BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

GuocoLand Limited has secured a S$619.3 million green club facility from United Overseas Bank Limited, Bank of China Limited (Singapore Branch), and Oversea-Chinese Banking Corporation Limited. The green facility will finance the acquisition and development of the highly anticipated River Valley Green (Parcel B) site, reinforcing GuocoLand’s commitment to sustainable real estate development under its Green Finance Framework. Situated in the heart of prime District 9, the 99-year leasehold parcel was awarded to GuocoLand in February 2025. Strategically located next to the Great World MRT station on the Thomson-East Coast Line (TEL), the future development will offer seamless connectivity to Singapore’s Central Business District, East Coast Park, and Changi Airport Terminal 5. It will also be linked directly to Great World shopping mall via an underground walkway and boast a long frontage along the scenic Singapore River and Kim Seng Park. The River Valley Green project will feature an upscale waterfront residential development comprising around 455 units across two towers, along with commercial retail spaces on the ground floor. Targeting BCA’s Green Mark Platinum (Super Low Energy) certification with a Maintainability Badge, the development will exemplify GuocoLand’s hallmark features—generous layouts, lush landscaping, and high liveability. Ms Dora Chng, Residential Director of GuocoLand, highlighted the project's prime location and design vision: “With direct connectivity to the Thomson-East Coast Line, residents of the future development at River Valley Green will have convenient access to all parts of Singapore, in addition to enjoying the wide selection of shopping and dining options right at their doorstep. Residents can also look forward to scenic views of the city and of Singapore River.” The surrounding amenities include Great World shopping mall, Zion Riverside Food Centre, and several schools such as River Valley Primary School directly opposite, and Anglo-Chinese School (Junior), St. Margaret’s, and Zhangde Primary all within a 2-km radius. The River Valley Green project builds on GuocoLand’s track record of sustainable developments. Its Lentor Mansion, launched in March 2024 and 99% sold, was the group’s first residential project to achieve the BCA Green Mark Platinum (Super Low Energy) award with Whole Life Carbon and Maintainability badges. It is expected to be completed by 2027. The upcoming 941-unit Springleaf Residence, set for launch in Q3 2025, and the 399-unit Faber Walk project, scheduled for end-2025, will also target the same top-tier green certification. Both are developed in partnership with Hong Leong Holdings and, in the case of Faber Walk, with TID Pte. Ltd. as well. In addition, GuocoLand has recently acquired several other strategic sites with joint venture partners, including plots at Tengah Garden Avenue and Margaret Drive, further expanding its footprint in Singapore’s residential market with a strong emphasis on sustainability and innovation. What are the nearby private condominiums located near Great World MRT station?  You can use our property research tool called the nearby condo or landed. Firstly, choose the Great World MRT station. Secondly, you will pick the distance or the proximity from the station. Last but not least, you could include your budget too.

When a tenancy ends, one of the most important responsibilities for outgoing tenants is ensuring the property is returned in clean, presentable condition. A professional house cleaning before handover is often not just courteous—it’s essential for fulfilling tenancy obligations and securing the full return of the security deposit. Meeting Lease Obligations Most tenancy agreements (TA) in Singapore include clauses requiring tenants to return the property in the same condition it was handed over, less fair wear and tear. This typically includes cleanliness standards such as stain-free flooring, spotless bathrooms, grease-free kitchens, and dust-free surfaces. Failing to meet these conditions may result in deductions from the deposit or disputes with the landlord. Why Hire Professional Cleaners? Professional cleaners offer a thorough, systematic approach that goes beyond regular daily cleaning. They are equipped with the tools and expertise to clean hard-to-reach areas, remove stubborn stains, disinfect high-touch points, and deep-clean appliances like ovens, fridges, and air-conditioner filters. Services are often tailored to move-out cleaning needs and follow a checklist aligned with landlord or agent expectations. Common Inclusions in End-of-Tenancy Cleaning: Deep cleaning of kitchen (hob, hood, cabinets, and sink) Bathroom sanitation (removal of mould, water stains, toilet disinfection) Wipe-down of all internal surfaces, walls, and doors Cleaning of ceiling fans and switches Floor scrubbing or vacuuming Cleaning of windows, grills, and fans Costs, Duration, and Responsibility for Professional End-of-Tenancy Cleaning The cost of professional end-of-tenancy cleaning in Singapore typically ranges from S$300 to S$600, depending on the size, condition, and type of property. For example, a one-bedroom unit may cost around S$300–S$400, while a larger three-bedroom condominium or landed home can exceed S$500 for deep-cleaning services. The cleaning process usually takes 3 to 5 hours, with larger or heavily used properties requiring more time. Some services offer express options, but comprehensive cleaning is preferred to ensure all areas meet handover standards. Responsibility for the costs generally falls on the tenant, as most tenancy agreements require the unit to be returned in a professionally cleaned condition. However, some landlords may prefer using a specific cleaning vendor, whereby the efficiency and result is assured. Else if the tenant hired a cheap cleaning contractor and the result leaves much to be desired, the landlord has the right to request for another round of cleaning to be done at the expense of the tenant.  Engaging cleaners early and keeping receipts for documentation are advised to avoid disputes during the final inspection. Do I need to provide cleaning tools for one-time handover cleaning such as moving out or post renovation? No, the professional cleaners for tenancy handover in Singapore typically bring their own cleaning tools, equipment, and chemicals. This includes: Vacuum cleaners and mops Cleaning agents for floors, glass, and surfaces Degreasers for kitchen hobs and ovens Disinfectants for bathrooms and toilets Microfiber cloths, brushes, and sponges Their supplies are usually industrial-grade and suited for deep cleaning. Tenants do not need to provide any cleaning materials, unless there are specific preferences (e.g., non-toxic or eco-friendly products), in which case it should be communicated in advance. This convenience is one of the key benefits of hiring professionals for end-of-tenancy cleaning. Peace of Mind for All Parties Engaging professionals ensures a hassle-free handover process. For tenants, it demonstrates responsibility and increases the likelihood of a smooth deposit return. For landlords and incoming tenants, it assures the property is clean, hygienic, and ready for occupancy. In conclusion, a professional end-of-tenancy cleaning is a responsibility of the tenant as stipulated in a tenancy agreement, it goes a long way in maintaining goodwill and avoiding unnecessary disputes.

In a decisive move to curb rising speculative activity in Singapore’s residential property market, the government announced a hike in the Seller’s Stamp Duty (SSD) rates and a reinstatement of the four-year holding period. Effective from July 4, 2025, these measures aim to discourage short-term flipping of private homes, especially uncompleted units. Under the revised framework, property sellers will face higher SSD rates, with the maximum duty raised to 16% for sales within the first year of purchase—up from 12% previously. The duty then tapers down to 12% for properties sold within the second year, 8% in the third year, and 4% in the fourth year. No SSD is payable beyond the four-year holding period. This is a reversion to pre-2017 policies, where a four-year holding period was also in place. Holding Period SSD Rate (Till Jul 3, 2025) SSD Rate (From Jul 4, 2025) Up to 1 year 12% 16% >1 to 2 years 8% 12% >2 to 3 years 4% 8% >3 to 4 years 0% 4% >4 years 0% 0% According to a joint statement by the Ministry of National Development, Ministry of Finance, and the Monetary Authority of Singapore on July 3, the adjustments target rising sub-sale activity and the growing trend of flipping units before project completion. The agencies noted that “the number of private residential transactions with short holding periods has increased sharply in recent years.” Notably, HDB owners will not be affected by the revised SSD, as flats are already subject to a Minimum Occupation Period (MOP) of five years. Sub-Sale Surge Fuels Policy Shift The resurgence in sub-sale transactions—where a buyer sells a property before its completion—has alarmed policymakers. While far from the 2007 peak of nearly 5,000 deals, the numbers have grown steadily in recent years. URA caveat data recorded 1,428 sub-sales in 2024, up from 1,294 in 2023, and 765 in 2022. Despite a slight dip to 292 sub-sales in Q1 2025, down from a recent high of 393 in Q4 2023, the trend remains well above pandemic-era lows. Price Growth and Volumes Softening These measures also come amid signs of cooling in the residential property market. Transaction volume saw a sharper correction, plunging 40% quarter-on-quarter from 7,261 units in Q1 to 4,340 units in Q2 2025. The SSD was originally introduced in 1996 to temper speculative buying and has been adjusted several times since. This latest revision underscores the government’s continued vigilance in maintaining a stable and sustainable property market, especially in the face of ongoing global economic uncertainties and a still-resilient housing demand. Conclusion of Seller's Stamp Duty Cooling Measure  The Seller’s Stamp Duty (SSD) cooling measure affects private residential property owners who purchase a property on or after July 4, 2025 and sell it within four years of acquisition. Specifically, it impacts: Investors or individuals intending to “flip” properties (especially sub-sales before completion). Buyers of new launches or resale private homes planning to sell within four years. Property speculators looking for short-term gains. Who is not affected: HDB flat owners, as they are already subject to a 5-year Minimum Occupation Period (MOP). Owners who sell their private property after holding it for more than 4 years. Buyers who purchased properties before July 4, 2025, as the new SSD rules do not apply retrospectively. Property Developers React to Latest Cooling Measure The revised Seller’s Stamp Duty (SSD) measures will have several implications for property developers in Singapore: 1. Potential Slowdown in New Launch Demand Investors and short-term buyers may hold back from purchasing uncompleted units due to the extended 4-year SSD holding period and higher tax rates. This could reduce take-up rates at new launches, particularly for mass-market and mid-tier developments that traditionally attract speculative buyers. 2. Longer Sales Timelines Developers may face slower sell-through rates, especially for larger projects. This may affect their cash flow and increase the cost of holding unsold inventory. 3. Shift in Buyer Profile The market may shift towards more genuine, long-term owner-occupiers rather than short-term flippers or speculators. Developers may need to adjust their marketing strategies and unit mix to cater to end-users. 4. Pressure on Launch Pricing With weaker speculative demand, developers may face pressure to moderate prices to attract genuine buyers. Profit margins could be affected, especially for sites acquired at high land costs. 5. Impact on En Bloc and Land-Banking Activities Developers may become more cautious with collective sales and land acquisitions, anticipating a more challenging selling environment. They may prioritize smaller or phased projects to manage risk. In summary, while the SSD revision aims to cool speculation, it may result in more cautious demand, impacting the sales momentum, pricing strategies, and development timelines for property developers.

Singapore’s commercial property market has long been a magnet for investors seeking stable returns and capital appreciation. As one of Asia’s most transparent and resilient real estate markets, Singapore offers a wide range of commercial property investment options, including office spaces, retail units, shophouses, industrial assets, and business parks. Why Invest in Singapore Commercial Properties Stable Economy and Rule of Law Singapore is renowned for its political stability, transparent legal system, and pro-business policies. These attributes provide a solid foundation for property investment, attracting both local and foreign investors. No Additional Buyer’s Stamp Duty (ABSD) Unlike residential properties, commercial properties in Singapore are not subject to ABSD. This makes them more attractive, especially to foreign investors who face higher ABSD rates for residential purchases. Diversification and Yield Commercial assets often offer higher rental yields compared to residential properties. For investors looking to diversify their portfolio, commercial real estate provides a hedge against inflation and residential market fluctuations. Growing Sectors Demand for office spaces remains supported by Singapore’s status as a global financial and tech hub. Meanwhile, industrial and logistics spaces benefit from the rise of e-commerce and supply chain decentralisation in Asia. Types of Commercial Property Investments Office Spaces: Located mainly in the Central Business District (CBD), Marina Bay, and decentralised hubs like Jurong East and Paya Lebar. Grade A offices remain highly sought after due to strong tenant covenants and prestige. Check commercial office transactions.  Retail Units and Malls: Retail spaces in high-traffic areas like Orchard Road or suburban heartlands attract investors focused on footfall and consumer trends. Check commercial retail property transactions.  Shophouses: Heritage-rich and increasingly popular, commercial shophouses offer unique value appreciation, especially those in conservation areas.Check shophouse transactions.  Industrial Properties: Warehouses, B1/B2 factories, and business parks cater to a broad range of industries. Many are strata-titled and accessible to investors seeking lower entry points. Challenges to Consider High Capital Outlay: Commercial properties typically require a larger initial investment than residential units. Investors must assess affordability and financing options carefully. Financing Restrictions: Loan-to-Value (LTV) ratios for commercial properties are more conservative, and interest rates may be higher compared to home loans. GST Implications: Purchasing commercial property may involve Goods and Services Tax (GST), particularly for newly completed or tenanted units, which can affect cash flow. Market Cycles: The commercial market is more sensitive to economic cycles. During downturns, rental rates and occupancy may be affected. Tenure for Commercial Properties - Leasehold or Freehold In Singapore, many commercial properties are sold with leasehold tenure, typically ranging from 30 to 99 years, although some are 999 years. Unlike freehold commercial properties, leasehold assets depreciate in value as the lease shortens, especially when it falls below 30 years. This tenure structure is common for office units, industrial spaces, and certain retail properties, particularly those on government land or in business parks. Leasehold properties often come with lower entry prices compared to freehold counterparts, making them attractive for investors seeking higher yields. However, buyers should be mindful of lease decay, financing limitations for short-tenure properties, and potential challenges in resale or renewal. Due diligence is essential, including assessing the remaining lease, tenant profile, and future redevelopment potential. Recent Trends and Outlook From 2020 to 2025, Singapore’s commercial property market has weathered challenges such as the COVID-19 pandemic, rising interest rates, and global economic uncertainties. However, the market has shown resilience, particularly in the office and logistics sectors. There is growing demand for green-certified buildings and decentralised office locations, reflecting new work models and sustainability goals. Investors are increasingly drawn to bite-sized strata-titled offices, shophouses, and industrial units for their affordability and flexibility. Looking ahead, the long-term fundamentals remain strong. As Singapore continues to attract multinational corporations, tech firms, and financial institutions, demand for quality commercial space is expected to remain robust. Conclusion Investing in Singapore commercial properties offers attractive opportunities for long-term capital growth and income generation. While there are risks and complexities involved, strategic selection of property types, locations, and tenant profiles can help investors navigate the landscape successfully. For those with a clear investment objective and a long-term view, Singapore’s commercial real estate remains a compelling and rewarding asset class.

Far East Organization Launches Amber House in District 15 with Prices Starting from S$1.92 Million Far East Organization is set to launch its latest East Coast residential project, Amber House, for sale on Saturday, June 28, with unit prices beginning at S$1.92 million. Situated along Amber Gardens in prime District 15, this freehold development offers buyers a rare opportunity to own a slice of one of Singapore’s most sought-after residential enclaves. Project Details Amber House comprises 105 residential units within a 16-storey tower, occupying a site area of 3,801.4 square metres. With a gross floor area of 11,495.4 sq m and gross plot ratio of 2.8, the development features a mix of 2-, 3-, and 4-bedroom units. 2-Bedroom Units (635–753 sq ft): from S$1.92 million or S$3,020 psf 3-Bedroom Units (980–1,238 sq ft): from S$2.9 million or S$2,960 psf 4-Bedroom Units (1,744 sq ft): from S$5.13 million or S$2,940 psf From Amber Glades to Amber House Amber House stands on the site of the former Amber Glades, which Far East Organization acquired through a collective sale in March 2011 for S$118.1 million. The site was originally earmarked for a project called Amber Sea, intended for launch in October 2021. However, the launch was postponed due to changing market dynamics. About the Collective Sale  Far East Organization (FEO) emerged as the successful bidder for the collective sale of Amber Glades—comprising 30 and 32 Amber Gardens—acquiring the freehold residential site for S$118.12 million. Existing owners stand to gain between S$1.34 million and S$2.24 million, depending on unit size. Enbloc Transaction Highlights Land parcel size: 40,917 sqft (freehold) which could yield a GFA of 114,567 sq ft Gross plot ratio: 2.8 Effective land price: S$1,066 per sqft per plot ratio (psf ppr), inclusive of a S$4 million development charge Number of units: 63 existing apartments The breakeven cost for Far East Organization would land around S$1,900–2,000 psf for the upcoming development. Amber Glades marks FEO’s fourth attempt at tendering the site since its first en bloc launch in 2007 (with guide prices ranging from S$130m to S$145m), finally sealing the deal in March 2011. Enbloc Strategic Significance Location appeal: Nestled in the coveted Katong/Marine Parade enclave with connectivity to the Thomson East Coast MRT line and proximity to Parkway Parade. Freehold advantage: A rarity in the city fringe, boosting long-term capital value. Development scale: Midsized plot (40,900 square feet) ideal for developer diversification or renewal of landbank. Market Impact & Property Developer Ambitions The acquisition of Amber Glades underlines FEO’s deep-rooted presence in District 15, where it has spearheaded multiple projects including Silversea, The Cape, and The Shore The site’s strategic location—just minutes’ walk from Tanjong Katong MRT station on the Thomson-East Coast Line—adds to its attractiveness. It is also close to lifestyle amenities at Parkway Parade, Katong i12, and the East Coast Park. Families are drawn to the area for its proximity to reputable schools like Tao Nan School and Tanjong Katong Primary. Market Pricing and Outlook According to URA Caveat, the transacted price for new non-landed private homes in Amber House’s vicinity in recent months closely aligned with Amber House’s new launch prices. The Continuum - A high floor 1,065 sq ft freehold unit was sold for S$3.098 million ($2,907 PSF) in June 2025. Emerald at Katong - A high floor 1,022 sq ft 99-years leasehold was sold for S$2.808 ($2,746 PSF) in January 2025. Nearby resale private property transactions include: The Esta: 1,313 sq ft freehold resale unit sold for S$3.26 million (S$2,482 psf) on April 2025 Amber Residences: 1,162 sq ft freehold resale unit changed hands for S$2.62 million (S$2,253 psf) on March 2025 In contrast, resale private condominiums with freehold status in the area reflect a lower median of S$2,350 psf, suggesting Amber House is targeting the premium segment of the market.