Why This Potential New Singapore Property Rule Could Be A Good Thing For You In 2025

Get The Property Insights Serious Buyers Read First: Join 50,000+ readers who rely on our weekly breakdowns of Singapore’s property market.

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.
“I’m not sure I want the ‘old bird’ agent,” was the phrase that surprised me this week.
In most situations, people would want a veteran on their side. Most of us prefer the older and more experienced doctor, the 20-year career driver, or the lawyer who was practising before Bugis Street was air-conditioned.
But things are a bit different regarding real estate agents in Singapore. Not all agents are qualified the same way, as in the past there wasn’t a formal exam you had to pass.
As such among more savvy buyers, the number of years served is no longer the main qualifier; rather, it’s about where and how often the agent has transacted recently.
I think the public is beginning to catch on, that there are some real estate agents who have been licensed (and bother to renew their licenses) for years on end, whilst making very few transactions.
Now there are legitimate reasons for some agents to do this; but I do see the potential downsides from buyers. Sometimes, agents who don’t transact for long periods, but jump back into the market recently, end up being a bit behind on things. Case in point, the viability of older strategies like sell-one-buy-two (much tougher at today’s prices), or advice on HDB flats.
(For those who don’t know: the whole Plus/Prime/Standard categorisation has shaken up the market, especially for resale units near Prime flats, which don’t have the same limitations).
Some of these older property agents as well may not quite be aware that comparing properties by psf isn’t very relevant anymore, or be up to date in terms of new launches and new supply that is coming up in the market.
The senior managers at various real estate firms are supposed to have this in hand, with constant training and reviews. But due to the free-form nature of the industry, there will always be some who skim over the training, or who slip through the cracks.
CEA seems to be aware of this as well. They’re now considering a minimum transaction condition, for agents to be able to renew their license. And while I think they might go ahead with this, the issue will come down to what that minimum transaction requirement will be – this is an industry where, sometimes, simple bad luck may result in some agents not meeting those targets.
Maybe if you nab a good agent, you can end up with a $4.3 million profit like someone just did
It’s for a penthouse unit at JadeScape, which is the chart-topper for the week. It’s also a chart-topper at JadeScape: this 99-year lease unit is a whopping 4,230 sq.ft., on the 23rd floor. It was bought for $5.8 million in December 2019 and just sold for $10.15 million on 9th December this year.
More from Stacked
Could Prime CCR Condos Start Surging In Demand After Q3 2021?
Overall home prices continued their steady upward pace in 2021; but property analysts have tipped private property prices to continue…
That’s an annualised return of 15 per cent. I don’t know who’s behind the transaction, but if it’s an agent with a two per cent commission, then the whole of 2025 is Christmas for them.
Don’t ask me for a good reason why anyone would pay that though. JadeScape is a good condo, but this has to be a pure own stay choice given the number of options such a budget would allow for.
But as the old saying goes: Everything is worth what someone will pay for it.
Beyond all this, we’d like to take this opportunity to wish everyone a Merry Christmas and Happy Holidays!
I’ve always thought that, if Santa Claus does deliver presents from openings like a chimney, he’d find Singapore super convenient. One garbage chute can provide rapid access to every home; no need to clamber through multiple openings.
(Granted, that does mean your presents will be dispensed via the garbage chute, and Santa definitely won’t smell like Christmas joy afterwards. So maybe I haven’t fully thought that through.)
In any case, from me and everyone at Stacked: May your holidays be a joyful time to reconnect and refresh, and may the coming year be a great one.
Meanwhile in other property news:
- Big HDB flats are the price of about 10 stolen kidneys or something these days, but we managed to find huge flats (1,600 sq. ft.) for $800,000 and up.
- At today’s EC prices, are you better off just getting a private condo? Here are some thoughts on the price gap.
- What’s life like in a service apartment at Holland V? Here’s a look at what you get.
- These three HDB sites are not officially announced or anything, but we can literally see them being worked on right now. Here’s what to look for.
Weekly Sales Roundup (09 December – 15 December)
Top 5 Most Expensive New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
TEMBUSU GRAND | $4,244,000 | 1711 | $2,480 | 99 yrs (2022) |
GRAND DUNMAN | $3,836,000 | 1475 | $2,601 | 99 yrs (2022) |
THE ARCADY AT BOON KENG | $3,773,000 | 1410 | $2,676 | FH |
THE CONTINUUM | $2,940,000 | 1066 | $2,759 | FH |
LENTORIA | $2,933,000 | 1346 | $2,180 | 99 yrs (2022) |
Top 5 Cheapest New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
KASSIA | $1,049,000 | 474 | $2,215 | FH |
JANSEN HOUSE | $1,463,888 | 721 | $2,030 | 999 yrs (1876) |
THE MYST | $1,586,000 | 678 | $2,339 | 99 yrs (2023) |
HILLHAVEN | $1,592,274 | 721 | $2,208 | 99 yrs (2023) |
CANNINGHILL PIERS | $1,720,000 | 484 | $3,551 | 99 yrs (2021) |
Top 5 Most Expensive Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
JADESCAPE | $10,150,000 | 4230 | $2,399 | 99 yrs (2018) |
JUNIPER AT ARDMORE | $9,000,000 | 3197 | $2,815 | FH |
HILLTOPS | $5,980,000 | 1733 | $3,451 | FH |
RICHMOND PARK | $4,750,000 | 1550 | $3,064 | FH |
ONE ROBIN | $4,110,000 | 1948 | $2,110 | FH |
Top 5 Cheapest Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
LA BRISA | $730,000 | 452 | $1,615 | FH |
# 1 LOFT | $735,000 | 560 | $1,313 | FH |
KENG LEE COURT | $760,000 | 474 | $1,605 | FH |
HILLSTA | $760,000 | 570 | $1,332 | 99 yrs (2011) |
AIRSTREAM | $780,000 | 495 | $1,575 | FH |
Top 5 Biggest Winners
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
JADESCAPE | $10,150,000 | 4230 | $2,399 | $4,350,000 | 5 Years |
JUNIPER AT ARDMORE | $9,000,000 | 3197 | $2,815 | $2,100,000 | 18 Years |
COSTA RHU | $3,080,000 | 2056 | $1,498 | $2,041,720 | 26 Years |
THE HORIZON | $3,460,000 | 1561 | $2,217 | $1,805,000 | 24 Years |
HARVEST MANSIONS | $2,570,000 | 1981 | $1,298 | $1,771,112 | 18 Years |
Top 5 Biggest Losers
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
UP@ROBERTSON QUAY | $985,000 | 463 | $2,128 | -$287,000 | 12 Years |
THE CLIFT | $1,100,000 | 527 | $2,086 | -$220,000 | 12 Years |
STEVENS SUITES | $2,000,000 | 1109 | $1,804 | -$174,000 | 12 Years |
MARINA ONE RESIDENCES | $1,520,000 | 753 | $2,017 | -$147,081 | 5 Years |
ONE SHENTON | $1,450,000 | 850 | $1,705 | -$139,540 | 17 Years |
Transaction Breakdown

Merry Christmas once again, and we look forward to seeing you with us on Stacked this coming year.
Ryan J
A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.Read next from Singapore Property News

Singapore Property News She Lost $590,000 On A Shop Space That Didn’t Exist: The Problem With Floor Plans In Singapore

Singapore Property News 9,800 New Homes Across 11 GLS Sites In 2H 2025: What To Know About Tanjong Rhu, Dover, And Bedok

Singapore Property News Why HDB Needs To Build More 4 Bedroom Flats

Singapore Property News This West-Side GLS Plot Just Got A $608M Bid And 6 Bidders: Why Lakeside Drive Bucked The Trend
Latest Posts

Landed Home Tours Where To Find Freehold Terrace & Semi-D Landed Homes From $4.85m In The East

Property Market Commentary Which Central Singapore Condos Still Offer Long-Term Value? Here Are My Picks

On The Market 5 Cheapest Newly MOP 5 Room HDB Flats From $700k

Pro Why Rivergate Outperformed Its District 9 Rivals—Despite Being Nearly 20 Years Old

On The Market Springleaf Vs Faber Walk: Which Future GLS Residential Site Has More Potential?

Property Market Commentary I Reviewed HDB’s 2 And 3-Room Show Flats: Ideal For First-Time Buyers Or Too Small To Live In?

Editor's Pick Why Kingsford Hillview Peak Underperformed—Despite Its MRT Location And “Good” Entry Price

Editor's Pick Buying Property In Malaysia As A Singaporean: 6 Key Restrictions To Be Aware Of

Editor's Pick Why Punggol Northshore Could Be The Next Hotspot In The HDB Resale Market

Homeowner Stories “If We Sell, We’ll Never Have A Home This Big Again”: What Singaporean Parents Do After The Kids Move Out

Property Advice How Much Is Your Home Really Worth? How Property Valuations Work in Singapore

Property Investment Insights Singapore Property Data Is Transparent: But Here’s Why It Can Still Mislead You

Editor's Pick Why Marina Bay Suites May Look Like a Poor Performer—But Its 4-Bedroom Units Tell a Different Story

On The Market 5 Cheapest Convenient 1-Bedders Near Integrated Developments From $800k

Property Advice Why I Had Second Thoughts After Buying My Dream Home In Singapore
