Guide
CPF accrued interest when you sell your HDB flat
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
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Singapore Property Analysis
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Guide
Sell your HDB flat first, or buy the next home first?
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
HDB
Jurong West: older 4-room and 5-room flats are larger and cost less per square metre
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.
- Jurong West
Data: Apr 2026 – Jun 2026Updated 3 Oct 2026
HDB
Jurong West HDB resale prices by flat type and age, Q2 2026
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.
- Jurong West
Data: Apr 2026 – Jun 2026Updated 3 Oct 2026
HDB
Why Ang Mo Kio's $638,000 4-room median can mislead buyers and sellers
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.
- Ang Mo Kio
Data: Apr 2021 – Jun 2026Updated 2 Oct 2026
HDB
Ang Mo Kio HDB resale prices by flat type and age, Q2 2026
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.
- Ang Mo Kio
Data: Jan 2024 – Jun 2026Updated 2 Oct 2026
Video · Market analysis
New Upper Changi Road land bid of $1,537 psf ppr: what it means for buyers
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
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Video · Buyer education
Moving for Primary 1: why the plan starts three years early
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
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Video · HDB
The 15-month wait-out period is removed: what changes for private owners buying an HDB resale flat
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
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Video · Buyer education
A bigger 2-bedroom here, or a smaller 3-bedroom further out?
Buyers often ask whether to take a bigger 2-bedroom in one location or a smaller 3-bedroom further out. James explains why that question is incomplete by itself, and what he weighs alongside size when planning an upgrade.
@property.elites.cliquePosted 10 Feb 2026
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Video · Market analysis
HDB resale prices rose 2.9% in 2025, the slowest increase since 2019
HDB resale prices rose 2.9% in 2025, the slowest annual increase since 2019. James covers why the slowdown matters to owners who are thinking of selling, or whose flats have reached the minimum occupation period.
@property.elites.cliquePosted 23 Jan 2026
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Video · Market analysis
GFA harmonisation: why it did not make new launches cheaper for good
Many buyers took GFA harmonisation to mean cheaper new launches. James's view is that it caused a temporary distortion in land prices, and that the opening for buyers came from timing.
@property.elites.cliquePosted 12 Jan 2026
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Video · HDB
More flats are reaching MOP: will resale prices fall in every estate?
More flats are reaching their minimum occupation period and entering the resale market. James explains why extra supply does not affect every estate in the same way. For an owner nearing MOP, he says, the useful question is whether to plan early.
@property.elites.cliquePosted 6 Jan 2026
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