Your situation
Affordability, shortlist logic and due diligence, mapped out with numbers.
How much can you commit without strain?
Work out the loan you qualify for under MAS's limits: TDSR for all property loans, and MSR as well for HDB flats and executive condominiums. Then add up the cash and CPF needed for the downpayment, Buyer's Stamp Duty and any ABSD. Test the monthly instalment at a higher interest rate before you fix a budget.
Which property types are open to you?
Citizenship and any property you already own decide the stamp duties and, for HDB flats, whether you can buy at all. HDB buyers need a valid HFE letter, and the ethnic and SPR quotas for the block must allow the purchase. Check these before viewing, because they change the shortlist.
How do the options compare on the same measures?
Put every option through the same checks: recent transacted prices, price per square foot, remaining lease, supply coming up nearby and who would buy it from you later. A home that looks cheaper on asking price can turn out dearer once the lease and the transactions are lined up.
What must be confirmed before you pay the option fee?
Confirm the recent transacted prices, your loan approval in principle, the condition of the unit, any tenancy in place and every date in the option. If you do not exercise the option, the option fee is normally forfeited.
First meeting
Budget and brief
We work through your loan, cash, CPF and stamp duties together, then agree on locations and must-haves.
Before viewing
Approvals in place
You get the bank's approval in principle. For an HDB flat, you apply for the HFE letter.
Search
Shortlist and viewings
I send a shortlist with the transaction evidence for each home. We view in batches and compare notes after each round.
Offer
Negotiate and secure the option
The offer is based on recent transactions. Once the seller accepts, you pay the option fee and receive the Option to Purchase.
Option period
Final checks and exercise
The loan is confirmed and a lawyer is appointed. For an HDB flat, the Request for Value goes to HDB. You then exercise the option before it expires.
Completion
Keys
Collect the keys.
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
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.
Prefer to call? +65 9696 9567
I usually reply within one working day.
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General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
