What Property Agents Really Look For at Viewings (That You Might Miss)

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.
Always view a resale property more than once: it’s a rule most of us are familiar with.
But increasingly, I find there’s a certain “form over function” approach to this. While most buyers do view a property more than once, there’s sometimes no real strategy or reason behind the timing; and some of the more relaxed buyers even leave it up to the realtor (in which case you’d better have a good one, who doesn’t just schedule viewings based on the sellers’ convenience.)
A recent example: I spoke to a couple who viewed a home they’re close to buying three times. But on two occasions the viewing was at around 6.30 pm, and the last viewing was at around 7.30 pm. It was just convenient to stick to this timing, because it was after work.
And to be sure, extra viewings do raise the chances of picking out defects, or getting a better sense of the vibe. It’s not without value. But by always conducting viewings at the same time, they would have missed out on issues such as sun glare, the noise levels at different times of day, how occupied the facilities get at different times, etc.
So multiple viewings are less helpful, when they aren’t timed to reveal different aspects of the property or location. Here’s a couple of things I’d pay more attention to:
- The sun around noon, and the period just before 5 pm: These are the best times to determine if the living room will become an oven; an important detail for those who Work From Home or have pets.
- Weekdays versus weekend noise levels, and facility use: In some condos, the weekend crowd can be huge due to residents who invite family, friends, friends’ families, etc. This results in a higher noise level, and I’ve seen condos where BBQ pits or tennis courts are booked back-to-back on weekends.
(Strangely, this isn’t always related to the number of units in a condo. I think it boils down to whether your fellow residents happen to be the type who do things in big groups.)
- Crickets and cicadas: This is an often overlooked issue, for landed properties or low floor units. For the record, road and highway noise often ranges from ~70–85 dB (depending on traffic and distance). A cicada or cricket chorus can reach around ~90–100+ dB, so yes, cicadas can beat the noise of a road or highway. Probably worth mentioning that a live chainsaw is about 120 dB, by the way.
(If you hear a loud buzzing and it’s daytime, it’s cicada problems. If it’s loud night time chirping, it’s crickets. This makes crickets worse for most people, since most of us are at work during the day.)
- If there are places of worship nearby, visit around the time of worship sessions: This gives you a sense of the noise level and, more importantly, how congested the roads get. A particularly notorious area is Siglap, where many of the landed property owners have trouble even driving out during worship sessions on Sundays (although traffic wardens there have helped to ease the situation a bit).
- If you view the property and the neighbours aren’t in, view it again when they are: This is just to ensure you’re not living next to a particularly noisy family, or other related problems. One buyer I encountered got quite unhappy, when they found out their next door neighbour is a medium who drew big crowds almost every evening.
Your agent can fill you in on some others; but the point is, multiple viewings don’t mean much if you aren’t deliberately using them to find out certain things.
More from Stacked
Is This The End Of Real Estate Agents As We Know It? Here’s How AI Can Transform Real Estate
Besides insurance agents, property agents are often one of the most "hated" professions. Whether it's the hefty commissions or the…
Elsewhere in the property market, property agents will face tougher penalties for money-laundering issues

The important phrase here is “per contravention.” In the past, the maximum fine was $100,000 “per case,” for agents who help with illicit transactions. That is, no matter how many breaches happened within a single infringement or transaction, the most an agent could be fined is $100,000.
Given that a money launderer might pay even more than the usual two per cent commission (to ensure no questions asked), the $100,000 cap had no real teeth. The commission might more than pay for it.
But under new amended laws, the fines can be imposed to a maximum of $100,000 per contravention; and given the long list of breaches that may stem from a single investigation, the end result is probably going to be much more than just $100,000.
The new rules also require property agents to play detective to some extent: from now on, real estate agents (and agencies) have to conduct “due diligence” on “unrepresented counterparties.” For example, a buyer’s agent doesn’t just need to look into their own buyer, but also the seller (if the seller has no agent or other professional representation).
Meanwhile in other property news…
- Buying a property with your significant other is a big step, but it should be done with a pinch of realism. Make sure you take measures to protect yourself in the process.
- How big can a flat get? Here are some that can reach 1,700+ sq. ft., and they’re still under a million dollars.
- How will Trump’s tariffs affect the Singapore property market? It’s a question on everyone’s minds right now.
- Are your renovations fully legal? Here are some that might catch you off guard, and lead to a fine.
Weekly Sales Roundup (01 April – 06 April)
Top 5 Most Expensive New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
CONDOMINIUM DEVELOPMENT | $22,554,000 | 4489 | $5,025 | FH |
32 GILSTEAD | $15,000,000 | 4176 | $3,592 | FH |
WATTEN HOUSE | $6,268,000 | 1851 | $3,386 | FH |
THE ORIE | $3,943,000 | 1453 | $2,713 | 99 yrs (2024) |
THE CONTINUUM | $3,843,000 | 1270 | $3,026 | FH |
Top 5 Cheapest New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
THE LAKEGARDEN RESIDENCES | $1,352,400 | 635 | $2,130 | 99 yrs (2023) |
HILL HOUSE | $1,399,000 | 431 | $3,249 | 999 yrs (1841) |
LUMINA GRAND | $1,402,000 | 936 | $1,497 | 99 yrs (2022) |
NOVO PLACE | $1,418,000 | 883 | $1,607 | 99 yrs (2023) |
THE COLLECTIVE AT ONE SOPHIA | $1,492,000 | 549 | $2,718 | 99 yrs (2023) |
Top 5 Most Expensive Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
BEVERLY HILL | $9,450,000 | 3778 | $2,501 | FH |
ST THOMAS SUITES | $8,900,000 | 3757 | $2,369 | FH |
PARK INFINIA AT WEE NAM | $6,500,000 | 3283 | $1,980 | FH |
CAPE ROYALE | $5,649,700 | 2508 | $2,253 | 99 yrs (2008) |
BALMORAL HILLS | $4,880,000 | 1841 | $2,651 | FH |
Top 5 Cheapest Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
HILLSTA | $780,000 | 570 | $1,367 | 99 yrs (2011) |
THOMSON THREE | $900,000 | 495 | $1,818 | 99 yrs (2012) |
MELVILLE PARK | $912,000 | 958 | $952 | 99 yrs (1992) |
PARK COLONIAL | $915,000 | 463 | $1,977 | 99 yrs (2017) |
PARC CLEMATIS | $935,000 | 452 | $2,068 | 99 yrs (2019) |
Top 5 Biggest Winners
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
CONDOMINIUM DEVELOPMENT | $22,554,000 | 4489 | $5,025 | $19,643,000 | 18 Years |
PINEWOOD GARDENS | $3,720,000 | 1668 | $2,230 | $2,620,000 | 21 Years |
VARSITY PARK CONDOMINIUM | $3,120,000 | 2271 | $1,374 | $2,200,610 | 19 Years |
PARK INFINIA AT WEE NAM | $3,380,000 | 1464 | $2,309 | $2,143,000 | 18 Years |
COSTA RHU | $4,725,017 | 2217 | $2,131 | $1,705,017 | 8 Years |
Top 5 Biggest Winners
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
MARINA BAY SUITES | $4,208,000 | 2067 | $2,036 | -$842,000 | 10 Years |
OUE TWIN PEAKS | $2,380,000 | 1055 | $2,256 | -$340,000 | 9 Years |
THE SAIL @ MARINA BAY | $1,300,000 | 667 | $1,948 | -$300,000 | 15 Months |
LIV ON SOPHIA | $1,250,000 | 527 | $2,370 | -$74,000 | 12 Months |
VIDA | $1,130,000 | 506 | $2,234 | -$70,000 | 14 Years |
Transaction Breakdown

Follow us on Stacked for updates about the Singapore property market.
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 The Real Reason Homes Keep Getting Snapped Up in Singapore

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
Latest Posts

New Launch Condo Analysis This New 706-Unit Integrated Condo at River Valley Starts From $1.298M – And the Price Raises a Big Question for Buyers

Overseas Property Investing Why Renewed Interest In Johor Will Not Help All Investors In The Iskandar Region

Pro Faber Residence Pricing Review: How It Compares To Nearby Resale And New Launches

On The Market 5 Cheapest 5-Room HDB Flats You Can Buy Right Now From $535k

Landed Home Tours We Toured One Of Singapore’s Most Expensive Landed Estates — Is It Really Worth The Price?

Property Market Commentary The Best Condo Rental Yields Near International Schools In Singapore Isn’t Where You’d Expect

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
