New launch
Thomson Reserve Review Before Launch: What I'm Looking At
Land: about $1,178 psf ppr, against about $1,612 psf ppr bid for the Lorong Puntong GLS site in September 2026. Not a reason to buy, but one part of the pricing equation.
James Wong · Singapore property analysis
Singapore Property Decisions, Analysed.
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.
Start here
What are you trying to do?
- 01SellPlan the timeline, pricing and next-home dependency before you list.
- 02BuyAffordability, shortlist logic and due diligence, mapped out with numbers.
- 03UpgradeSequence the sale and purchase, and see the cash, CPF and loan picture.
- 04Review My PortfolioHold, sell or reposition: a framework for the decision.
Property research
Research a Property
Look up the records for one development, one town, one street or one block. Official records, set out plainly. Not a valuation.
Latest research
All insightsLatest Singapore Property Analysis
HDB · Woodlands
Woodlands at $600,000 to $700,000: a newer 4-room flat or an older, larger 5-room flat?
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.
Landed · Singapore
Freehold or 99-year: how much less does a leasehold landed house sell for?
Freehold and 999-year houses price alike. Terrace medians were $4.70 million for freehold (730 sales) and $4.90 million for 999-year (191 sales).
Explore Singapore
Explore Singapore by Town and District
A page for each place: dated figures with their sources, supply context and the trade-offs that matter when comparing one with another.
HDB
HDB estates
Resale prices by flat type and lease, the flats that make up each town, and supply.
Private property
Private districts
Resale prices by tenure, lease era and size, and developers' sales, by postal district.
Strategy in practice
All case studiesCase Studies: Strategy in Practice
How real sales were planned: the constraints, the evidence, the strategy and the outcome.
Case study
Westcove Condo: selling a large older-layout unit on space, not on price per square foot
Step 1: Challenge
Large units with an older layout can attract a narrower pool of buyers, and buyers may compare them with newer but smaller options.
Step 2: Strategy
I highlighted the usable space, the fact that the unit works for a full household, and the total price. I did not compete purely on price per square foot.
Step 3: Result
The unit marketed by another agent for 3 months and couldn’t sell it. Eventually we took over the listing and it was sold within 3 weeks of marketing and above seller’s price expectations.
Read the case study
Case study
The Blossomvale: selling a low-floor unit facing the main road
Step 1: Challenge
The unit is on a low floor and faces the main road, which brings a lot of noise and dust.
Step 2: Strategy
I positioned the unit on what it offers: 1,572 sq ft, a private lift and a 999-year lease, for buyers who put space and tenure ahead of the facing.
Step 3: Result
The unit was sold above seller’s price expectations.
Read the case study
Case study
Sol Acres: making one unit stand out in a large development
Step 1: Challenge
Sol Acres is a large development, and there were multiple competing listings in it. This unit had to be differentiated from them.
Step 2: Strategy
I focused the presentation on the reasons to buy this particular unit.
Step 3: Result
The unit was sold above the seller's expectation, to a buyer who valued the privacy that comes with the view.
Read the case study
Homes
Homes James Is Marketing and Has Sold
For sale
Normanton Park: high-floor 3-bedroom, 936 sq ft
Pool view
$2,050,000
View property
For sale
Holland Peak: freehold 1-bedroom, 592 sq ft
Renovated about five to six years ago
$1,150,000
View property
For sale
Kent Ridge Hill Residences: 2-bedroom, 646 sq ft
Dumbbell layout: the bedrooms are on opposite sides of the living room · Balcony
$1,320,000
View property
How James analyses property
How the research is builtA Structured Way to Think About Property
Every recommendation is tested against the same questions, in the same order.
- 01
Risk
What could go wrong, and can you absorb it?
- 02
Demand
Who buys or rents this, and why?
- 03
Supply
What competes with it now and later?
- 04
Timing
Does the sequence and timing work for you?
- 05
Exit
How and to whom will you eventually sell?
About
About James Wong
James works through property decisions the way a researcher would: start from the source data, model the numbers, test the scenarios, then decide.
- 18 years in Singapore real estate
- B.Acc (Hons), Second Class Upper, Nanyang Technological University
- Former external auditor, Big Four accounting firm
- Former sell-side research analyst, local stockbroking firm
Planning your next move?
Planning a move and want the numbers mapped out?
Tell James what you are weighing up: selling, buying, upgrading or holding. He will come back with the questions and numbers that matter for your situation.
Prefer to call? +65 9696 9567
I usually reply within one working day.
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