Edmund Ee

Edmund Ee Edmund has been a real estate professional since 2005. In fact, Edmund’s approach has helped to foster tremendous friendships with many of his former clients.

With 21 years in Singapore real estate, I guide families and investors in building long-term property wealth through structured strategies, data-driven insights, and careful positioning designed for sustainable growth and confident decision-making. And with a number of ups and downs throughout his career in real estate, he remains passionate, resilient, and more driven than ever before towards pro

viding his clients with the level of expertise, support, and service that they expect. By playing an integral role in such a monumental life decision, Edmund is always proud to do whatever he can to extend his services far beyond the general conventions of a real estate agent, so that he can work to understand his clients’ needs on a deeper level and provide them with the right solution each and every time. So, if you’re looking to buy or sell a home, if you’re looking to create newfound wealth through property investment, or if you’re interested in restructuring your portfolio, Edmund is here to help.

29/08/2026

They thought they were rich.

A neighbour got $1.9 million when his old condo was sold to a developer.

Then his lawyer did the sums. Buyer's Stamp Duty on the next home took about $70,000. If he had owned another property, Additional Buyer's Stamp Duty (ABSD) would have added $400,000 more. Lawyers, movers and renovation ate into the rest.

His old place also had only 56 years of lease left. The new one costs today's prices.

The cheque looked big. What he could actually spend was much smaller.

Big number does not mean big upgrade.

If your block went en bloc tomorrow, would you know what you really get to keep?

Loyang Valley sold en bloc for $880 million in April 2026, with payouts from about $1.67m to $3.91m.A lot of owners assu...
29/08/2026

Loyang Valley sold en bloc for $880 million in April 2026, with payouts from about $1.67m to $3.91m.

A lot of owners assume 20% ABSD will hit their replacement home. Usually it will not.

IRAS counts a property as sold once the sale and purchase agreement is executed, not when the sale legally completes. So the moment the collective S&P is signed, the en bloc unit leaves your property count. If it was your only property, your next home counts as your first. No ABSD.

The real traps are narrower:

1. Own another residential property besides the en bloc unit? That one still counts, and 20% ABSD applies.

2. Commit to a replacement before the collective S&P is executed and the unit is still in your count. Signing the CSA at consent stage does not help you.

3. Lease decay does more damage than tax. You cash out a 56-year lease and rebuy at fresh 2026 prices.

Full breakdown here:
https://propertynet.sg/loyang-valley-en-bloc-windfall-absd-lease-decay-lessons-2026/

A Loyang Valley owner banked a $1.9m en bloc payout, then lost most of the gain to ABSD, lease decay and a pricier replacement home. The lessons.

28/08/2026

While many are watching prices, don't overlook the rental market.

Private residential rents increased:
✔ Q1 2026: +0.3%
✔ Q2 2026: +0.7%

A healthy rental market continues to support property values and investor confidence.

Lunch with Edwin 🍜😊Good food, great conversations, and even better company! Always nice to catch up over a good meal. 🙌T...
28/08/2026

Lunch with Edwin 🍜😊

Good food, great conversations, and even better company! Always nice to catch up over a good meal. 🙌

Thanks, Edwin, for the lunch treat! Really appreciate it. 🙏❤️

28/08/2026

An owner asked me if she should hold her flat and wait for VERS. Her lease has about 75 years left.

The maths does not support waiting. VERS is offered at around the 70-year mark, roughly 30 years of lease remaining. That puts her about 24 years away from qualifying, and the first pilots are only expected in the early 2030s.

Meanwhile, full CPF use and the standard 75% bank loan both need the remaining lease to cover the youngest buyer to age 95. Each year the flat ages, the pool of buyers who can fully fund it quietly shrinks.

So the real question was never VERS. It was when she plans to move.

If your flat is ageing, what is actually driving your timeline?

Why upgrading isn't always the right answer. Sometimes optimizing your current property position creates better outcomes...
28/08/2026

Why upgrading isn't always the right answer.

Sometimes optimizing your current property position creates better outcomes.

Comment "OPTIONS" for a review.

edmundeerealtor.com

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480 Lorong 6 Toa Payoh, PropNex, #10-20A
Singapore
310480

Telephone

+6598343222

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