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Condominium Project Intelligence
THE TESSARINA
WILBY ROAD
780 mSIXTH AVENUE MRT STATION
$3.1MMedian transacted price
15Transactions in latest 12 months
1,201–1,500 sqftMost popular unit size
Market Snapshot
▼ -34.8%
From 12-Month High
Peak: Apr 2026Based on latest 12 months
At Low
At 12-Month Low
Low: Jul 2026Based on latest 12 months
▼ -1.8%
Vs District Median PSF
Below District 10 medianBased on latest 12 months
▲ +1.0%
Vs CCR Median PSF
Above CCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
15
Up to latest completed Month
Median transacted price
$3.1M
Latest 12 months
Median PSF
$2,234
Latest 12 months
Typical recorded price range
$2.44M – $3.44M
20th to 80th percentile
Latest transacted price
$2.45M
1,109 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Aug 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,201–1,500 sqft
Median Sold Size1,356 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.45M | $2.45M | $2.45M | $2,210 |
| 2026-06 | 1 | $2.4M | $2.4M | $2.4M | $2,323 |
| 2026-02 | 1 | $2.4M | $2.4M | $2.4M | $2,323 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 01 to 05 | 1,109 sqft | $2,210 | $2.45M |
| 2026-06 | Condominium | 01 to 05 | 1,033 sqft | $2,323 | $2.4M |
| 2026-02 | Condominium | 06 to 10 | 1,033 sqft | $2,323 | $2.4M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $3.05M | $3.05M | $3.05M | $2,249 |
| 2026-03 | 1 | $3.12M | $3.12M | $3.12M | $2,300 |
| 2025-12 | 1 | $3.1M | $3.1M | $3.1M | $2,323 |
| 2025-10 | 1 | $3M | $3M | $3M | $2,195 |
| 2025-08 | 2 | $2.65M | $2.25M | $3.05M | $2,060 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Condominium | 01 to 05 | 1,356 sqft | $2,249 | $3.05M |
| 2026-03 | Condominium | 01 to 05 | 1,356 sqft | $2,300 | $3.12M |
| 2025-12 | Condominium | 06 to 10 | 1,335 sqft | $2,323 | $3.1M |
| 2025-10 | Condominium | 06 to 10 | 1,367 sqft | $2,195 | $3M |
| 2025-08 | Condominium | 01 to 05 | 1,335 sqft | $2,285 | $3.05M |
| 2025-08 | Condominium | 01 to 05 | 1,227 sqft | $1,834 | $2.25M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.45M | $3.45M | $3.45M | $2,095 |
| 2026-05 | 1 | $3.39M | $3.39M | $3.39M | $2,234 |
| 2026-04 | 2 | $3.76M | $3.4M | $4.12M | $2,321 |
| 2026-02 | 1 | $3.43M | $3.43M | $3.43M | $2,019 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condominium | 01 to 05 | 1,647 sqft | $2,095 | $3.45M |
| 2026-05 | Condominium | 01 to 05 | 1,518 sqft | $2,234 | $3.39M |
| 2026-04 | Condominium | 01 to 05 | 1,625 sqft | $2,092 | $3.4M |
| 2026-04 | Condominium | 06 to 10 | 1,615 sqft | $2,550 | $4.12M |
| 2026-02 | Condominium | 01 to 05 | 1,701 sqft | $2,019 | $3.43M |
>3000 sqft Average Price Trend
>3000 sqft Transaction Volume
>3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $5.85M | $5.85M | $5.85M | $1,742 |
>3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Condominium | 06 to 10 | 3,358 sqft | $1,742 | $5.85M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from THE TESSARINA. Distances are straight-line estimates.
MRT / LRT
- SIXTH AVENUE MRT STATION780 mBUKIT TIMAH ROAD
- KING ALBERT PARK MRT STATION800 mBLACKMORE DRIVE
- BEAUTY WORLD MRT STATION1.9 kmUPPER BUKIT TIMAH ROAD
Primary Schools
- METHODIST GIRLS' SCHOOL (PRIMARY)820 mBLACKMORE DRIVE
- PEI HWA PRESBYTERIAN PRIMARY SCHOOL1.7 kmPEI WAH AVENUE
- RAFFLES GIRLS' PRIMARY SCHOOL1.8 kmHILLCREST ROAD
- HENRY PARK PRIMARY SCHOOL1.8 kmHOLLAND GROVE ROAD
Secondary Schools
- METHODIST GIRLS' SCHOOL (SECONDARY)770 mBLACKMORE DRIVE
- NANYANG GIRLS' HIGH SCHOOL1.4 kmLINDEN DRIVE
- NATIONAL JUNIOR COLLEGE1.6 kmHILLCREST ROAD
- HWA CHONG INSTITUTION1.6 kmBUKIT TIMAH ROAD
Post-Secondary
- NATIONAL JUNIOR COLLEGE1.6 kmHILLCREST ROAD
- HWA CHONG INSTITUTION1.9 kmBUKIT TIMAH ROAD
- NGEE ANN POLYTECHNIC1.9 kmCLEMENTI ROAD
Hawker Centres
- Bukit Timah Market1.7 kmUpper Bukit Timah Road
- Bukit Timah Interim Hawker Centre and Market1.9 kmJALAN SEH CHUAN
- Ghim Moh Road Blk 202.4 kmGhim Moh Road
Hospitals
- CRAWFURD HOSPITAL2.6 kmADAM ROAD
- GLENEAGLES HOSPITAL4.3 kmNAPIER ROAD
Parks
- MAPLE LANE PARK360 m
- HUA GUAN CRESCENT PG790 m
- SIAN TUAN INTERIM PARK840 m
Libraries
- Clementi Library3.5 kmCommonwealth Avenue West
Community Clubs
- Ulu Pandan CC (U/C)2.2 kmGhim Moh Road
- Bukit Timah CC (Pending U/C)2.3 kmToh Yi Drive
Sport Facilities
- MOE (Evans)3.5 kmEvans Road
- Clementi Sport Centre3.7 kmClementi Avenue 3
- Clementi Stadium4.0 kmWest Coast Walk
Market Position & Nearby Transactions
How THE TESSARINA compares with District 10 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,23415 project sales
District 10 Median PSF$2,275Median across district projects with recorded sales
Difference vs District-1.8%Below district median
Transactions Within 1 km99Recorded in the latest 12 months
Position Within District 10
THE TESSARINA is more affordable than 54% of District 10 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
119of 260 District 10 projects with recorded sales
District reference range$1,735 – $3,178 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| ILLOURA | 52 m | 200917 yrs old | 30 | 4 | $1,406 |
| CHERRYHILL | 279 m | 199432 yrs old | 163 | 2 | $1,683 |
| VILLA AZURA | 321 m | 199927 yrs old | — | 1 | $1,671 |
| THE CASCADIA | 349 m | 201115 yrs old | 536 | 25 | $2,351 |
| ROYALGREEN | 415 m | 20224 yrs old | 285 | 8 | $2,772 |
| THE NEXUS | 472 m | 200719 yrs old | — | 11 | $2,415 |
| SIXTH AVENUE CENTRE | 483 m | 198640 yrs old | — | 1 | $1,500 |
| FLORIDIAN | 496 m | 201313 yrs old | 336 | 7 | $2,458 |
| GARLICK PARK | 585 m | — | — | 1 | $3,088 |
| SIXTH AVENUE VILLE | 586 m | 200026 yrs old | — | 3 | $2,000 |
| AVENUE PARK | 602 m | — | — | 0 | — |
| THE SIXTH AVENUE RESIDENCES | 613 m | 201016 yrs old | 175 | 4 | $2,177 |
| FIFTH AVENUE CONDOMINIUM | 619 m | — | — | 3 | $2,230 |
| PALMS @ SIXTH AVENUE | 635 m | — | 32 | 1 | $1,153 |
| SWISS CLUB PARK | 677 m | — | — | 0 | — |
| THE TENERIFFE | 732 m | — | — | 4 | $1,155 |
| MAPLEWOODS | 750 m | 199729 yrs old | — | 0 | — |
| BINJAI PARK | 751 m | — | — | 1 | $1,780 |
| FOURTH AVENUE RESIDENCES | 800 m | 20224 yrs old | 476 | 22 | $2,611 |
| CASA ESPERANZA | 818 m | 199234 yrs old | — | 1 | $2,008 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.1M | $1.1M | $1.1M | $2,267 |
| 2025-12 | 1 | $1.03M | $1.03M | $1.03M | $2,126 |
| 2025-09 | 1 | $1.09M | $1.09M | $1.09M | $2,250 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FOURTH AVENUE RESIDENCES | Apt | 476 | 3 | $1.07M | $2,214 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 4 | $1.42M | $1.14M | $1.77M | $2,198 |
| 2026-05 | 1 | $1.92M | $1.92M | $1.92M | $2,877 |
| 2026-04 | 3 | $1.82M | $1.73M | $1.9M | $2,674 |
| 2026-02 | 2 | $1.29M | $1.19M | $1.38M | $2,112 |
| 2025-12 | 1 | $1.71M | $1.71M | $1.71M | $2,482 |
| 2025-11 | 2 | $1.48M | $1.17M | $1.8M | $2,371 |
| 2025-10 | 1 | $1.73M | $1.73M | $1.73M | $2,504 |
| 2025-09 | 3 | $1.61M | $1.12M | $1.93M | $2,476 |
| 2025-08 | 2 | $1.89M | $1.86M | $1.92M | $2,724 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FOURTH AVENUE RESIDENCES | Apt | 476 | 9 | $1.65M | $2,458 |
| ROYALGREEN | Condo | 285 | 6 | $1.84M | $2,729 |
| THE CASCADIA | Condo | 536 | 3 | $1.16M | $1,995 |
| THE NEXUS | Condo | — | 1 | $1.25M | $2,037 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.65M | $2.65M | $2.65M | $2,798 |
| 2026-04 | 2 | $1.81M | $1.6M | $2.02M | $2,033 |
| 2026-02 | 1 | $1.98M | $1.98M | $1.98M | $2,243 |
| 2026-01 | 1 | $1.97M | $1.97M | $1.97M | $2,232 |
| 2025-12 | 1 | $2.17M | $2.17M | $2.17M | $2,191 |
| 2025-11 | 1 | $2.42M | $2.42M | $2.42M | $2,498 |
| 2025-10 | 2 | $2.03M | $1.91M | $2.14M | $2,311 |
| 2025-08 | 5 | $2.26M | $1.93M | $2.7M | $2,531 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CASCADIA | Condo | 536 | 7 | $1.99M | $2,216 |
| FOURTH AVENUE RESIDENCES | Apt | 476 | 3 | $2.58M | $2,750 |
| FLORIDIAN | Condo | 336 | 2 | $2.28M | $2,478 |
| CHERRYHILL | Condo | 163 | 1 | $1.6M | $1,749 |
| ROYALGREEN | Condo | 285 | 1 | $2.35M | $2,835 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $2.92M | $2.83M | $3M | $2,462 |
| 2026-06 | 2 | $3.15M | $3.15M | $3.15M | $2,884 |
| 2026-05 | 1 | $3.16M | $3.16M | $3.16M | $2,849 |
| 2026-04 | 2 | $2.64M | $2.4M | $2.89M | $2,346 |
| 2026-03 | 2 | $2.2M | $2.05M | $2.35M | $2,039 |
| 2026-02 | 1 | $3.05M | $3.05M | $3.05M | $2,725 |
| 2026-01 | 3 | $2.74M | $2.35M | $2.98M | $2,448 |
| 2025-12 | 1 | $2.82M | $2.82M | $2.82M | $2,620 |
| 2025-11 | 1 | $2.85M | $2.85M | $2.85M | $2,407 |
| 2025-08 | 2 | $3M | $2.91M | $3.1M | $2,625 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FOURTH AVENUE RESIDENCES | Apt | 476 | 6 | $3.04M | $2,752 |
| THE CASCADIA | Condo | 536 | 6 | $2.89M | $2,443 |
| THE NEXUS | Condo | — | 3 | $2.37M | $2,259 |
| BINJAI PARK | Apt | — | 1 | $2.05M | $1,780 |
| ROYALGREEN | Condo | 285 | 1 | $3.15M | $2,926 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $3.51M | $3.16M | $3.85M | $2,461 |
| 2026-06 | 1 | $2.5M | $2.5M | $2.5M | $1,671 |
| 2026-05 | 1 | $3.55M | $3.55M | $3.55M | $2,518 |
| 2026-04 | 7 | $3.21M | $2.98M | $3.46M | $2,455 |
| 2026-03 | 1 | $3M | $3M | $3M | $2,230 |
| 2026-02 | 3 | $2.74M | $1.81M | $3.31M | $2,088 |
| 2025-12 | 1 | $2.35M | $2.35M | $2.35M | $1,617 |
| 2025-10 | 1 | $3.53M | $3.53M | $3.53M | $2,358 |
| 2025-09 | 2 | $3.42M | $3.25M | $3.59M | $2,415 |
| 2025-08 | 3 | $3.41M | $2.86M | $3.89M | $2,438 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CASCADIA | Condo | 536 | 8 | $3.36M | $2,437 |
| THE NEXUS | Condo | — | 7 | $3.29M | $2,443 |
| FIFTH AVENUE CONDOMINIUM | Condo | — | 2 | $3.05M | $2,267 |
| CHERRYHILL | Condo | 163 | 1 | $2.35M | $1,617 |
| FOURTH AVENUE RESIDENCES | Apt | 476 | 1 | $3.89M | $2,637 |
| SIXTH AVENUE CENTRE | Apt | — | 1 | $1.81M | $1,500 |
| THE SIXTH AVENUE RESIDENCES | Condo | 175 | 1 | $3.2M | $2,359 |
| VILLA AZURA | Condo | — | 1 | $2.5M | $1,671 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $4.38M | $4.38M | $4.38M | $2,608 |
| 2026-04 | 1 | $3.22M | $3.22M | $3.22M | $2,035 |
| 2026-01 | 1 | $4.32M | $4.32M | $4.32M | $2,333 |
| 2025-12 | 2 | $3.63M | $3.51M | $3.76M | $2,004 |
| 2025-11 | 1 | $2.45M | $2.45M | $2.45M | $1,405 |
| 2025-09 | 2 | $3.31M | $3.1M | $3.53M | $2,115 |
| 2025-08 | 4 | $4.63M | $3.36M | $6.15M | $2,574 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FLORIDIAN | Condo | 336 | 4 | $4.43M | $2,506 |
| SIXTH AVENUE VILLE | Condo | — | 3 | $3.28M | $2,011 |
| THE SIXTH AVENUE RESIDENCES | Condo | 175 | 2 | $3.44M | $2,177 |
| CASA ESPERANZA | Condo | — | 1 | $3.76M | $2,008 |
| GARLICK PARK | Terrace House | — | 1 | $6.15M | $3,088 |
| THE CASCADIA | Condo | 536 | 1 | $2.45M | $1,405 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $5.25M | $5.25M | $5.25M | $2,227 |
| 2026-04 | 1 | $4.8M | $4.8M | $4.8M | $1,973 |
| 2025-12 | 1 | $4.2M | $4.2M | $4.2M | $1,612 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FIFTH AVENUE CONDOMINIUM | Condo | — | 1 | $4.8M | $1,973 |
| FLORIDIAN | Condo | 336 | 1 | $5.25M | $2,227 |
| THE SIXTH AVENUE RESIDENCES | Condo | 175 | 1 | $4.2M | $1,612 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $4.2M | $4.2M | $4.2M | $1,016 |
| 2026-06 | 3 | $5.1M | $3.46M | $5.95M | $1,319 |
| 2026-05 | 1 | $3.7M | $3.7M | $3.7M | $1,185 |
| 2026-02 | 1 | $5.93M | $5.93M | $5.93M | $1,302 |
| 2025-09 | 2 | $5.67M | $5.4M | $5.94M | $1,281 |
| 2025-08 | 1 | $3.7M | $3.7M | $3.7M | $1,169 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ILLOURA | Semi-detached House | 30 | 4 | $5.93M | $1,382 |
| THE TENERIFFE | Terrace House | — | 4 | $3.77M | $1,128 |
| PALMS @ SIXTH AVENUE | Semi-detached House | 32 | 1 | $5.4M | $1,153 |
Market Interpretation
THE TESSARINA recorded 15 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is broadly in line with the District 10 project median.
Within 1 km, 20 nearby condominiums were identified; 17 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Property type
Condominium
District
District 10 - Ardmore / Bukit Timah / Holland
Market segment
Core Central Region
Tenure
Freehold
TOP
2003
Postal code
276305
About THE TESSARINA
THE TESSARINA is a condominium in Singapore District 10, completed in 2003 with freehold. It recorded 15 transactions during the latest 12-month period in the database, with a median transacted price of $3.1M and a median of $2,234 psf. The most frequently transacted size range is 1,201–1,500 sqft, representing 40.0% of transactions with recorded floor area. SIXTH AVENUE MRT STATION is approximately 780 m away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Understanding Singapore HDB Resale Market: The Framework
Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
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