James Wong · Singapore property analysis
Market data is only useful when it helps you decide what to do next. JamesWongHomes turns Singapore property data, estate fundamentals and transaction context into practical decision guidance.
Where are you now?
Each path sets out the decisions, data and sequence that matter for that move.
Analysis
Condo
Nine 99-year developments with leases from 2015 made 438 of District 5's 789 resales in the 12 months to September 2026, or 56%. Forty freehold or 999-year developments made 159, or 20%.
Data: Oct 2025 – Sept 2026Updated 5 Oct 2026
Condo
Headline medians for the 12 months to September 2026: $2,020 per square foot for 99-year homes with leases from 2015 (69 resales), $1,801 for freehold or 999-year homes (267) and $1,433 for 99-year homes with leases before 2000 (47).
Data: Oct 2025 – Sept 2026Updated 5 Oct 2026
HDB
510 of the 1,762 flats resold in Woodlands from July 2025 to June 2026 sold for $600,000 to under $700,000. That is 29% of all resales.
Data: Jul 2025 – Jun 2026Updated 5 Oct 2026
HDB
HDB's published 3-room median for Queenstown rose from $429,500 in Q4 2025 to $535,900 in Q2 2026, an increase of 25%.
Data: Jul 2025 – Jun 2026Updated 5 Oct 2026
Estate intelligence
HDB towns and private-property districts, each with dated data, supply context and trade-offs.
District 21
Upper Bukit Timah to Clementi Park: a mainly freehold district, where newer 99-year homes had a higher median price per square foot and a lower median price.
Updated 5 Oct 2026
District 05
Pasir Panjang to West Coast: nine newer 99-year developments made 56% of resales, at a different price level from the older and freehold stock.
Updated 5 Oct 2026
HDB town
Singapore's first satellite town, where older and newer 3-room flats sell in two price ranges that do not overlap, and about half the 4-room resales were at $1 million or more.
Updated 5 Oct 2026
HDB town
Large northern town where half the resale flats have leases that began between 1996 and 2000, and newer 4-room flats sell in the same price range as older 5-room flats.
Updated 5 Oct 2026
District 18
Tampines, Pasir Ris and Simei: nearly all 99-year, where prices per square foot divide by the year the lease began and a quarter of resales are executive condominiums.
Updated 5 Oct 2026
District 19
Serangoon to Punggol: freehold and 999-year developments by number, 99-year condominiums by sales, and executive condominiums making 32% of resales.
Updated 5 Oct 2026
How James analyses property
Every recommendation is tested against the same questions, in the same order.
What could go wrong, and can you absorb it?
Financing stress, lease decay, concentration and the cost of being wrong.
Who buys or rents this, and why?
Buyer and tenant pools, transaction depth and what drives them.
What competes with it now and later?
Existing stock, launches, MOP cohorts and the planning pipeline.
Does the sequence and timing work for you?
Sell-buy order, policy windows, loan tenure and personal milestones.
How and to whom will you eventually sell?
Liquidity, the next buyer's financing and resale constraints.
Evidence before persuasion
Source-first publishing, so you can check the numbers yourself before relying on the interpretation.
HDB, URA, SingStat and other primary sources, linked on every page.
Every figure shows the period it covers and when it was pulled.
Definitions, formulae and simplifications are written down.
What the numbers show is kept separate from what James thinks they mean.
Lags, small samples and policy dependency are called out.
Each page shows when it was last checked; corrections are recorded.
Decision guides
Guide
The refund is the CPF principal you withdrew plus accrued interest. It goes back to your own CPF account. It is not a fee.
Updated 3 Oct 2026
Guide
Sell first: for ABSD, your flat counts as sold once the Option to Purchase for its sale has been exercised, so you can commit to the next home before the sale completes. You may need interim housing or an extension of stay.
Updated 3 Oct 2026
Case studies
Case study
A large older-layout 2-bedroom, sold on usable space and total price.
Updated 5 Oct 2026
Case study
A low-floor 3-bedroom facing a noisy main road, sold on its size, private lift and 999-year lease.
Updated 5 Oct 2026
Case study
A 1-bedroom in a large development, sold on its high floor, open north view and privacy.
Updated 5 Oct 2026
Properties
For sale
Normanton Park · Normanton Park, District 5
3-bedroom · 936 sq ft
$2,050,000
D05 Pasir Panjang, Hong Leong Garden, Clementi New Town
View property
For sale
Holland Peak · Holland Hill, District 10
1-bedroom · 592 sq ft
$1,150,000
View property
For sale
Kent Ridge Hill Residences · South Buona Vista Road, District 5
2-bedroom · 646 sq ft
$1,320,000
D05 Pasir Panjang, Hong Leong Garden, Clementi New Town
View property
Video
Video · Market analysis
A consortium of UOL, SingLand and CapitaLand placed the top bid of $1.425 billion, or $1,537 per square foot per plot ratio, for the New Upper Changi Road site. James explains why land cost matters for future launch prices. He also cautions against assuming that every Bedok property will benefit.
@jameswong.sgpropertyPosted 4 Sept 2026
Watch & read
Video · Buyer education
For parents planning a move before Primary 1 registration, James sets out the full timeline: sell, buy, move and settle in, all before registration opens. He explains why families who get their first-choice school usually start about three years ahead.
@property.elites.cliquePosted 23 Aug 2026
Watch & read
Video · HDB
Private property owners and former owners no longer have to wait 15 months before buying a non-subsidised HDB resale flat, as long as they do not take an HDB housing loan. James explains who the change covers and which rules still apply. He then gives his view on what it could mean for sellers, buyers and owners planning to right-size.
@property.elites.cliquePosted 28 Jul 2026
Watch & read
About
James works through property decisions the way a researcher would: start from the source data, model the numbers, test the scenarios, then decide.
Senior Associate Division Director, PropNex Realty Pte Ltd · CEA Reg. No. R007728G
Recently updated
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