10+ years as a Managing Agent before becoming an agent, CEA Reg No. R008385F, PropNex Realty. Most agents tell you what to buy — I tell you what you're buying into. WhatsApp 9111-1173.
Three-tier test: land cost breakeven, corridor resale comparables, and the developer brand discount question. Is $1,965–$2,051 psf honest, or is someone hoping you won't check?
Lentor Gardens Residences is GFA harmonised — strata area equals liveable area. Lentor Mansion is not. Comparing psf across these two projects without adjusting is a 5–10% error.
Kingsford's $920 psf/ppr land bid sits below the corridor's $985–$1,278 psf/ppr range. Breakeven ~$1,709 psf. Here is what the land cost tells you about downside risk and price support.
Kingsford's entry into the Lentor corridor bids $920 psf/ppr on a GFA-harmonised site. The price is defensible. The developer tier is the question. Here is the full 7-layer analysis.
CanningHill Piers TOPped June 2026. Before you decide — sell, rent, or hold — James maps the real numbers: net proceeds after CPF, CCR rental yield after costs, and the DLP deadline most owners don't know about.
Ten Singapore concierge condos tracked from launch to today. Marina One fell 12% from peak. Klimt Cairnhill held flat to +10%. Orchard Residences appreciated 25%+ over 15 years. The staffing story nobody publishes, and the question that separates real concierge from a lobby desk.
Branded residences carry a 15–35% premium at launch. The Ritz-Carlton has operated hotel-grade concierge for 13 years and PSF is $4,240–$6,922. Pullman's Accor Platinum benefit expires after 3 years. W Residences launched October 2025 at $3,230 psf - hotel-integrated but unproven.
Most Singapore condo buyers discover house rules only after getting a notice from the Managing Agent. Pet bans, Airbnb restrictions, renovation hours, sinking fund gaps—eight rules that routinely catch owners off guard, and the eight-item checklist to run before you sign any OTP.
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Dunearn House — Preview 10 July 2026
Register before the doors open.
Dunearn House previews 10 July 2026. Unit and stack priority follows registration order, not who walks in first on preview day. Register with James now to be seen before the public preview crowd.
