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Property With Dylan, 480 Lorong 6 Toa Payoh, Toa Payoh (2026)

08/11/2025

Managed to help 2 buyers secured their choice unit in this development over the weekend.

One at $29xxpsf and the other at $31xxpsf.

Both are 3 bedders.

“ Dylan, would you buy at this pricing if you had the opportunity as well? “

I definitely would.

Because I know how safe am I with this pricing.

Nearby units have already transacted at near to $36xxpsf.

These are the new projects in the location.

For the resale properties that is 7 years old?

Their average psf is at $29xxpsf

Their average price is $3.7xm

Today, I’m buying a 7years ago price.

To me, there’s safe enough.

Because I have a huge gap.

$1mil difference in pricing.

All I need is to sell below them and I can exit safely.

How about rental?

Average rental for a 3bed in that location is around $9k.

With strong rental demand monthly.

This gives me confidence to share with my clients.

That taking this step is correct.

Because the risk is low.

Covered by price and by rental.

This is how I normally do analysis for my clients.

To show them the numbers clearly.

For them to understand what they are getting into.

And all the ‘ What Ifs ‘ situations.

So that we are protected in the purchase whether it’s short or long term.

This marks the end of the recent crazy launches.

Are there still any opportunities left?

With all the crazy prices recently, many have missed out on the balance units that developers are clearing now.

That’s where I always come in to help my clients spot.

The units that are not being spotlighted, yet has a great potential going forward.

If you have missed the recent launches, do not worry.

There’s still some deals in the market worth considering.

If you are keen to explore, do drop me a WhatsApp.

http://wa.me/6593707073

We can analyse it together to determine the best entry price.

05/11/2025

Another 96% sold at a recent launch.

Penrith.

I’m sure many have heard about this.

Some may feel it’s over priced and some may feel this is what they are waiting for.

It’s always 2 different school of thoughts.

But one thing for sure.

There’s a lot of demand in that location.

Why?

Because for the past 8years, there wasn’t a single launch in that location.

And Queenstown being Queenstown, there’s always a strong demand of buyers.

Location is good, amenities all nearby and most importantly near to MRT.

My concern is only what pricing did you enter at?

I totally understand sometimes such launches will be heavily bought through emotions.

And this is my biggest worry for my clients.

Because this decision made can be regretted in future.

I have seen many go through this.

They will contact me after and ask me how to solve this.

And my reply can only be:

“ We have to wait for the day the market accepts this price or we keep renting it out until your loan has been reduced significantly. “

That’s why I sometimes hold my clients back from booking.

Because deep down I know it’s not going to be exit at certain prices.

Not because I don’t want the deal.

Because the whole property journey with my clients mean more to me.

That I’m clear in what they buy and how they exit in future.

Stirling highest psf has done at $27xxpsf.

How much can we sell it in future is a big question mark.

So for me, I would never put myself in a position that I’m unaware of how much I can sell in future.

But if today I buy something that is lower than what someone paid for.
�I know I’m safe. Because all I need to do is sell at their bought price.

Furthermore, it’s a resale. I’m 8 years newer.

My chances are definitely higher.

This is some of the strategies I introduce to my clients at our discussion.

So that they can learn thoroughly how to analyse and spot the right properties too.

If you wish to understand more on how this can be done for your own situation, do drop me a text via WhatsApp.

http://wa.me/6593707073

I can share with you more on the strategies that it may apply to your own property journey.

02/11/2025

“ Dylan, I have spoke to many agents but your analysis really impress me. “

It’s always heartwarming to hear such feedback from the people I meet.

This drives me to put more effort in my research for my clients.

So that they can benefit from the purchase in future.

How do we really understand what is a good buy in today’s market?

This is what our discussion was just over the weekend.

Firstly, why are most buyers entering into the CCR market today?

There must be a specific reason.

This is why we need to understand what’s the pricing there now.

I have seen 2bedroom transactions in Jurong at $2.3m, serangoon at $2mil.

These are all new projects.

How about resale?

2bedder transactions at Queenstown sold at $1.9xm and $1.8m at Aljunied.

Today, in the CCR market, there are available units going at $1.8xm

Is that an opportunity?

Yes and No.

It’s not always about pricing.

Another factor I always look at is rental demand.

Why?

Because we never know when the market will turn against us.

I have heard many clients telling me the market will crash.

I do not disagree with that. Because it did happened before.

That’s why we need to be safe.

By having a strong rental demand.

So even if the property can’t be sold, we can still rent out to cover our mortgage.

To me, that’s safe.

Because we are protected in all ways.

It’s not always about being cheap.

It’s really about being able to sustain it in all situations.

That’s how we are more assured in moving forward with our purchase.

And this is always what I always run through clearly with my clients before making any decision.

To be able to understand the market efficiently.

And how to place our funds in the right place.

So that it will work hard for us.

If you need an additional opinion of how your next step should be, do speak to me more via WhatsApp.

http://wa.me/6593707073

We can find the right one together that can benefit you the most.

30/10/2025

If you seen this launch previously, you would know.

98% was sold on launch day.

Remaining units?

1 bedroom and 5 bedroom.

Today?

Only couple of 5bedroom left.

The biggest question a lot of my clients ask me.

Why can it sell so well amidst all the noises in the market?

That’s why we need to clearly understand every factor that caused this to happen.

#1 Land Bid

In holland location, this is the last plot of land available. It was sold at $1285psf. Just before the launch, there was another plot sold at $1432psf at Holland Link. Would they sell cheaper in future?

#2 Surrounding Transactions

OHV
2bedder - $2.1xm to $2.2xm
3bedder - $2.9xm to $3.2xm

Skye
2bedder - $1.51m to $1.93m starting
3bedder - $2.4m to $2.8m starting

There is this safety gap of pricing that you know you can benefit from if you enter lower than what others bought previously.

Of course there are still other factors that we need to look at.

Like layout, facing, floor level and overall pricing for the specific unit.

That’s why it depends a lot on your queue number.

To determine what price would you be entering at.

To be honest, there is a walkaway price in my opinion.

Something that I will advice my clients to look at other opportunities should I be hit.

Unless today you are looking for the location to stay and to hold it there for sometime.

That’s why the analysis do matters.

So that you are protected in your purchase.

And you know clearly you can still exit in future.

All these research takes many experience by being on the ground.

That’s why I’m thankful to always have clients trusting me in their portfolio.

So that I can always carry on diving deeper into my research to help them spot the windows of opportunities in the market.

If you have a development that you are unsure if you should be going ahead with, do share more with me on WhatsApp your concerns.

http://wa.me/6593707073

We can study it together to see if it’s a safe purchase.

27/10/2025

“ Dylan, I heard many people is able to upgrade to condo from their HDB. How can I do so as well? “

Actually many owners want to upgrade their property.

Be it for lifestyle or for capital appreciation.

And whenever I share with them, I focus on the most important thing to why they should be upgrading.

The value you own in future.

What I mean by that?

Imagine yourself, 30 years down the road.

Would you prefer having a $700k or $2mil fully paid property?

Which gives you a better lifestyle for retirement?

Which allows you to pass down more to your children if you wish to do so?

We have to always be thinking for ourselves.

Not now but for future sake.

So that we can be self sufficient and enjoy the retirement years.

So how do we do this?

Firstly, we need to clearly understand our finances.

To work within a comfortable range of the next purchase price.

So that we can slowly build our assets up.

And definitely with the right expertise, you would be able to enjoy the profits along the way.

But is that the main focus?

To me, profits are something nobody can guarantee.

What I can do is to show you the data and trends.

To understand which type of property has the higher chance of outperforming the market.

So that you can enjoy that margin.

And use that for your next property as well.

I have done so many cases of such in my 13 years of my business.

That’s why I always prefer to meet my clients to share with them.

How to do so in the safest way.

To prevent them from making unnecessary wrong moves in the property market.

To analyse all the trends carefully.

From resale projects to new launches.

How to spot the right one in today’s market.

So if today you have some questions on your own property, just feel free to share with me more on WhatsApp.

http://wa.me/6593707073

24/10/2025

“ Dylan, is it really worthwhile to rent a place to stay in stead of buying a place of my own to stay? “

Many owners in the market are unable to accept rental as their home.

But there’s a couple of owners that don’t mind as well.

Because they prefer to use their funds to maximise the returns from a better performing property.

Also, they get to choose exactly where they want to stay to suit their needs.

Our lives change frequently especially with children.

From Primary School to University.

And all these affect our planning of our property move.

That’s why I encouraged my client to rent until their certain of their future plans.

And to focus in a property that has a higher chance of capital gains.

That’s where the careful research comes in.

To understand clearly how to spot the right project that can give you the returns.

Take for example:

The current launches in the RCR and CCR regions this month are all starting from $24xxpsf to $26xxpsf.

And these locations are all beside MRTs with schools and amenities in mature estates.

Some may feel the prices are high.

But the fact is there are many transactions in the OCR market that has crossed $27xxpsf and RCR markets that has crossed $3###psf.

More importantly, “ Are we safe in our purchase? ”

That’s why we have to understand very clearly all the prices in the market.

To be able to make a clear decision in our purchase.

To wait for that growth to take place and cash out after at the right time.

So that we can still profit from this whole transaction even with rental costs.

And this really takes experience.

To spot the right rental unit and purchase options that has a higher potential upside.

Only when you see the numbers clearly, you can make that decision with confidence.

All you need is to understand how to do it.

That’s why I always meet up with my readers and clients to carefully run this through.

So that they feel safe in their purchase.

If you are also exploring similar options, do share with me yours via WhatsApp.

21/10/2025

How does the increased supply of BTO flats going to affect your property price?

This was one of the biggest discussion my clients had with me in our meet ups.

The supply of BTO raised to 55000 units between 2025 to 2027.

How does this impact us?

Will our prices go up or go down?

Imagine today you are beside a newly MOP cluster of HDB flats.

Given both at the same price, which will you buy?

There’s definitely 2 different set of thoughts.

Because many factors will come in.

Like size, age, price etc.

That’s why we need to really dive deep to research.

By looking at previous trends.

Because this happens before in many situations.

Especially in the mature estates.

Where there are so many different age properties.

This works best for us.

Because we get to clearly see the trend of data.

To understand carefully what we should we doing with our current property.

Numbers will never lie.

That’s why I always put my focus into my research for my clients.

To share with them how does it work to benefit their next move.

So that they won’t be caught in a situation that they are stuck.

Stuck with no options or options that doesn’t benefit them.

Every time there’s a new ruling or cooling measure, we have to clearly understand what does it mean to us.

Like the recent talks about increasing the income ceiling.

Everything that has been announced has definitely a purpose for it.

If we can clearly identify this purpose, we will know how to take action carefully.

If you are unsure of how this situation can either benefit or harm you, do reach out to me via WhatsApp.

http://wa.me/6593707073

Let us sit down and understand clearly the pros and cons of the market situation today.

So that you might be able to benefit from it too.

16/10/2025

What’s the issue with holding on to older flats?

I recently met a reader from my posts and had a discussion together.

He currently owns a Clementi HDB which is 45 years old.

Without even going deep in the discussion, I told him to either sell now or stay put all the way.

He was shocked.

Because he mentioned no one told him the conclusion of the discussion that fast in a meet up.

And I slowly explained to him why after.

He is facing many hurdles with his current unit now.

The age of the property doesn’t allow most buyers to get a full loan.

The remaining lease of the flat needs to cover the buyers’ age to the age of 95.

This means that a good pool of buyers will be taken off away from this unit.

The CPF that these buyers can use will also be limited.

And it gets worst on a year on year basis.

What’s more critical was there was an ethnic quota hit on his unit.
�Means he can only sell to certain races.

Can he still move forward with his plans then?

Definitely possible.

It’s really about having the right planning.

To be able to clearly visualise what is next for him and his family.

So that they can make this move confidently.

Be it upgrading to a newer HDB or a PTE condo.

It’s all possible.

We just have to work out everything clearly and carefully before taking that step.

That’s why I always encourage all my readers and clients to start planning early.

If not you might not know what is coming for you.

And when you are caught in situations like this, you might be force to sell at a price unfavourable to you.

All these are your hard earned funds from the start of the purchase.

To see them depreciate over time and unable to get back anything in return is really painful.

The importance of proper planning is always my first focus.

To help all my readers and clients protect themselves with their property portfolio planning.

If you are facing come similar issues in your current unit, do reach out to me via WhatsApp.

http://wa.me/6593707073

13/10/2025

Was viewing a RCR project with my clients over the weekend.

They were looking at a 2 bedroom in that location.

What interest them further was the entry price that I shared with them previously.

The asking prices in the project is going at $24xxpsf.

Just within the project itself, there are already units being bought at as high as $27xxpsf.

That’s a $3xxpsf GAP.

This GAP that I always mentioned is your safety net.

Why?

Because any person that bought at $27xxpsf will likely sell above.

Maybe $29xxpsf maybe $3###psf?

Imagine today you enter at $24xxpsf, all you need is to exit at their purchase price of $27xxpsf.

This will instantly help you again $3xxpsf in profits.

If you are able to sell higher, you will gain more.

Comparing also the surrounding projects in the location, the highest sold prices has already hit $26xx to $27xxpsf.

Means you have another secondary layer of protection.

One from your own project and another one from the surrounding projects.

These are all strategies to protect yourself from over paying.

To understand the market prices clearly.

So that even if you are buying for own stay, you will not be the one paying the highest.

And also to be sure that you are able to exit properly in future.

We don’t have to sell at the record price.

We just need to sell at a good profit for our unit.

By taking advantage of the record price holders.

Because in the resale market, it’s all about valuation.

What’s done before can easily be valued by the banks.

Record prices sometimes may face challenges in doing so.

That’s why we need to be really careful when spotting properties.

To know how to enter and exit safely.

If you are looking into a certain project and unsure how to go about selecting the right one, do feel free to share your thoughts with me.

http://wa.me/6593707073

We can analyse together the data to understand further which is a better option.

11/10/2025

“ Dylan, I know that new launches have higher chance of appreciation but my finances don’t allow me to enter that market. What should I do? “

I believe many also understand this point in today’s context.

But due to the prices shooting up over the years for new launches, many are unable to commit in such a high quantum property.

That’s why it’s important to understand clearly where to spot these window of opportunities in the resale market.

I have seen many resale appreciated in the recent years as well.

And it can be as much as $400k and above.

More importantly is to start within your own range.

There’s no need to over stretch yourself and put yourself in a dangerous position.

Finding the right property can be tedious.

That’s why it’s always good to look at data.

And for me, I always prefer to advise my clients based on live data analysis.

For them to be very clear on their purchase options.

So that they have that assurance to move forward.

And hopefully to see that gain in 4 years time if they were to sell.

So how do we spot such opportunities in the resale market?

#1 Resale transaction volume

I always look at this first. Because the higher it is means the more demand it has. And there’s always a certain reason why most buyers like it. It can be from the facilities all the way to the layout of the units. Every single aspect can affect the demand of the project.

#2 Surrounding Transaction prices

The whole idea is to determine the gap. The gap of prices comparing to all the nearby projects. It can be said simple. But to know what’s the safe margin gap is the challenge. And how to determine this gap is worth entering.

These are just some factors I always run through with my clients before taking the next step.

Because we will clearly understand how to go about finding the right property.

Whether it’s for own stay or investment, we need to know how to determine.

Because we don’t want to be losing our hard earned funds in the purchase.

If you are open to learn how to spot such properties in the market, feel free to contact me via WhatsApp.

http://wa.me/6593707073

08/10/2025

It is important to know your situation well so that you can plan better for your next move?

I would say definitely a yes.

Recently I met this client of mine and through our discussion I realised that his funds are slightly insufficient for his next purchase.

Honestly, he felt disappointed.

Because he really wanted to do something with his current property.

But to me, what was more important was what he took away after our discussion.

He now clearly knows how much he need to work towards this goal.

Giving him a clear picture of how much funds he needed to put aside to accomplish this upgrade of his.

And that to me is enough.

Because I’ve managed to help a client understand their purpose of doing so.

Whether it’s for retirement planning or capital upside.

It still works well for him in future.

That’s why I always encourage my clients to meet over a short discussion.

To see clearly what your options are.

And to know how to go about doing so.

So that you can plan carefully for that day to come.

It’s never too late.

It’s only too late when you stopped trying.

That’s why I love my job so much.

To help sellers and buyers understand their situation clearly.
�So that they can be open to their options.

Whether it’s now or in future.

To plan really carefully your next step.

If a good 2hrs discussion can help someone to understand more on their portfolio, I’m definitely more than willing to take that time off.

If you are currently curious about what you can and should do with your property, do share with me your concerns on WhatsApp.

http://wa.me/6593707073

I’m sure we can find the best win win situation for you and your family.

05/10/2025

“ Dylan, I realised I missed the boat many times. Are there still any opportunities in the market? “

Whenever I hear this from my clients, I feel sad.

Because clearly, there were not advised properly last time.

Of course no one knows the future.

That’s why to me it’s always important to look at data and past transactions.

It is the safest way to determine the future pricing.

Take for example land prices.

The latest few land bids in the OCR market has already landed at around $14xxpsf ppr.

This means to say that the average selling price would look above $3###psf for a OCR property.

If today you are able to spot a RCR property that is going around $24xxpsf, can I say that your purchase is pretty safe?

Furthermore, what we need to understand is the nearby transactions.

Have the nearby transactions hit a pricing above yours?

If so, how much these sellers are going to sell in future?

It doesn’t make sense for any buyer to sell below their costs.

Just like for developers.

That’s why when we are able to spot such pricing gap, we know we are safe in our purchase.

Because we have that pricing advantage compared to our surrounding neighbours.

And it is my job to help my client spot such properties.

So that they can put their funds in a safe asset class.

For it to grow safely and slowly.

Every project has it’s own opportunity.

More importantly is to know when to walk away once that window has closed.

Because the chances of appreciation can be slim if we to enter in a higher price range.

If you are keen to understand how to spot such opportunities in today’s market, do feel free to contact me via WhatsApp.

http://wa.me/6593707073

We can run through all the data together so that you have a clearer picture on how to put your funds at a safer asset.

Property With Dylan

08/11/2025

05/11/2025

02/11/2025

30/10/2025

27/10/2025

24/10/2025

21/10/2025

16/10/2025

13/10/2025

11/10/2025

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