitment to upholding the integrity of its tax regime and fostering a level playing field for all stakeholders. As authorities continue to tighten regulations and enhance oversight, buyers and agents alike must adhere to the principles of transparency and compliance to ensure the sustainability and fairness of the property market ecosystem.

May 07 2024
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The Million-Dollar Resale Flats Wave: Singapore's HDB Towns on the Verge

In the ever-evolving landscape of Singapore's real estate market, a new phenomenon is emerging: the ascent of HDB resale flats into the million-dollar club. Once the exclusive domain of prime locations like Tanjong Pagar and Bishan, this elite group is expanding to include unexpected contenders, signaling a seismic shift in property dynamics. Jurong West, Choa Chu Kang, Sembawang, and Sengkang—these are the final frontiers, the last bastions of Singapore's HDB towns yet to breach the million-dollar threshold. But according to property analysts, their time is nigh. With maximum resale prices hovering around S$900,000 or higher, the precipice of a million-dollar transaction looms tantalizingly close. The first quarter figures released by HDB underscore this narrative, with Toa Payoh emerging as the unlikely frontrunner, boasting the highest number of million-dollar resale flats—26 in total. This unexpected twist challenges the traditional hierarchy of Singapore's real estate elite, revealing a broader trend of million-dollar flats cropping up island-wide. But what drives buyers to invest such substantial sums in HDB flats nestled in non-central locations? According to Mr JT Chia, Managing Director of Propertyforsale Pte Ltd, it's a combination of factors. These flats often offer generous living spaces, averaging around 1,300 square feet, along with unblocked views—a premium feature in Singapore's urban landscape. Additionally, the completion of the Minimum Occupation Period (MOP) has unleashed a wave of supply, further fueling the market's momentum. Yet, despite their growing prevalence, million-dollar transactions remain a minority, accounting for an estimated 2.7 percent of total deals. However, the trajectory is clear. The recent surge in transactions, coupled with changing buyer preferences, signals a paradigm shift in Singapore's property market. Looking ahead, experts anticipate the rise of up-and-coming estates as the next hotbeds for million-dollar transactions. Punggol, Serangoon, and Yishun have already made waves, each recording resale transactions surpassing S$1.2 million. In particular, Sengkang emerges as a promising contender, with a recent transaction reaching a staggering S$968,000—an indicator of its burgeoning potential. Punggol resale flat transactions Yishun resale flat transactions Serangoon resale flat transactions As newer BTO projects in mature HDB towns reach their MOP, the stage is set for a resurgence in resale activity. Mr. Chia, predicts Sengkang's ascent as a popular destination for resale buyers, citing the allure of relatively new units in established neighborhoods. In April, an executive maisonette (EM) at Block 205B Compassvale lane of Sengkang resale flat was transacted at a million dollar. It has a floor area of 143 sqm and located between level 7 to 9. In the dynamic landscape of Singapore's real estate market, the journey of HDB towns from humble abodes to million-dollar enclaves is a testament to the city-state's enduring allure and the evolving aspirations of its residents. As the final frontiers prepare to cross the million-dollar threshold, they pave the way for a new chapter in Singapore's housing story—one defined by innovation, opportunity, and relentless ambition.

April 15 2024
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The Residences at W Singapore Sentosa Cove For Sale by City Developments At a Steep Discount

Cityview Place Holdings, a subsidiary of the renowned property developer City Developments Ltd (CDL), is set to make a significant splash in the real estate market this month. With 58 meticulously curated units up for grabs, The Residences at W Singapore Sentosa Cove presents an enticing opportunity for both homebuyers and investors alike. A spokesperson from Cityview Place Holdings has described these units as "specially curated" and offered at an "attractive price for a limited period." Starting at S$2.1 million for a two-bedroom unit and going up to S$3.5 million for a four-bedroom unit, these prices reflect a compelling investment proposition, particularly given the recent surge in interest and sales activity within Sentosa Cove properties. Situated in District 4 of the prime Core Central Region, this 99-year leasehold luxury development, developed by CDL, occupies approximately 250,000 square feet of land. With a lease that began in 2006, there remains around 80 years of leasehold tenure, ensuring long-term stability for potential buyers. The project comprises 228 residential units and was completed in 2011. According to The Residences at W Singapore Sentosa Cove rental transactions, most units within the development were leased between 2011 and 2024, with rents ranging from S$4.49 to S$6.97 per square foot per month. However, with this upcoming sales round, prospective buyers have the opportunity to own their slice of luxury living in Sentosa Cove. In this sale, two-bedroom units spanning 1,227 square feet will start at S$2.1 million, offering a competitive price per square foot. Larger three and four-bedroom units are also available, catering to diverse lifestyle preferences. Additionally, select five-bedroom penthouse units will be on offer, providing unparalleled luxury living experiences. The Residences at W Singapore Sentosa Cove - Price List 2 bedrooms (1,227 sqft) from $2.10M or $1,726 PSF. 3 bedrooms (1,625 sqft) from $2.687M or $1,648 PSF. 4 bedrooms (2,067 sqft) from $3.488M or $1,687 PSF. Comparing recent transaction data reveals the attractiveness of this offering. While just 20 units were sold since April 2010, with prices ranging between S$3.5 million and S$6.6 million, the current pricing for the 58 units represents a significant opportunity. The median unit price stands at S$2,810 per square foot, around 40% higher than CDL's current offering. Recent resale transactions further underscore the potential for value appreciation. A 1,259 square foot unit transacted at S$2.2 million in September 2023, demonstrating a substantial price increase from its original sale price in 2010. Additionally, URA Realis figures indicate a favorable pricing trend, with median unit prices for condominiums in the Southern Islands at S$1,999 per square foot. The Residences at W Singapore Sentosa Cove is part of CDL's upscale integrated development, Quayside Collection, comprising the renowned W Singapore-Sentosa Cove hotel and the vibrant F&B and retail hub, Quayside Isle. CDL's strategic moves, including a club deal with Blackstone and CIMB Bank in 2014 and the acquisition of full control of W Singapore-Sentosa Cove and Quayside Isle in 2019, demonstrate a commitment to capitalizing on Sentosa's transformation. How to book an appointment to view and book The Residences at W Singapore Sentosa Cove? With viewings for the 58 units scheduled from April 10 to April 14 and sales bookings commencing on April 15, now is the opportune moment to secure a stake in this prestigious oceanfront development. Don't miss out on the chance to own a piece of luxury living in Sentosa Cove and be part of its promising future. Contact Propertyforsale at 98896968 to enquire on The Residences at W Singapore Sentosa Cove

April 10 2024
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