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Homes With Vikki, Singapore (2026)

17/05/2026

Most people assume higher floor + pool facing naturally means better returns. The data below might change how you look at less premium facing units.

In both comparisons:
• Tennis court facing units actually outperformed
• Even against higher floor garden/pool facing units
——————
Example A (illustrated in the video):

🎾 Mid Floor - Tennis Court Facing
~79.6% return on equity
~14.1% annualised ROE
➡️✨Buyer used $311,530 to generate $$248,000 in profit

[vs]

🌊 High Floor - Infinity Pool Facing
~46.2% return on equity
~7.4% annualised ROE
➡️ Buyer used $335,600 to generate $155,000 in profit

——————
Example B:

🎾 Low Floor, Stack 49 Tennis Court Facing
~77% return on equity
~12.3% annualised ROE
➡️ ✨Buyer used $300,220 to generate $232,000 in profit

[vs]

🪴High Floor Stack 42 Garden Facing
~60% return on equity
~8.6% annualised ROE
➡️ Buyer used $320,230 to generate $191,000 in profit

——————

The takeaway isn’t really about Forett. At any new launch, the “less premium” facing stacks deserve a closer look. Entry price does most of the heavy lifting on your eventual return.

💬 Vikki
878 11008

——————

【高楼层 + 泳池景，真的一定赚更多吗？】

很多人会默认：
高楼层 + 泳池景 = 回报一定更好。

但下面这组数据，可能会改变你对“非 premium 朝向”的看法。

在这两组对比里：

• 网球场朝向单位，回报反而更高
• 甚至跑赢更高楼层的园景 / 泳池景单位

——————

【案例 A｜影片里分享的例子】

🎾 中楼层｜网球场朝向
~79.6% 资金回报率
~14.1% 年化回报率
➡️ 用 $311,530 的本金，做出约 $248,000 盈利 ✨

[vs]

🌊 高楼层｜无边泳池景观
~46.2% 资金回报率
~7.4% 年化回报率
➡️ 用 $335,600 的本金，只做出约 $155,000 盈利

——————

【案例 B】

🎾 低楼层｜49 Stack 网球场朝向
~77% 资金回报率
~12.3% 年化回报率
➡️ 用 $300,220 的本金，做出约 $232,000 盈利 ✨

[vs]

🪴 高楼层｜42 Stack 园景朝向
~60% 资金回报率
~8.6% 年化回报率
➡️ 用 $320,230 的本金，做出约 $191,000 盈利

——————

27/04/2026

For those still considering whether to wait, recent movements may be telling a different story. Happy to share how this could shape your options moving forward.

If you have a property goal in mind, let’s chat. Early planning is what made strategic entry possible for my recent buyers.

Vikki
878 11008

26/04/2026

Tengah Garden Residences (TGR) ate it, no crumbs left ✨ 1, 2, 3 bedrooms fully sold on public launch day. 
An intense booking day on 25 April. A quiet photo moment on 26 April to appreciate the win, as I collect the OTP for my buyers 🎉 They secured a 3-bedroom at TGR at an entry price I believe will matter more over time than it does today. 
In a market where there’s always noise around timing, uncertainty, or whether to wait, what we’re seeing on the ground continues to tell a clearer story. Launch after launch, and recent land bids, are already shaping the next baseline. 
Close to 1,9XX cheques were submitted for Tengah Garden Residences ballot. Even before public booking began, about half the units were taken up by priority groups. By the time queues started moving, demand had already outpaced the remaining units, and many buyers did not even get the chance to step into the booking room.   We went in with a plan, but had to keep adapting along the way. Even up to the final moments before stepping to the booking table, we were still recalibrating based on what was available and aligned with my buyers’ goals. 
This outcome was possible because of how clear and grounded my buyers were. We worked through the numbers early, and they knew what they were working towards. Buying a home is often seen as an emotional decision. I believe it is both emotional and rational. You can choose a home you love, and also allow it to be an asset that grows with you over time. 
What made a high-pressure day feel steady was them. They trusted me, trusted the process, and made decisions in real time as we adjusted along the way. That kind of clarity is rarer than people think, and I don’t take it for granted. Thank you for choosing to work with me. 
In a market where many are still waiting, this weekend was a reminder that the window does not stay open forever. 
Congratulations to everyone who secured a unit. 🤍

Grateful for the leadership team who supported us through this .era launch 🙏🏻

24/04/2026

Tengah Garden Residences (TGR) took 50.87% of its inventory in preview. 439 of 863 units, before public booking day even opened. On a Tengah project that carried the “ulu” label for most of its runway.

That pace isn’t just buyers chasing a price point. It’s buyers backing the precinct.

The ones who move early tend to know what they’re looking for. Low land cost. Entry quantum with room to grow. Infrastructure landing ahead of the market’s re-rating.

If you missed TGR, the natural question is where the next one sits. A few other potential launches are on my radar for 2026, each tracked on land cost versus projected launch PSF, and against my CLEAR framework.

If you’d like to plan early and work through some numbers, feel free to reach out for a chat.

Vikki
878 11008

09/04/2026

Your EC budget also fits this private condo. With less cash upfront and a shorter lock-in 👀

Most buyers walk in assuming an EC is the safer, lower-commitment route. Then we pull up the side-by-side.

💰 Same $16K household income.
🏠 Same $2M property.

An EC locks up around $1,067,000 in cash and CPF. The private route locks up around $569,000.

Roughly half the cash. Same buyer 👀

The breakdown 📊

🏠EC (MSR rules)
· Property Price: ·$2,000,000
· Max loan capped at 30% of income: ~$1,005,000
· Downpayment gap: ~$995,000 (cash + CPF)
· Buyer’s Stamp Duty: $69,600
· Legal + misc: ~$3,000
· Total upfront: ~$1,067,600

🏠 Private / Tengah Garden Residences (TDSR rules)
· Property Price: $2,000,000
· Max loan at 75% LTV: $1,500,000
· Downpayment: $500,000 (25%)
· Buyer’s Stamp Duty: $69,600
· Legal + misc: ~$3,000
· Total upfront: ~$572,600

Same buyer. Same property.
The maths shifts because of the different loan framework.

🔗 And the lock-in on a new EC? ⏳ About 9 years before you can sell, 4 years of construction plus the 5-year MOP. A private new launch carries a 4-year SSD window and that’s it.

Who each one is built for ⚖️

✔️An EC works well for buyers planning to stay put 8 to 10 years who meet the eligibility rules.

✔️A private launch works better for buyers who value cash flow and flexible exit timing.

The better option is the one that fits your next 10 years.

📍 Tengah Garden Residences previews 11 April 2026
🏡 First private condo in Tengah, 863 units
🚇 Walking distance to the upcoming Hong Kah MRT (Jurong Region Line)

Been told an EC is the cheaper choice?
Let’s run the numbers together first 👇🏻

Comment “TGR” or DM me and we’ll walk through your situation ✍🏻

08/04/2026

TGR 3-Bedroom [Part 1]

All 11 three-bedroom layouts at TGR, side by side. The range runs 797 to 1,033 sqft. That’s 236 sqft of difference, roughly a small bedroom‘s worth.

📐 3 Key Types:

▫️ Compact (a/b/c) · 797–829 sqft · 96 units
Semi-open kitchen (can enclose later), no yard or store
For: small households, lighter cooking, entry budgets

▫️ With Store (d) · 904 sqft · 88 units
Kitchen 33% bigger, plus an enclosed store
For: households that cook properly

▫️ Premium with Yard (e–k) · 969–1,033 sqft · 163 units (biggest pool)
Enclosed kitchen, yard, store, separate WC
For: helper-friendly, multi-gen, quality focused

🔍 Four details worth noticing

1️⃣ Master ranges 11 to 17 sqm 🛏️
Smallest compact has 11 sqm. H/I/K have 17. That’s 6 sqm of difference, roughly a small bedroom. Same ”3-bedroom“ label, very different sleeping experience.

2️⃣ Long living or big master. Pick one 🛋️
F/G: 32 to 33 sqm living, but 12 sqm master.
H/I/K: 17 sqm master, but 28 sqm living.
J is the only ”I want both“ compromise.

3️⃣ Kitchen ranges 6 to 12 sqm 🍳
Compact 6 sqm (can enclose later). Store 8 sqm fully enclosed. Premium reaches 12 sqm. If you cook seriously, this matters most.

4️⃣ Showflat is Type K ⭐
1,033 sqft, largest and most popular. 70 of 163 Premium units are this layout (43%).

💡 Part 1 vs Part 2

This is Part 1. The real decision-makers sit in Part 2:

▫️ Stack analysis: which number faces which way
▫️ Facing: N-S vs E-W, park vs road, MRT viaduct impact
▫️ Walk-away price: where you stop bidding
▫️ Floor premium: which floors jump hardest
▫️ Booking day: your queue number changes which units are realistic

None of this is visible on a floor plan. Works better one-on-one, based on your budget, family, and long-term plan.

If you have a layout in mind and want analysis tailored to you, send me a message 🌿. I‘ll walk through which stacks to back, which to avoid, what a sensible entry price looks like.

No pressure, no push. Just the numbers, clearly laid out. The decision stays yours.

06/04/2026

Could this be the lowest entry price for a private new launch in 2026?

Prices for Tengah Garden Residences have just been officially released.

🛏 1-bedroom from $980,000
🛏 2-bedroom from $1,110,000
🛏 3-bedroom from $1,588,000
🛏 4-bedroom from $2,288,000

A few details worth noting:

📍 The first private residential mixed development in Tengah
🏠 863 units across 9 blocks of 16 storeys, most with north-south orientation
🛒 Around 30,000 sqft of retail and dining space right below the development
🚇 Hong Kah MRT beside the project, with a side gate connection
🌊 Selected units face the Tengah Pond man-made lake
🎓 ACS Primary School is expected to relocate to Tengah around 2030
🔗 Jurong Region Line connects directly to Jurong Lake District, Singapore’s future second CBD

As the first private development in Tengah, these prices effectively set the starting benchmark for the area. Future projects are likely to launch above this level.

Looking at the land bid price, this could be one of the lowest entry prices for a private residential project this year.

📅 Preview opens: 11 April
📅 Booking starts: 25 April

There is already strong interest in this project. If you would like to review the floor plans, pricing details, or visit the showflat, feel free to drop me a DM.

06/04/2026

Could this be the LOWEST entry price for a private new launch in 2026?

Starting Prices for Tengah Garden Residences have just been officially released.

🛏 1-bedroom from $980,000
🛏 2-bedroom from $1,110,000
🛏 3-bedroom from $1,588,000
🛏 4-bedroom from $2,288,000

A few details worth noting:

📍 The first private residential mixed development in Tengah
🏠 863 units across 9 blocks of 16 storeys, most with north-south orientation
🛒 Around 30,000 sqft of retail and dining space right below the development
🚇 Hong Kah MRT beside the project, with a side gate connection
🌊 Selected units face the Tengah Pond man-made lake
🎓 ACS Primary School is expected to relocate to Tengah around 2030
🔗 Jurong Region Line connects directly to Jurong Lake District, Singapore’s future second CBD

As the first private development in Tengah, these prices effectively set the starting benchmark for the area. Future projects are likely to launch above this level.

Looking at the land bid price, this could be one of the lowest entry prices for a private residential project this year.

📅 Preview opens: 11 April
📅 Booking starts: 25 April

There is already strong interest in this project. If you would like to review the floor plans, pricing details, or visit the showflat, feel free to drop me a DM.

01/04/2026

Bidadari was a cemetery. ⚰️
147,000 graves. Closed in 1972, exhumed between 2001 and 2006.

When housing was announced, many buyers asked the same question people ask about new towns today.

“Who would live on a former cemetery?”

Park Colonial launched in 2018 at around $1,700 PSF.
Today it is around $2,280 PSF.

5-bedroom owners saw about $758K profit 💰
in less than 5 years of holding.

Punggol was swamp land in 2011. 🌱
A Treasure Trove launched at $866 PSF.
Today it’s about $1,560 PSF.

That’s roughly +80% appreciation. 📈

Every new town starts with scepticism.

And the earliest buyers are usually the ones
who set the price floor for everyone who comes later.

Tengah Garden Residences launches
📅 11 April 2026

Tengah’s first private mixed-use condo
🏢 863 units
🏗 Land bid: $821 PSF PPR

The pattern repeats itself more often than people realise.

The real question is whether you recognise it early enough.

Preview begins 11 April.
Floor plans and indicative pricing are available now.

If you would like the full unit layouts or want to secure a showflat visit, feel free to reach out.

📩 wa.me/6587811008

22/03/2026

Most people look at a new town and see what is missing.
Experienced buyers often look at a new town and study the timeline.

Because when infrastructure, schools, transport and amenities arrive,
the story of the place changes.

Punggol already showed us how that story can unfold.

Tengah may be writing the next chapter.

So the question isn’t really whether the place is “ready” today.

The question is:
Are you comfortable entering a place before everything matures — and potentially benefiting from being early?

很多人看一个新镇，
看到的是“现在还没有什么”。

但有经验的买家，看的往往是时间表。

因为当地铁、学校、商场、医院慢慢到位的时候，一个地方的故事就会改变。

Punggol已经给过一次答案。

现在，Tengah可能正在写下一个章节。

所以问题其实不是
这个地方今天“有没有”。

真正的问题是：

你愿不愿意在一切成熟之前进入？

还是等到所有人都看见以后才决定？

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Homes With Vikki

17/05/2026

27/04/2026

26/04/2026

24/04/2026

09/04/2026

08/04/2026

06/04/2026

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