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
Landed
Below $3 million (140 sales): 68% were 99-year houses with 60 or more years left and 19% had under 60 years left. Only 14% were freehold or 999-year.
Data: Oct 2025 – Sept 2026Updated 4 Oct 2026
Landed
1,928 landed houses with land title were sold in the 12 months to September 2026: 1,113 terrace, 597 semi-detached and 218 detached. Good Class Bungalow-size plots and strata landed houses are not counted.
Data: Oct 2025 – Sept 2026Updated 4 Oct 2026
HDB
5-room flats with leases from before 1990 had a median size of 133 square metres, 21% larger than the 110 square metres of 5-room flats with leases from 2000 to 2009. Their median prices were $650,000 and $620,000.
Data: Apr 2026 – Jun 2026Updated 3 Oct 2026
HDB
371 three-room to executive flats were resold in Jurong West in Q2 2026: 72 three-room, 152 four-room, 121 five-room and 26 executive. None sold for $1 million or more; the highest price was $958,888.
Data: Apr 2026 – Jun 2026Updated 3 Oct 2026
Estate intelligence
HDB towns and private-property districts, each with dated data, supply context and trade-offs.
HDB town
Large western town where most resale flats sell close to the town median, and older flats are bigger for the price.
Updated 3 Oct 2026
HDB town
Mature town where resale prices depend on the age of the flat as much as its type.
Updated 2 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
Properties
SoldHDB
Jurong West · 3-room flat · 68 sq m
A high-floor 3-room Model A flat of 68 sq m at Block 180C Boon Lay Drive, Boon Lay Meadow, has been sold.
View sold story
SoldCondo
Stratum · 3-bedroom + utility · 1,098 sq ft
A 3-bedroom condominium with a utility room, 1,098 sq ft, at Stratum on Elias Road in District 18, has been sold.
View sold story
SoldHDB
Ang Mo Kio · 4-room flat · 112 sq m
A high-floor 4-room Model A flat of 112 sq m with four bedrooms at Block 627 Ang Mo Kio Avenue 9, near Yio Chu Kang MRT, has been sold.
View sold story
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
Planning your next move?
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