Analysis, strategy, and deep-dives for Singapore's private residential property market.
At S$3,200 per sqft, Orchard and River Valley sit a full tier above the rest of the island. A structural look at why freehold scarcity, prestige, and tenant depth keep D9 on top — even as newer precincts chase it.
Foreigners pay 60% ABSD on top of tiered BSD. Citizens, PRs, and entities each face different rules. A practical breakdown of what every buyer profile actually pays — and how structuring changes the bill.
CCR offers prestige and freehold. RCR offers growth and better yields. A head-to-head on capital appreciation, rental demand, and which profile actually wins over a ten-year hold.
Sentosa Cove for landed, private condos everywhere else, HDB off-limits. The full process — ABSD, LTV caps for non-residents, remittance, and the common mistakes that cost foreign buyers six figures.
99-year leasehold dominates new supply; freehold trades at a 10-20% premium. When the premium is worth paying — and when a long-remaining-lease 99-year deal actually outperforms.
Average gross yields have pushed back to 3.2% as rents held firm and outside-central prices caught up slower than core. Where the real 4%+ yields sit in 2026 — and the districts to watch.