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
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
HDB
82 four-room resale flats were sold in Ang Mo Kio in Q2 2026: 44 with leases from before 2000 and 38 with leases from 2000 onwards.
Data: Apr 2021 – Jun 2026Updated 2 Oct 2026
HDB
235 three-room, four-room and five-room flats were resold in Ang Mo Kio in Q2 2026: 110, 82 and 43. No executive flat was sold.
Data: Jan 2024 – Jun 2026Updated 2 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
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
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Planning your next move?
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.
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