Selling
The difference between the middle and the top of your price band is preparation
Every property has a band rather than a price. Where you land inside it is decided by what happens before the listing goes live and in the fourteen days after. Here is exactly how I work, so you can hold me to it.
The five-step framework
The valuation audit
Before anything is listed, I write up the comparable transactions for your specific block and stack — not the estate average — adjusted for floor, facing, condition and lease. You get a realistic band, the assumptions behind it, and your Seller’s Stamp Duty exposure if you bought within the last four years. If the honest answer is “not yet”, that is what the audit says.
Preparation and staging
The gap between the middle and the top of a price band is usually decided before a single viewing. Decluttering, targeted repairs, lighting and staging, prioritised by what actually returns more than it costs. I will tell you which items are not worth doing.
Media and listing production
Professional photography, floor plan, video walkthrough and virtual tour, plus listing copy written for how buyers search rather than how brochures read. Images go out in modern formats so the listing loads instantly on a phone in an MRT tunnel — where most people actually browse.
Controlled launch
Listings decay. The first fourteen days generate the majority of qualified enquiry, so the launch is coordinated across the portals, my buyer database, agent networks and social channels on the same day, with viewings clustered to create genuine competition rather than a trickle.
Negotiation and completion
Offers are qualified for financing before they are taken seriously. I negotiate on your behalf, coordinate the option and exercise timeline against your onward purchase, and manage the conveyancing, CPF refund and completion dates so the two transactions do not collide.
Before you list, check one number
If you bought your property on or after 4 July 2025 and have held it under four years, Seller’s Stamp Duty is 16%, 12%, 8% or 4% of the sale price depending on the year. On a $1.8M property sold in year two, that is $216,000 — enough to change the decision entirely. It is the first thing I check and the last thing most sellers think about.
Read the SSD guideMarket context, 2Q2026
- Private residential price index
- 219.4 · +0.5%
- HDB resale price index
- 202.8 · −0.3%
- HDB resale transactions
- 6,396
URA and HDB releases, 24 July 2026. HDB resale has now fallen for two consecutive quarters, and the supply of flats reaching MOP rises to 19,500 by 2028.
No cost, no obligation
Start with the audit, decide afterwards
You are not signing anything by asking. The audit is written, it is yours to keep, and if it says the right move is to wait six months then that is what it will say.
Questions sellers ask
- How long does it take to sell a property in Singapore?
- It varies by segment and price band. The controllable part is enquiry quality in the first two weeks after launch, which is why preparation and a coordinated launch matter more than a long listing period. A property that has been sitting on the portals for months is harder to sell than the same property freshly launched at the right price.
- What does a valuation audit include?
- The comparable transactions for your block and stack adjusted for floor, facing, condition and remaining lease; the realistic price band with the reasoning; your CPF refund and accrued interest so you know the real cash position on completion; and your Seller’s Stamp Duty exposure. It is provided in writing at no cost and with no obligation to appoint me.
- Should I sell before I buy?
- Selling first avoids paying 20% Additional Buyer’s Stamp Duty upfront and gives you certainty over your proceeds, but may require interim accommodation. Buying first preserves your choice of property but requires the ABSD in cash, refundable only if the first property is sold within six months — a window IRAS does not extend. Which is right depends on your cash position and whether you are buying resale or a new launch.