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
Slower Sales At One Marina Gardens And Bloomsbury Residences: A Sign That Buyer Sentiment Is Cooling?
The fast sales of Parktown Residence, Lentor Central Residences, and previously Emerald of Katong have set expectations quite high. A…
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 This 5-Room HDB in Clementi Just Sold For $1.458M: Here’s What The Seller Could Have Made

Singapore Property News 14,000 Homes In Kranji And A Transformed Woodlands — Will The North Become Singapore’s Next Hotspot?

Singapore Property News NDP Rally 2025: The 4 Key Housing Takeaways for Singaporeans

Singapore Property News Springleaf Residence Sells 870 of 941 Units (92%) At Launch — What’s Driving Demand?
Latest Posts

Overseas Property Investing Singaporeans Are Buying More Overseas Homes — But Few Have Prepared For These Things

On The Market We Found The Cheapest And Biggest 5-room Flats Over 1,400 Sq ft You Can Buy Right Now

Pro Low Floor vs. High Floor: What Transaction Data Reveals About the Premium

Editor's Pick Why I Bought A $1.47M 2-Bedroom Stirling Residences Condo Unit: A Buyer’s Case Study

Property Advice The Math Behind Why 30–35 Is The Sweet Spot To Upgrade From HDB To Condo

Pro Can a One-Bedder Outperform a Two-Bedder? We Analysed 5 Years of Data

Editor's Pick We Toured A Freehold Landed Estate In Singapore With Vintage Properties and Top Thai Restaurants

On The Market 5 Cheapest 3-Bedroom Condos To Buy Right Now In 2025 (From $980K)

Homeowner Stories I’m a Former Police Officer Who Now Co-Owns 40 Property Investments Without Managing a Single Tenant: Here’s How

Pro Analysing 10 Years of District 15 Boutique Condo Transactions: Insights Into What Drives Profitability

Editor's Pick The Ideal Size for Each Room of Your Condo to Actually Feel Liveable Revealed

Property Advice 5 Mistakes You Make When Comparing Condo Prices – Your ‘Good Deal’ Might Be Hiding a Secret

Pro District 7 vs District 9: Which Prime Location Has Delivered Better Condo Value?

Overseas Property Investing 4 Hidden Risks To Avoid When Buying Property In Malaysia (A Guide For Singaporeans)

Homeowner Stories I Bought a Freehold Property in Singapore and Regret It — Here’s the Big Mistake I Made
