Brandon Tong

Brandon Tong 🎯 | SG Property Advisor
🧠 | In the Business of Strategy Over Prediction
📐 | Entry • Exit • Next Move BluePrint
👇 | Preparation Before commitments

🔥 LUCERNE GRAND: a safe or dangerous project?Lucerne Grand is beside Lakeside MRT, built by CDL and located near the fut...
27/09/2026

🔥 LUCERNE GRAND: a safe or dangerous project?

Lucerne Grand is beside Lakeside MRT, built by CDL and located near the future Jurong Lake District.

Sounds like a sure win?

Not so fast.

Many buyers focus only on the project name, MRT location and future transformation.

But a good project does not mean every unit is a good buy.

Choose the wrong stack, facing or layout—and you may end up paying more for:
• MRT track noise
• Close neighbour-facing views
• An inefficient floor plan
• A “lake view” that may be blocked in future
• A unit that could be harder to sell later

Lucerne Grand has 570 units across five blocks.

Some stacks may enjoy better ventilation, quieter surroundings and more permanent views.

Others may face the MRT track, internal walls or future developments.

Even two units with the same number of bedrooms can offer very different liveability and value.

Don’t buy only because it is beside an MRT.

Compare the stack, facing, noise level, floor height, layout efficiency and future surroundings before selecting your unit.

Choose based on your purpose.

🏠 Own stay: Prioritise comfort, space and daily liveability.

📈 Investment: Focus on entry price, tenant demand and future competition.

🔄 Future resale: Select a layout and facing that the next buyer will also appreciate.

🌟 WHY IT STILL DESERVES A LOOK

• Directly linked to Lakeside MRT
• Commercial shops within the development
• Family-friendly 3- and 4-bedroom options
• Land cost of $1,132 PSF PPR
• Limited recent new launches around Lakeside
• Potential long-term benefits from the Jurong Lake District transformation

Lucerne Grand could be a strong opportunity—but only if you buy the RIGHT unit at the RIGHT price.

📩 DM me “LUCERNE” before booking your unit. I’ll help you compare the stacks, layouts and pricing.

⭐ Follow me for straightforward Singapore property analysis.

🚨 THE 15-MONTH HDB WAIT IS GONE—BUT NOT EVERY FLAT WILL BENEFIT EQUALLY.Private homeowners can now sell and move directl...
26/09/2026

🚨 THE 15-MONTH HDB WAIT IS GONE—BUT NOT EVERY FLAT WILL BENEFIT EQUALLY.

Private homeowners can now sell and move directly into a non-subsidised HDB resale flat without waiting 15 months.

Will prices shoot up? Probably not across the board. We may be entering a TWO-SPEED HDB market.

The previous rule meant:

• Up to 15 months of temporary rent
• Potentially $50K–$60K+ in rental expenses
• Two house moves
• Renovation and timing uncertainty
• Retirement funds being depleted

Cash-rich private homeowners can now enter the resale market immediately—but they are unlikely to target every flat equally.

Many may prioritise:

• 5-room, Executive and Jumbo flats
• High-floor units
• MRT proximity
• Mature estates
• Spacious, well-ventilated layouts

Standard 3-room and 4-room flats facing strong supply from newly MOP projects may continue to experience more competition.

Assess your property using three checks:

💰 MONEY
Calculate your outstanding loan, CPF refund with accrued interest, selling expenses, stamp duties and true cash proceeds.

⏰ TIMING
Coordinate the sale, purchase, renovation and move to avoid unnecessary accommodation costs.

🛡️ SAFETY
Retain sufficient retirement and emergency reserves. Don’t place all your unlocked equity into the next home.

Private homeowners can now right-size more smoothly, unlock equity and strengthen retirement liquidity.

Owners of rare, spacious or well-located HDB flats may gain access to a wider pool of motivated buyers.

The winners will not be “all HDB owners”—but those who understand where their property sits in this two-speed market.

🎥 Watch my full YouTube breakdown:
https://youtu.be/DOUyL3aB08Q

📩 DM me “15 MONTHS” for a personalised restructuring or HDB positioning review.

⭐ Follow me for practical Singapore property insights.

🤖 DRIVERLESS CARS MAY ARRIVE BEFORE YOUR MORTGAGE IS PAID OFF.Waymo’s possible expansion into Singapore is not only a tr...
25/09/2026

🤖 DRIVERLESS CARS MAY ARRIVE BEFORE YOUR MORTGAGE IS PAID OFF.

Waymo’s possible expansion into Singapore is not only a transport story—it is a warning for every homeowner and property buyer.

Technology can disrupt an income faster than a 20- or 30-year housing loan disappears.

Taxi and private-hire drivers may feel the pressure first, but no profession is completely protected from AI, automation or restructuring.

Many people buy property based on their highest possible loan—not the income they could safely maintain during a career transition.

If earnings fall, a dream home can quickly become a financial burden:
• Mortgage stress
• Delayed upgrading plans
• Reduced CPF savings
• Forced selling at the wrong time
• Less money available for retirement

Plan your property around income resilience—not just today’s salary.

👨‍💼 YOUNG BUYERS
Buy below your maximum budget, maintain an emergency fund and ensure the mortgage remains manageable even if one income falls.

👨‍👩‍👧 MIDDLE-AGED OWNERS
Review your outstanding loan, CPF usage and potential sale proceeds. Avoid upgrading if it requires peak earnings until retirement.

👵 SENIOR HOMEOWNERS
Prioritise liquidity, healthcare and retirement income. Consider right-sizing, renting out a spare room or suitable HDB monetisation options.

A resilient property plan gives you:
• Freedom to change careers
• Time to retrain or build another income
• Protection from forced selling
• More CPF savings for retirement
• Greater peace of mind during disruption

The goal is not to fear technology. It is to own a home that your future self can continue holding—even when the way you earn changes.

⭐ Follow me for practical Singapore property insights.

📩 DM me “FUTURE” or contact me for a personalised property resilience review.

🔥 COULD THIS BE ONE OF THE LAST MRT-SIDE OCR ENTRY OPPORTUNITIES AT TODAY’S LAND COST?Lucerne Grand’s site was acquired ...
24/09/2026

🔥 COULD THIS BE ONE OF THE LAST MRT-SIDE OCR ENTRY OPPORTUNITIES AT TODAY’S LAND COST?

Lucerne Grand’s site was acquired for approximately $1,132 PSF PPR—one of the lower land costs among several upcoming OCR launches shown in the comparison.

Land costs for newer sites have been climbing. As construction, financing and development costs rise, buyers may face higher launch prices in future projects.

Many buyers wait for the next launch, expecting a better deal. But if upcoming OCR homes eventually approach the $3,### PSF range, today’s available options may look very different in hindsight.

Compare the fundamentals—not just the headline price.

Lucerne Grand offers an MRT-side location near Lakeside MRT, access to the wider Jurong Lake District transformation and a comparatively lower underlying land cost of $1,132 PSF PPR.

Review the project early so you can compare its indicative pricing, unit layouts and overall quantum against other upcoming launches—before making a commitment.

📅 Preview: 18–29 September 2026
🚀 Launch: 3 October 2026
📍 Lakeside MRT • Jurong Lake District
🏙️ Mixed residential and commercial development

A lower land cost does not guarantee a lower selling price—but it gives buyers an important comparison point when evaluating value.

⭐ Follow me for new-launch comparisons, pricing insights and Singapore property updates.

📩 Want the latest pricing, floor plans or a personalised comparison? DM me “LUCERNE” or contact me to arrange a preview appointment.

*Dates are subject to change. Future launch prices are projections, not guarantees. Buyers should assess affordability and suitability before purchasing.*

🏠 WANT TO UPGRADE FROM HDB? YOUR $2.5M BUDGET MAY BE MORE REALISTIC THAN YOU THINK.The desire to own a private home rema...
23/09/2026

🏠 WANT TO UPGRADE FROM HDB? YOUR $2.5M BUDGET MAY BE MORE REALISTIC THAN YOU THINK.

The desire to own a private home remains strong—but affordability is shaping every decision.

Private-home prices have risen for nine consecutive years since 2017. Unsurprisingly, 66.3% of surveyed HDB owners named high prices as the main obstacle to upgrading.

Many owners want to upgrade but may not know which housing option matches their finances. Waiting without a clear plan could allow the price gap between their HDB flat and intended private home to widen.

Start with the numbers—not the dream property.

A PropNex survey found that 92.1% of respondents have budgets below $2.5 million. Encouragingly, around 62% of new non-landed private homes sold in the first half of 2026 were transacted below that amount.

Match your budget to the right property type.

• $1.5M–$2M: New ECs were the most-cited option
• $2M–$2.5M: New-launch condos became the top choice
• 77% prioritised MRT or transport access
• 67% wanted reasonable pricing
• 41.6% considered adequate space important

Upgrading may still be possible—but it requires careful planning around your sale proceeds, loan eligibility, CPF usage, stamp duties and future monthly commitments.

⭐ Follow me for practical Singapore property insights and upgrading strategies.

📩 Planning to move from HDB to an EC or private condo? DM me “UPGRADE” or contact me for a personalised financial and property assessment.

Figures are based on PropNex Research. Individual affordability and eligibility will vary.

🏙️ A PRIME RCR 3-BEDROOM FROM $2.486M—IN THE HEART OF ONE-NORTH?Hudson Place Residences could be the ⭐️ buyers have been...
22/09/2026

🏙️ A PRIME RCR 3-BEDROOM FROM $2.486M—IN THE HEART OF ONE-NORTH?

Hudson Place Residences could be the ⭐️ buyers have been waiting for.

Buyers often pay a premium for central locations, only to compromise on space, connectivity or everyday convenience.

Waiting for the “perfect” opportunity can mean missing an attractive entry point—especially in an established business and innovation hub where homes are surrounded by jobs, transport and amenities.

Hudson Place Residences offers a Prime RCR address in One-North, home to Singapore’s growing technology and AI ecosystem.

With excellent connectivity, a green and liveable environment, and shops, dining and amenities nearby, it brings together the essentials for both comfortable living and long-term consideration.

🔥 3-bedroom homes from $2.486M
🔥 Prices from $2,430 PSF
📍 Prime RCR • One-North
🤖 Global technology and AI hub
🚆 Excellent connectivity
🌳 Green, liveable surroundings

At this price point, Hudson Place Residences deserves a serious look before the opportunity moves.

⭐ Follow me for more Singapore property insights, new-launch updates and market opportunities.

📩 Interested in the floor plans, latest pricing or unit availability? DM me “HUDSON” or contact me for a personalised consultation.

*Prices and availability are subject to change. Images are for illustration purposes.*

🏠 Singapore’s next housing shift is already taking shape—and waiting could cost you options.HDB has completed Garden Wat...
21/09/2026

🏠 Singapore’s next housing shift is already taking shape—and waiting could cost you options.

HDB has completed Garden Waterfront II @ Tengah using technologies that achieved 25% higher site productivity. Its flats also offer flexible beam-free spaces and smart energy monitoring—features that could influence what future buyers value in a home.

Many buyers wait for the “perfect” price, while sellers assume every HDB flat will benefit equally from future demand.

But as newer homes become smarter, more efficient and easier to customise, buyer expectations may change. Older flats may need stronger positioning, better presentation and the right pricing to compete.

Buyers: Don’t focus only on today’s price. Compare location, connectivity, future supply, layout flexibility and long-term liveability.

Sellers: Don’t wait until more competing units enter the market. Understand your flat’s advantages, likely buyer profile and realistic market position before listing.

The goal isn’t to rush—it’s to prepare early enough to make a confident decision.

Thinking of buying, selling or upgrading soon? DM me “PROPERTY” for a personalised market review and a clearer next step.

Source: The Straits Times, 19 Sep 2026.

🏠 Two buyers. Same budget. Same market.One made around $500K.The other barely moved — or even lost money.The difference ...
20/09/2026

🏠 Two buyers. Same budget. Same market.

One made around $500K.

The other barely moved — or even lost money.

The difference wasn’t luck.

It was WHAT they bought.

Many buyers make the mistake of buying an investment property with a “homebuyer’s heart”.

Near MRT.
Nice view.
High floor.
Prestigious location.

All good things — but you may already be paying a premium upfront.

At the same budget, a larger 3-bedder in a less “perfect” location can sometimes have a wider buyer pool and stronger upside than a smaller 2-bedder in a prime location.

The second mistake is looking at the wrong numbers.

“Low PSF means cheap.”
“High rental yield means good investment.”
“Cheapest unit means best deal.”

Not always.

A property can generate good rent but weak capital appreciation.

A huge old unit may look cheap on PSF, but still have a high total quantum, inefficient layout and weaker resale demand.

And that “cheap” unit?

If the layout is compromised, future buyers may avoid it too.

So what should investors focus on?

First — decide your objective.

💰 Rental income?

or

📈 Capital appreciation?

Because the best property for one may not be the best property for the other.

Second — think about your EXIT buyer.

Ask:

✅ Is the total quantum affordable?
✅ Is the layout functional?
✅ Is the unit size attractive to families?
✅ Am I paying too much premium upfront?
✅ Will buyers still want this unit when I sell?

The key is not simply buying the “best-looking” property today.

It is buying something the NEXT buyer will still want tomorrow.

📲 Thinking of buying an investment property?

DM me “INVEST” and I’ll help you compare the numbers, layout, entry price and exit potential before you commit.

Brandon Tong | PropNex
CEA Reg No. R007909C

🏠 SELL YOUR HOME → RENT 3–4 YEARS → BUY NEW LAUNCH.For years, this was a popular upgrading strategy.But in 2026, the mat...
19/09/2026

🏠 SELL YOUR HOME → RENT 3–4 YEARS → BUY NEW LAUNCH.

For years, this was a popular upgrading strategy.

But in 2026, the maths has changed.

The first issue is RENT.

If you rent at $3,000–$4,000+ per month while waiting 3–4 years for TOP, you could easily spend:

💸 $100K–$180K+ on rent

And after paying all that money?

No equity. No capital appreciation. Just expense.

The second issue is your EXIT strategy.

With the 4-year SSD holding period, buying a new launch and expecting to sell around TOP may no longer work as neatly as before.

At the same time, home loan rates have fallen from previous highs.

So in some cases, the interest cost of holding a property may actually be lower than the rent you are paying someone else.

So what should you do instead?

Before selling, calculate your REAL break-even.

Add up:

✅ Buyer’s stamp duty
✅ 3–4 years of rental
✅ Progressive payment interest
✅ Legal & moving costs
✅ Selling costs
✅ Potential SSD exposure

Then ask:

“How much must my new launch appreciate just for me to break even?”

If the required appreciation looks too aggressive, the strategy may be riskier than you realise.

For suitable private-property owners, another option worth exploring is DECOUPLING.

Instead of selling the family home and renting, one spouse may take over the existing property while the other becomes free to purchase another property, subject to financing, TDSR and stamp-duty rules.

Potentially:

🏠 Keep your existing home
💰 Avoid years of rental expense
📈 Enter a new launch
🛡️ Improve holding power

But decoupling is not for everyone. The numbers must work.

🎥 I break down the full Rent + Buy New Launch strategy, the new 2026 maths and the alternatives in my YouTube video.

📲 Thinking of selling your current home to enter a new launch?

DM me “UPGRADE”.

I’ll help you compare:

Sell + Rent vs Hold vs Decouple.

Brandon Tong | PropNex
CEA Reg No. R007909C

🏠 Most homeowners focus on one thing:“How fast can I clear my mortgage?”But aggressively emptying your CPF OA every mont...
18/09/2026

🏠 Most homeowners focus on one thing:

“How fast can I clear my mortgage?”

But aggressively emptying your CPF OA every month may not always be the smartest move.

Your CPF OA earns 2.5% p.a. base interest. If structured properly, your home loan can actually become part of your CPF strategy.

Many homeowners use almost every dollar of their monthly OA contribution to service their mortgage.

The result?

Your loan comes down, but your OA stays close to zero.

That means less compounding, less CPF buffer and less flexibility for your next property move.

At the same time, some homeowners may be holding sizeable cash savings while having previously used a large amount of CPF for their property.

One option worth understanding is a Voluntary Housing Refund.

Instead of waiting until you sell, you can voluntarily refund part of the CPF principal + accrued interest used for your home back into your OA.

For the right homeowner, this can move idle cash into OA to earn 2.5% p.a. and reduce the CPF refund amount attached to the property.

But take note: once refunded, that amount generally cannot simply be reused for the same property.

Another strategy is to rethink how you pay your mortgage.

Instead of automatically using 100% CPF OA, some homeowners may choose to pay part in cash and allow more OA to accumulate.

So the real question is not:

“CPF or cash?”

It is:

“How should my CPF, cash and property loan work together?”

There is no one-size-fits-all answer. Your mortgage rate, cash flow, age, CPF balances and future property plans all matter.

📲 Own a property and wondering whether you should use more cash, more CPF, do a voluntary housing refund or just leave things alone?

DM me “CPF” and let’s look at your property + CPF position together.

Brandon Tong | PropNex
CEA Reg No. R007909C

Address

480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing
Singapore
310480

Opening Hours

Monday 00:00 - 23:59
Tuesday 00:00 - 23:59
Wednesday 00:00 - 23:59
Thursday 00:00 - 23:59
Friday 00:00 - 23:59
Saturday 00:00 - 23:59
Sunday 00:00 - 23:59

Telephone

+6581161122

Website

Alerts

Be the first to know and let us send you an email when Brandon Tong posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to Brandon Tong:

Shortcuts

Featured

Share

Category