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Dream Nest SG, 450 Lor 6 Toa Payoh, ERA APAC Centre, Singapore (2026)

25/09/2026

May the glow of the full moon bring family, friends and loved ones closer together, filling every gathering with warmth, laughter and beautiful memories.

Wishing everyone a joyful Mid-Autumn Festival filled with happiness, harmony, good health and prosperity. ❤️

Enjoy the mooncakes, treasure the moments and celebrate the people who matter most. 🌕✨

20/09/2026

The Writing’s on the Wall: Will OCR New Launches Soon Cost CCR Prices?

If you’ve been sitting on the fence waiting for property prices to come down, recent land bids are worth watching.

Because developers are now paying land prices in the OCR and RCR that are moving closer to CCR territory.

And Lucerne Grand shows what that looks like in today’s market.

🏙️ Amberwood at Holland — CCR
Land: $1,432 psf ppr
Launch: from ~$2,945 psf, with pricing up to around $3,198 psf.

🌊 Lucerne Grand — OCR
Land: $1,132 psf ppr
Preview: 18 Sep 2026
Launch pricing: roughly $2,250–$2,420 psf depending on unit type. Sales bookings start 3 Oct 2026.

🌳 Thomson Reserve — RCR
En-bloc land: ~$1,178 psf ppr
Estimated launch: ~$2.6xx–$2.9xx psf
Expected: Q4 2026.

✈️ New Upper Changi Road — OCR
Land: $1,537 psf ppr
Estimated future launch: ~$2,850–$3,200 psf.

🌿 Lorong Puntong / Sin Ming Ave — RCR
Land: $1,612 psf ppr
Estimated launch: above $3,000 psf.

🏙️ River Valley Green Parcel C — CCR
Land: $1,730 psf ppr
Estimated launch: ~$3,400–$3,500 psf.

Here’s the part I’m watching:

Lucerne Grand shows OCR is still available in the low-$2,000s today.

But the next generation of OCR land is already much more expensive.

Upper Changi at $1,537 psf ppr is only about 11% below River Valley Green at $1,730 psf ppr.

That doesn’t mean OCR prices will become identical to CCR prices.

But it does mean the traditional price gap between regions could keep narrowing.

So for the buyer who keeps asking:

“Should I wait?”

Maybe the better question is:

“What will the replacement cost of the next launch be?”

Because today’s expensive property may still look very different beside tomorrow’s land cost.

18/09/2026

When $2,500–$2,900 PSF Starts Looking “Cheap”

Seven properties seized in Singapore’s S$3 billion money-laundering case went under the hammer — and none sold.

But the bidding levels caught my attention.

At freehold Gramercy Park in District 10:

• 1,292 sq ft 2+Study: highest bid $3.75M / ~$2,902 psf
• 2,659 sq ft 4BR: highest bid $6.7M / ~$2,520 psf

Both were withdrawn after failing to meet reserve prices.

On PSF alone, those numbers suddenly don’t look that extreme when compared with where new land and launch prices are heading.

Amberwood at Holland
Land: $1,432 psf ppr
Launch: from about $2,945 psf, with the developer indicating a cap around $3,198 psf.

Thomson Reserve
En-bloc land cost was much lower at around $1,178 psf ppr. But I would not assume that means a cheap launch. With nearby Jadescape resale 3BR transactions already reaching the $2.6xx psf region, a safer working expectation for Thomson Reserve is around $2,6xx–$2,9xx psf.

New Upper Changi Road GLS
Land: $1,537 psf ppr.
Analyst estimates range from around $2,850–$2,950 psf to $3,100–$3,200 psf, depending on assumptions.

Lorong Puntong / Sin Ming Avenue GLS
Top bid: $1,612 psf ppr — a new RCR benchmark.
CBRE expects the future project could launch at an average above $3,000 psf.

So here’s the interesting part:

A freehold D10 home at $2,500–$2,900 psf can look relatively attractive beside tomorrow’s new-launch pricing.

But there’s a catch.

PSF may be cheap. Quantum isn’t.

That 2,659 sq ft Gramercy Park unit may be only ~$2,520 psf — but you still need $6.7M.

That’s why large luxury units can struggle even when their PSF looks compelling.

Sometimes the property isn’t expensive per square foot.

It’s simply too much square footage.

17/09/2026

CDL is launching 𝐋𝐮𝐜𝐞𝐫𝐧𝐞 𝐆𝐫𝐚𝐧𝐝, a 570-unit mixed-use condo directly linked to 𝐋𝐚𝐤𝐞𝐬𝐢𝐝𝐞 𝐌𝐑𝐓.

Preview starts on 18 September, with sales bookings expected on 3 October.

Prices are expected to range from about 𝐒$𝟐,𝟐𝟓𝟎 𝐭𝐨 𝐒$𝟐,𝟒𝟐𝟎 𝐩𝐬𝐟.

Indicative prices include:

𝐓𝐰𝐨-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from 𝐒$𝟏.𝟓𝐦
𝐓𝐡𝐫𝐞𝐞-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from 𝐒$𝟏.𝟗𝟗𝐦
𝐅𝐨𝐮𝐫-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from 𝐒$𝟐.𝟕𝟗𝐦

The 99-year leasehold project will have five 17-storey residential blocks, plus ground-floor commercial space such as a supermarket, F&B outlets, shops and a gym.

Vacant possession is expected by 7 December 2031.

For buyers looking at Jurong Lake District, this launch gives another option in a key growth area with MRT connectivity and mixed-use convenience.

But with prices starting from S$1.5m, buyers should still compare layout efficiency, monthly affordability, nearby resale options and long-term holding plans before committing.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 17 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying a new launch or comparing resale options in the West? DM me and let’s review your numbers clearly before you commit.

16/09/2026

New private home sales slowed sharply in August as developers held back launches during the Ghost Month period.

Developers sold 𝐨𝐧𝐥𝐲 𝟏𝟓𝟑 𝐧𝐞𝐰 𝐩𝐫𝐢𝐯𝐚𝐭𝐞 𝐡𝐨𝐦𝐞𝐬 in August.

That is down 𝐨𝐯𝐞𝐫 𝟗𝟎% from July’s 𝟐,𝟏𝟒𝟐 units.

It was also about 𝟕𝟗% lower than the 𝟕𝟑𝟏 units sold in August last year.

But this does not mean demand has disappeared.

The slowdown was mainly due to 𝐟𝐞𝐰𝐞𝐫 𝐧𝐞𝐰 𝐥𝐚𝐮𝐧𝐜𝐡𝐞𝐬, similar to June when no new projects were marketed.

So far, developers sold about 𝟓,𝟎𝟑𝟖 new private homes in the first 8 months of 2026.

With more launches expected ahead, buyers may see more options coming back into the market.

For buyers, a quieter month can be a good time to study pricing, compare layouts and prepare your finances before the next wave of launches.

For sellers and upgraders, it is also a reminder that market activity can move quickly once new launches return.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 16 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying a new launch or comparing resale options? DM me and let’s review your next move clearly.

16/09/2026

Another strong land bid has entered the market.

Malaysian developer 𝐄𝐜𝐨 𝐖𝐨𝐫𝐥𝐝 topped the tender for a private housing site at 𝐋𝐨𝐫𝐨𝐧𝐠 𝐏𝐮𝐧𝐭𝐨𝐧𝐠 / 𝐒𝐢𝐧 𝐌𝐢𝐧𝐠 𝐀𝐯𝐞𝐧𝐮𝐞 with a bid of about 𝐒$𝟐𝟎𝟖.𝟏𝐦.

This works out to around 𝐒$𝟏,𝟔𝟏𝟐 𝐩𝐬𝐟 𝐩𝐩𝐫.

The tender attracted 𝟕 𝐛𝐢𝐝𝐬, showing healthy developer interest despite a more selective market.

The site can potentially yield around 𝟏𝟒𝟎 private homes and is near Bright Hill MRT station, which will become an interchange station when the Cross Island Line opens.

The top bid was higher than expected and set a new benchmark for 99-year GLS pure private residential sites in the city fringe / Rest of Central Region.

Analysts also estimate that future selling prices could be from around 𝐒$𝟑,𝟎𝟎𝟎 𝐩𝐬𝐟 onwards.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 16 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying a new launch or comparing resale options nearby? DM me and let’s review your choices clearly.

14/09/2026

Amberwood at Holland: Developer Caps Prices at $3,198 PSF

Amberwood at Holland is now in preview, and one thing that stands out is the developer’s pricing approach:

The developer says the maximum price will be capped at $3,198 psf.

That gives buyers a much clearer ceiling on pricing, instead of wondering how far the higher-floor or better-facing units might be pushed.

For example:

Brand-new Amberwood 3BR + Study
📐 980 sq ft
💰 Around $3.136M
📊 About $3,200 psf

What do you get for that?

✅ 3 bedrooms + study
✅ Household shelter
✅ Additional WC / storage flexibility
✅ Non-strata AC ledge
✅ Only 1 balcony
✅ 3.18m high ceiling
✅ Flexible walls for potentially larger rooms in future

At this price level, layout efficiency matters.

A non-strata AC ledge and just one balcony mean less space is “lost” to areas buyers may not fully use, while the 3.18m ceiling should help the unit feel more spacious.

But the bigger talking point may be the $3,198 psf cap itself.

Instead of pushing the best units significantly above that level, the developer appears to be setting a clear upper limit.

That could make the project easier for buyers to assess: you know roughly where the top end is, and the decision becomes less about chasing an unknown launch premium.

So the real question is:

Does a developer-imposed cap of $3,198 psf make Amberwood more attractive — or is ~$3.2K psf still too high for you?

12/09/2026

Will New P1 Rules Reshape Property Demand Near Popular Schools?

From 2027, 12 selected primary schools will split Phase 2C places into two groups:

• 30 places for children living within 2km
• 30 places for children living beyond 2km

That sounds like it may reduce the advantage of living close to school — but the effect could be more complicated.

Many popular schools are already oversubscribed in Phase 2C. If the nearby applicant pool stays similar while only 30 places are available to those within 2km, competition could become even tighter.

Example:
100 applicants ÷ 60 places = 1.7× subscribed
100 applicants ÷ 30 places = 3.3× subscribed

Of course, actual application behaviour may change, so this is only an illustration.

The bigger property question is what happens to school-distance premiums.

If families within 1km no longer have extra priority over those 1–2km away within this new track, the traditional 1km premium may become less important.

At the same time, homes beyond 2km could become more attractive because those families now have a dedicated pool of 30 places.

So school-driven demand may not disappear — it may simply spread over a wider area.

Could we see:
✅ less pressure on the 1km premium?
✅ steady demand within 2km?
✅ more interest in convenient homes beyond 2km?

I’d be careful about calling it a guaranteed price boost. But it could widen the areas parents are willing to consider.

Would you still pay more to live within 1–2km of a popular primary school, or would you look further out?

12/09/2026

Thomson Reserve: A Litmus Test for Singapore’s Property Market?

Thomson Reserve has recently been described as a “litmus test” for buyer demand in Singapore’s property market.

I think that’s an interesting way to look at it.

Because this isn’t just another new launch.

Its sales performance could give us a better idea of one important question:

Are buyers today still willing to pay for a good location, strong amenities and long-term value?

Thomson Reserve has a rather unique combination going for it:

📍 Upper Thomson
🚇 Thomson-East Coast Line
🌿 Close to nature
🏫 Schools nearby
☕ The established cafés, restaurants and lifestyle offerings around Upper Thomson
🛍️ MRT connectivity and shopping convenience

Put simply, it offers a combination that’s surprisingly difficult to find:

Nature + Schools + Cafés + Shopping + MRT

Individually, none of these may seem particularly unusual.

But having all of them together in one location is much harder to come by.

So what’s worth watching isn’t simply how many units Thomson Reserve sells.

The bigger question is:

How much are buyers willing to pay for this combination of location, convenience and lifestyle?

If the market responds strongly, it could suggest that demand for quality locations and good lifestyle amenities remains healthy.

But if buyers are more cautious, that doesn’t necessarily mean the property market is weak either.

It could simply tell us something else:

Today’s buyers are becoming much more sensitive to price and value.

That’s why I think Thomson Reserve will be an interesting project to watch.

Not because it is guaranteed to appreciate.

But because its launch could help us understand what Singapore property buyers in 2026 are really willing to pay for.

What do you think?

If Thomson Reserve launches at a price that meets your expectations, would you buy?

10/09/2026

Sim Lian is kicking off Q4 launches with 𝐀𝐦𝐛𝐞𝐫𝐰𝐨𝐨𝐝 𝐚𝐭 𝐇𝐨𝐥𝐥𝐚𝐧𝐝, a new 99-year leasehold condo in the prime District 10 Holland area.

The 212 units project is expected to start from just under 𝐒$𝟑,𝟎𝟎𝟎 𝐩𝐬𝐟.

Indicative prices include:

𝐓𝐰𝐨-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from about 𝐒$𝟐.𝟔𝐦
𝐅𝐨𝐮𝐫-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from about 𝐒$𝟑.𝟐𝐦
𝐅𝐢𝐯𝐞-𝐛𝐞𝐝𝐝𝐞𝐫𝐬 from about 𝐒$𝟒𝐦

The project will comprise 11 residential blocks of four to six storeys, with vacant possession expected by 30 June 2030.

𝐖𝐡𝐚𝐭 𝐬𝐭𝐨𝐨𝐝 𝐨𝐮𝐭:

Amberwood sits in a predominantly low-rise residential area near One Holland Village, Brizay Park, Garlick Avenue and Ford Park.

It is also within 1km of Methodist Girls’ School and near King Albert Park MRT station, which is expected to become an interchange with the Cross Island Line in 2032.

𝐖𝐡𝐚𝐭 𝐭𝐡𝐢𝐬 𝐦𝐞𝐚𝐧𝐬:

For buyers looking at District 10, this launch gives another option in the Holland area, but the entry price is still a serious commitment.

At close to S$3,000 psf, buyers should compare layout efficiency, nearby resale options, future supply and long-term holding plans before committing.

𝘚𝘰𝘶𝘳𝘤𝘦: 𝘛𝘩𝘦 𝘉𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘛𝘪𝘮𝘦𝘴
𝘋𝘢𝘵𝘦: 10 𝘚𝘦𝘱𝘵𝘦𝘮𝘣𝘦𝘳 2026

Thinking of buying a new launch or comparing Holland-area options? DM me and let’s review whether this fits your budget and plan.

Dream Nest SG

25/09/2026

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