Featured Strategy Guides
Published: February 2026
Data Cut-Off: 31 January 2026
Last Updated: February 2026
Property decisions in Singapore are among the most significant financial commitments a person will ever make. The numbers are large, the rules are layered, and the emotional stakes for families, for retirement, for legacy run deeper than any spreadsheet can capture. Yet most property content available today swings between surface-level optimism and raw data presented without the context needed to act on it. This page exists for a different kind of reader. One who wants to understand the market, not just follow it. One who makes decisions based on evidence, strategy, and a clear-eyed view of both opportunity and risk. Welcome to Real Estate Intelligence where Andrew Koh brings together decades of living and working in Singapore to help you think more clearly about property.
Where the Singapore Property Market Stands in 2026
Singapore’s property market is entering 2026 in a state of healthy normalisation rather than decline. The URA Private Property Price Index rose 2.7% in the first nine months of 2025, continuing a trend of moderating but positive price growth, a market absorbing supply without overheating. (Source: Urban Redevelopment Authority, Q3 2025 Flash Estimate)
On the public housing front, HDB resale prices increased by 1.2% in January 2026 alone, bringing year-on-year growth to 2.4% compared to January 2025. (Source: Housing & Development Board, Resale Price Index, January 2026) This reflects a market transitioning toward greater price stability and a more balanced supply. For informed buyers, such conditions may allow for more measured decision-making.
One of the most significant developments heading into 2026 is the shift in supply dynamics. Over 13,000 HDB resale flats are entering the market in 2026, doubling last year’s availability and fundamentally reshaping affordability in the public housing segment. (Source: Housing & Development Board, Estimated MOP Completion 2026)
Meanwhile, in the private market, the CCR revival is one of the most interesting developments of 2025. Nearly 1,900 CCR units were sold in the first 11 months, representing a significant increase from 378 units recorded in the full year of 2024, driven by a narrowing price gap between CCR and RCR new launches. (Source: URA Realise Transaction Data, Jan-Nov 2025)
For buyers who understand the cycle, 2026 rewards preparation over impulse.
Six Pillars of Real Estate Intelligence
1. Market Commentary & Singapore Property Outlook
Understanding where the market is and where it has been is the foundation of every sound property decision. This pillar covers the URA Price Index, HDB Resale trends, rental market movements, and the macro forces shaping Singapore real estate each quarter. Updated regularly. Always grounded in data from URA, HDB, MAS, PropNex, ERA, Huttons, Orangtee & Tie, Savills, CBRE, and Knight Frank.
2. HDB Matters — Resale, MOP, Upgrading & CPF
For most Singaporeans, the HDB flat is where the property journey begins and where the most important financial decisions are made. This pillar covers everything from buying your first resale flat and understanding MOP restrictions to timing your upgrade to private property — clearly, accurately, and without jargon. With resale volumes remaining active and price growth moderating to sustainable levels, the HDB segment continues to anchor Singapore’s housing market.
(Source: HDB Resale Statistics Portal; URA Market Data 2025)
3. New Launch Analysis — Singapore Condos & Private Residential
Every new launch comes with a showflat, a brochure, and a sales team. What it rarely comes with is honest, independent analysis. This pillar breaks down location scoring, developer track record, supply context, and price benchmarking against comparable resale, so you can make an informed decision rather than an emotional one. Historically, well-located non-landed condominiums in the RCR and OCR segments have demonstrated balanced performance, driven by a combination of capital appreciation and rental yield, based on URA transaction and rental data.
(Source: URA Realis Transaction Data; URA Rental Statistics 2025)
4. Stamp Duties, ABSD & Singapore Property Tax Frameworks
ABSD, BSD, SSD, decoupling, and remission form the legal and tax framework of Singapore property transactions. Misunderstanding these rules can result in significant financial consequences.
This section provides clarity in line with current regulations and is updated when official policies are revised. Readers are encouraged to verify all tax rules directly with the Inland Revenue Authority of Singapore (IRAS) or seek independent legal advice where necessary.
Seller’s Stamp Duty (SSD) may be payable if a residential property is sold within the stipulated holding period. For residential properties purchased on or after 4 July 2025, SSD rates can be up to 16% if sold within one year of purchase.
(Source: Inland Revenue Authority of Singapore — Stamp Duty for Property, updated July 2025)
As such, holding-period considerations may materially affect transaction outcomes and should be carefully evaluated.
5. Financing, CPF & Mortgage Strategy
Every property decision is ultimately a financing decision. Understanding Total Debt Servicing Ratio (TDSR), Mortgage Servicing Ratio (MSR), HDB loan versus bank loan structures, and how CPF savings interact with a purchase is foundational to responsible property planning.
This section explains prevailing regulatory frameworks and encourages readers to consult licensed mortgage brokers, financial advisers, or banks directly for personalised loan advice.
As of December 2025, the Singapore Overnight Rate Average (SORA) stood at approximately 1.253%.
(Source: Monetary Authority of Singapore — SORA Publications, December 2025)
Changes in benchmark rates may influence borrowing costs and monthly instalment amounts, depending on loan structure and lender terms.
6. Retirement & Senior Property Planning — LBS, Right-Sizing & Legacy
This is the pillar closest to Andrew Koh’s heart and the most underserved space in Singapore property content. For seniors navigating the Lease Buyback Scheme, right-sizing decisions, Silver Housing Bonus eligibility, or legacy planning for their children, this section is built with genuine care, not just data. Because in Singapore, a flat is never just a flat. It is decades of sacrifice made physical. It deserves to be handled with both intelligence and respect.
Why Real Estate Intelligence on AndrewKoh.sg Is Different
Most property content in Singapore is built around transactions. This content is built around people. Andrew Koh approaches every property question through three lenses simultaneously: the financial, the strategic, and the human. Because in Singapore, a flat is never just a financial instrument. It is where a family’s story lives. It is the physical record of decades of work and sacrifice. It is, for many households, both the largest asset and the most emotionally weighted decision of a lifetime.
That is why every piece of analysis here comes with context. Why every data point is accompanied by the question: what does this actually mean for the person sitting across the table? And why this section exists not just to inform, but to genuinely help Singaporeans at every stage of their property journey, from the young couple buying their first HDB flat to the senior deciding what to do with the home they have lived in for forty years.
Testimonials from Informed Property Owners
Testimonials reflect individual client experiences. Outcomes vary depending on market conditions and personal circumstances.
A Note on CEA compliance & Content Standards
All content published under Real Estate Intelligence on AndrewKoh.sg is produced for general informational and educational purposes only. Nothing here constitutes financial, legal, or property advice. Market data is sourced from URA, HDB, MAS, and recognised research institutions, including CBRE, Knight Frank, Savills, ERA, PropNex, Huttons and OrangeTee & Tie. All figures are accurate at the time of publication and subject to change without notice. Readers are strongly advised to verify all information independently and consult a licensed professional before making any property decision.
Andrew Koh | CEA Registration No: R018334F Agency: Orangetee and Tie, Licensed Real Estate Salesperson, Singapore
Data Sources & Methodology
Market data referenced is derived from publicly available publications issued by the Urban Redevelopment Authority (URA), Housing & Development Board (HDB), Monetary Authority of Singapore (MAS), Inland Revenue Authority of Singapore (IRAS), and selected quarterly research reports published by established property research houses.