Edmund Ee

20/10/2026

HDB SERIES

Ep 24: The Three Numbers Every Upgrader Needs

Before any viewing, you need three numbers. Most people only know one. 🔢

1. Your cash proceeds after the loan and CPF refund.
2. How much the bank will actually lend you.
3. Your upfront costs: stamp duty, legal fees, cash downpayment.

Get all three and your real budget shows itself.

Which one don't you know yet? Tell me in the comments.

20/10/2026

Upgraders in the east often ask me: "Is Coastal Cabana still worth a look?"

Here is what I tell them. The address is the easy part. The layout is the real decision.

Coastal Cabana scores 79/100 on the PropertyNet Insider Benchmark. Downtown East is across the road. Pasir Ris Park is a short walk away.

Two of its three-bedroom layouts are the same size. One has a study with a door. The other has an open alcove. Buyers paid for the door: on the developer's September chart, almost all the study units were sold, but most alcove units were not.

The trade-off: Pasir Ris MRT is about a 12-minute walk, and the Cross Island Line only arrives in 2030, a year after keys.

Good fit: eligible families who want the park more than the platform.
Not for: households above this project's $16,000 income ceiling.

The full review:
https://propertynet.sg/new-launch-condos/coastal-cabana/

Record EC land, a sea outlook opposite Downtown East, and 120 three-bedders left from $1.542M. The 4-bedders are gone. Why the score moved from 76 to 79.

19/10/2026

First-time condo buyers often ask me: "Which stack should we pick?"

Here is what I tell them. Pick the facing first. Then the floor.

In this composite case, a young couple had two identical 2-bedroom units at the same $1.78 million. One was on a high floor facing west. The other was nine floors lower, facing north.

The high floor looked better on the 3D model. Then they visited the site in the late afternoon. The sun was shining straight into the living room and master bedroom.

In Singapore, west-facing units take the hot afternoon sun. North and south take the least.

A wrong stack is also costly to undo. Sell within the first year and Seller's Stamp Duty (SSD) is 16%, about $285,000 at this price.

Visit at the hour the sun hits the block. Then book.

The full sun path guide:
https://propertynet.sg/condo-stack-facing-singapore-2026-1-78m-sun-path-lesson/

Two identical $1.78M OCR 2-bedders, one west-facing, one north-facing. How sun path, floor height and SSD shaped a first-time couple's stack choice in 2026.

19/10/2026

"We'll buy the condo first. The ABSD comes back anyway."

I hear this a lot from upgraders who want to buy before they sell.

Here is the catch. On an illustrative $2.27 million District 20 3-bedroom, ABSD is about $454,000. You pay it upfront.

You only get it back if your flat is sold within 6 months of buying the condo. The refund is for married couples buying jointly, with at least one Singapore Citizen.

And "sold" means your flat's buyer has exercised the OTP. If a buyer walks away, the clock keeps running.

The refund is real. So is the deadline.

Would you buy first or sell first?

19/10/2026

THOMSON RESERVE | DAY 1 & 2 PREVIEW 🏡

Every property decision matters. And the right advice can make all the difference.

The first two days of the Thomson Reserve preview have been filled with meaningful conversations and opportunities to help buyers better understand what this development has to offer.

For our clients, buying a property is more than choosing a desirable location or an attractive unit.

It's about understanding the value, evaluating affordability, recognising potential risks and ensuring that every decision aligns with their long-term goals.

Our priority is never simply to recommend a property. It's to help our clients make a decision they can feel confident about, today and in the years ahead.

Equally encouraging to see our teammates in action throughout the preview!

The dedication, preparation and teamwork on the ground reflect what we believe in.

When we grow together, share knowledge and support one another, we become better advisors to the clients who place their trust in us.

Proud of everyone's commitment and effort over these two days.

Clients first. Teamwork always. Long-term trust above all.

19/10/2026

Ang Mo Kio 5-room owners often ask me: "Can we upgrade to a condo nearby?"

Here is what I tell them. Look at the gap, not the sale price.

An Ang Mo Kio 5-room sold at a median of about $988,000 this past year.

An illustrative 3-bedroom resale condo in District 20 costs about $2.27 million.

So the gap is bigger than what the flat itself sells for. And that is before your outstanding loan and CPF refund come off the sale.

The loan on that condo needs a household income of about $14,800 a month under TDSR.

District 20 is a family market. Most resale deals here are 3- and 4-bedroom homes.

Work out the gap first. Then fall in love with the condo.

Prices by bedroom, rents and the full budget:
https://propertynet.sg/district-20-condo-prices-2026-ang-mo-kio-bishan-thomson-who-buys/

District 20 condo resale median is $1,986 psf over 445 deals. Prices by bedroom, rents, yields and a worked 3-bedroom budget for Ang Mo Kio, Bishan and Thomson.

19/10/2026

A property can be affordable today and uncomfortable later.

Interest rates, loan tenure, cash reserves and future commitments all matter. A responsible property decision should leave enough room for changes in your financial circumstances.

Before committing to a property, review your financing properly.

18/10/2026

Families upgrading in Yishun and Sembawang often ask me: "New launch or resale condo?"

Here is what I tell them. Start with the income, not the showflat.

A typical resale 3-bedroom in District 27 costs about $1.37 million. The loan needs a household income of about $8,900 a month.

The same size in a new launch costs about $2 million. That needs about $13,100 a month.

New units measure floor area a little differently, so they may live slightly larger. But the gap is still big.

For most families, the real choice is a bigger resale home now, or a smaller new one with a longer runway.

Resale vs new launch prices, rents and the loan sums:
https://propertynet.sg/district-27-condo-prices-2026-yishun-sembawang-resale-vs-new-launch-who-buys/

District 27 condo resale median is $1,371 psf vs $2,011 psf for new sales. Prices by bedroom, yields up to 4.6%, a worked budget and who buys in Yishun.

18/10/2026

REAL TALK FOR AGENTS

Ep 17: The First Client Who Says Yes

Ask any agent about their first client who said yes. Almost none came from where you'd expect. 🤝

Usually not from cold calls. It's someone who already knew them: a friend's referral, an ex-colleague, someone who trusted them before they had a track record.

Tell everyone you know what you do now, without pitching. The first yes comes from warmth, not volume.

Then serve that client so well they become your marketing.

Thinking about the career, or the right team? DM me.


www.EdmundEeDistrict.com

Edmund Ee | CEA Reg. R006498C | PropNex Realty Pte Ltd | L3008022J

18/10/2026

One question I keep hearing from buyers right now: "Should I wait for prices to come down?"

The Q3 2026 flash estimates show a split market. Private home prices rose 1.4%, while HDB resale prices slipped 0.2%. In a market like this, the same decision can look smart for one buyer and costly for another.

PropNex Executive Chairman Ismail Gafoor unpacked exactly this in our consumer webinar:
✅ The 3 signs that could shape prices: wealth, interest rates and land costs
✅ Why waiting may cost more than you think
✅ New launch or resale: how to decide
✅ What to expect from upcoming EC launches

Watch the full replay here. Chapters are included, so you can jump straight to the part that matters to you:
https://youtu.be/O-vj6nH6JIg

If you'd like me to run the numbers for your own situation, just drop me a message.



Edmund Ee | CEA Reg. R006498C | PropNex Realty Pte Ltd | L3008022J

The Q3 2026 flash estimates tell a story of a market moving in diff...