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

Published 13 April 2025, 2:38 PM SGT · 6 min read · 245

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.

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)

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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

At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.

If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

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Frequently asked questions

Why should I view a property more than once at different times of the day?

Viewing a property at different times helps reveal issues like sun glare, noise levels, and facility usage, which may not be apparent during a single visit. Timing around noon and late afternoon can show how the sunlight affects the living space.

What should I pay attention to when visiting a property near places of worship?

Visit during worship sessions to gauge noise levels and traffic congestion, especially in areas like Siglap. This helps assess how busy and noisy the neighborhood can be during peak times.

How can I find out if neighbors are noisy or disruptive?

If possible, view the property when neighbors are present to observe their behavior. This can help determine if the neighbors are noisy or have other disruptive habits, such as large gatherings.

What are some overlooked factors when inspecting a property?

Consider issues like road noise from traffic, cicada or cricket sounds, and nearby facility usage. These factors can significantly affect your living experience but are often missed during initial viewings.

What recent changes have been made to property agent regulations regarding penalties?

Fines for money-laundering violations can now be up to $100,000 per contravention, making penalties potentially much higher than before. Agents are also required to conduct due diligence on unrepresented parties.

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Ryan J. Ong

Partner at Stacked

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.