Edmund Ee

05/11/2026

Which upcoming EC still has the $16,000 income ceiling? HDB upgraders ask me this a lot.

The answer: five sites. Senja Close, two Woodlands Drive 17 parcels, Sembawang Road and Miltonia Close.

All were sold before this year's rule changes. So new units there keep the $16,000 household income ceiling and a 5-year MOP. EC land sold after them comes with a 10-year MOP.

What I tell clients who own an HDB flat: you can keep it while the EC is built. If one buyer is a Singapore Citizen, there is no ABSD. You must sell the flat within 6 months of collecting the EC keys.

The part most people miss is the loan. At a $16,000 income, the 30% MSR caps an EC bank loan at about $1 million. That can be well below what you expected.

Full breakdown:
https://propertynet.sg/ec-launches-2026-2027-senja-close-woodlands-drive-17-sembawang-road-miltonia-close-compared/

Senja Close, two Woodlands Dr 17 parcels, Sembawang Road and Miltonia Close: land at $692 to $794 psf ppr, all on the $16,000 ceiling and 5-year MOP.

04/11/2026

46 years of life, and feeling truly blessed.

Another year older, hopefully a little wiser, and definitely more grateful for everything life has given me.

As the years go by, I've come to realise that the greatest blessings aren't measured by what we achieve or what we own, but by the people we get to share our lives with.

Celebrating my 46th birthday with my family, surrounded by the people who matter most. These are the simple moments that mean everything to me.

Grateful for my family, good health, friendships, and everyone who has been part of my journey.

Here's to another year of learning, growing, making memories, and appreciating the little things in life.

04/11/2026

The Japan question I get most: "Can Singaporeans even buy property there?"

Yes. Japan has no general restriction on foreign buyers, and most homes are freehold.

But two rules changed this year that many buyers haven't heard about.

Since 5 October, every new owner must declare their nationality when the property is registered. It's a disclosure, not a ban.

Osaka stopped taking new special-zone short-let (minpaku) applications after 29 May. If your returns depend on short stays, check the licence before you buy.

One plus for Singaporeans: a Japan property is not counted for ABSD here.

This guide puts the rules and the Osaka and Niseko projects in one place, every fact from an official source. There's also a free Japan property seminar on 14 and 15 Nov if you'd rather go through it in person.

https://propertynet.sg/overseas-property/japan/



Edmund Ee | CEA Reg. R006498C | PropNex Realty Pte Ltd | L3008022J

Can Singaporeans buy property in Japan? Yes. Osaka and Niseko projects from JPY 47.5M, real ownership costs, taxes, rules for foreign buyers, and a free seminar on 14 and 15 Nov 2026.

04/11/2026

HDB resale prices are moderating. What does this mean for upgraders?

HDB Resale Prices: The final data shows that resale prices actually declined by 0.1% quarter-on-quarter (the flash estimate had it at -0.2%). Private Residential Prices: The finalized data confirmed that private home prices increased by exactly 1.4% quarter-on-quarter, speeding up from the 0.5% growth in Q2.

Planning an HDB-to-condo upgrade? Let's assess both sides before deciding.

🌐www.EdmundEeRealtor.com

03/11/2026

"It's $1.635M. We can stretch to that."

Buyers say this to me about the cheapest 2-bedder left at Thomson Reserve.

The price is not the first hurdle. The cash is.

To book it, a Singaporean buying a first home needs about $133,000 in cash. That covers the option payment plus Buyer's Stamp Duty (BSD).

Then the bank loan. The household needs about $10,600 a month in income to qualify.

The price gets you to the showflat. Your cash and income decide if you can book.

Have you worked out your cash number yet?

03/11/2026

HDB SERIES

Ep 28: Keep the HDB or Sell It First?

Keep your HDB and buy a $1.2 million condo? That's $240,000 in ABSD, due within two weeks of signing. 💸

As Singapore Citizens, your second home attracts 20% ABSD, paid upfront.

Married couples can claim it back if they sell the HDB within six months of buying a completed condo, or of its TOP for a new launch. Miss the deadline and there's no refund.

Keeping both also means two loans. Plan your sale date before you sign anything.

Follow for more honest HDB upgrading tips.

Figures are illustrative: Singapore Citizen married couple buying jointly.


www.EdmundEeRealtor.com

03/11/2026

Thomson Reserve sold about 90% of its homes in a day. The more useful question is whether the price was fair.

It is the question I get most about this launch.

Booking-day prices came in about 14% above Amo Residence, the newest 99-year condo nearby.

For a brand-new home on a fresh lease, a two-minute walk from Upper Thomson MRT, that is a normal premium. Fair, not a giveaway.

So its Insider Benchmark score stays at 83/100, now confirmed with real prices.

The trade-off: more than half the homes are 2-bedders. Many of those owners may sell or rent out at the same time, around when keys are due by early 2031.

Suits: couples, small families and investors looking at a 2-bedder.
Not for: families who need 3 or 4 bedrooms. Those are all sold.

My full review:
https://propertynet.sg/new-launch-condos/thomson-reserve/

1,268 homes on the former Thomson View site by UOL, SingLand and CapitaLand. Land secured at $1,178 psf ppr, below recent OCR sites, with Upper Thomson MRT at the doorstep. 90% sold by 1 November 2026, the day after booking opened.

02/11/2026

REAL TALK FOR AGENTS

Ep 22: When I Say No to a Listing

A seller offered me the exclusive. I turned it down. 🙅

Was that stupid? No. Here's when I say no to a listing.

One. The asking price is far above recent transactions, and the seller won't look at the data.
Two. They want me to keep quiet about a known problem with the home. Always a no.
Three. They don't really need to sell, they're just testing the market.

Saying no doesn't mean burning the bridge. Thank them, be honest about why, and leave the door open: "If your plans change, I'm happy to look at it again."

Sellers often come back when they're ready. The listings you turn down protect the ones you keep.

Thinking about the career, or the right team? DM me.


www.EdmundEeDistrict.com

Edmund Ee | CEA Reg. R006498C | PropNex Realty Pte Ltd | L3008022J

02/11/2026

"We'll sell after HIP. The flat will look nicer."

I hear this a lot from owners of older flats. Fair point.

But HIP does not add a single year to your lease.

Take a flat with about 60 years of lease left. A buyer younger than 35 gets a pro-rated HDB loan and less than the full Enhanced CPF Housing Grant.

HIP takes about 18 months. Wait for it, and your lease gets 18 months shorter too.

New toilets help. The lease left decides who can afford to buy.

Would you wait for HIP, or sell first?

02/11/2026

🎉 Congratulations to Hakim Halim on his promotion to Associate Branch Director!

A well-deserved milestone and an exciting new chapter in your leadership journey. Proud to celebrate this achievement with you, Hakim, and looking forward to seeing you and your team reach greater heights. 👏

Here’s to growing together and celebrating many more successes ahead! 🚀