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
Are Resale Executive Condos No Longer “Affordable” Compared To Condos In 2024? Here’s The Surprising Answer
Executive Condominiums (ECs) are intended as a stepping stone between HDB housing and private condos; a sort of “sandwich class…
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 Record $1.27M Sale Makes This 30-Year-Old HDB The Town’s Priciest Yet

Singapore Property News The World’s Real Estate Is Now Worth US$393 Trillion In 2025. Here’s Where Singapore Fits In

Singapore Property News Why Old ECs Now Make More Sense Than Million-Dollar Flats

Singapore Property News The Harsh Math Of HDB Ownership After SERS
Latest Posts

On The Market The Cheapest 3-Bedroom Condos in Singapore You Can Buy Right Now Under $1.2M

New Launch Condo Analysis Skye At Holland Pricing Review: How It Compares To Nearby Resale And New Launches

On The Market Three Rare Bungalows With Unique Design Hit The Market For $13.98m – Each With Over 9,300 Sq Ft Of Space

Editor's Pick Why I Sold My 40-Year-Old Jurong Flat For A Newer Bukit Panjang One: A Buyer’s Case Study

Editor's Pick 5 Ways To Get A Better Price For Your Property When The Market Is Changing

Pro Are Older One- and Two-Bedders in District 10 Holding Up Against the New Launches? We Break It Down

Property Market Commentary Are Singapore’s Oldest HDB Flats Finally Losing Value? A 2025 Price Update

Property Trends The Room That Changed the Most in Singapore Homes: What Happened to Our Kitchens?

Editor's Pick We Toured A Unique Landed Street Where No One Has Sold a Property for 14 Years

Editor's Pick Skye At Holland Condo Review: Attractive Entry Price To Holland Village From $2,598 PSF

On The Market A Rare 1930s Art Deco Home In Alexandra With 33,000 Sq Ft of Land Is Up For Rent

On The Market The Cheapest 4-Room HDB Flats Still Available Right Now – From $410,000

Pro Old vs New Family-Sized Condos in District 9: A Data-Driven Analysis of Value in 2025

Property Market Commentary 5 Ways Singapore’s Condo Layouts Have Changed Over The Years (And What We No Longer Value)

Editor's Pick Why These “Ulu” Estates May Be The Next Property Investment Hotspots In Singapore (By 2035)
