# PatkoProperty
> Professional Consultation on Real Estate and Properties Matters in Singapore. Effective & Efficient. Focus on Customer Service and Delivering Value.
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## Pages
- [About PatkoProperty. Yet 1 more Property Agent in Town.](https://www.patkoproperty.com/about-patkoproperty.md) - I am Patrick. I am a Real Estate Agent in Singapore, focusing on growing my skills and keeping myself upgraded and updated with the industry trends and knowledge. I hope I can serve you to your satisfaction.
- [Disclaimer](https://www.patkoproperty.com/disclaimer.md) - All information presented in this web site are based on personal opinions and PatkoProperty is not liable for any loss or expenses whatsoever relating to investment decisions or purchasing decisions or sales decisions made by the audience. The ideas presented are for reference and educational purpo…
- [Glossary Of Singapore Real Estate Terms at PatkoProperty](https://www.patkoproperty.com/glossary-of-singapore-real-estate-terms-at-patkoproperty.md) - Here's a list of the common terms that you will read about in real estate news or when you talk to your property agent. This glossary provides a complete reference for navigating Singapore's real estate market, combining standard industry terminology with Singapore-specific terms that buyers, selle…
- [Privacy Policy for PatkoProperty](https://www.patkoproperty.com/privacy-policy.md) - At PatkoProperty, accessible from www.patkoproperty.com, one of our main priorities is the privacy of our visitors. This Privacy Policy document contains types of information that is collected and recorded by PatkoProperty and how we use it. If you have additional questions or require more informat…

## Posts
- [What Happens to Your Private Property When You Pass Away in Singapore](https://www.patkoproperty.com/what-happens-to-your-private-property-when-you-pass-away-in-singapore.md) - What happens to your private property when you pass away in Singapore? Manner of holding, wills, HDB MOP rules, ABSD, SSD and mortgage — explained clearly.
- [TDSR and MSR Singapore — How Much Can You Actually Borrow?](https://www.patkoproperty.com/tdsr-and-msr-singapore-how-much-can-you-actually-borrow.md) - TDSR is capped at 55%, MSR at 30%. But what does that actually mean for your home loan?
- [HDB Resale Levy Singapore: What It Is, How Much, and Who Has to Pay](https://www.patkoproperty.com/hdb-resale-levy-singapore-what-it-is-how-much-and-who-has-to-pay.md) - The HDB resale levy explained — levy amounts by flat type, when it applies, exemptions, and why upgrading to a private condo means you pay nothing at all.
- [Big Changes to Executive Condos in 2026 – What You Need to Know (And What You Should Do Next)](https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next.md) - Big changes to Executive Condos in 2026 — 10-year MOP, no more Deferred Payment Scheme, and 90% of units for first-timers. Here's what it means for EC buyers.
- [What Is Strata Landed Housing in Singapore? A Simple Guide for Buyers](https://www.patkoproperty.com/strata-landed-housing-in-singapore.md) - Strata Landed Housing in Singapore. What is it. How does it work. What are the pros and cons.
- [HUDC Flats in Singapore: What They Are, Why They Exist, and What You Must Know Before Buying or Selling One](https://www.patkoproperty.com/hudc-flats-singapore-guide.md) - HUDC flats are private property, not HDB — and the rules for buying and selling are completely different. Here is everything you need to know before you make a move.
- [Upcoming New Launch Condos in 2026](https://www.patkoproperty.com/upcoming-new-launch-condos-in-2026.md) - What are the Upcoming New Launch Condos in 2026 that you might want to look at ?
- [How Can I Be a Part-Time Property Agent in Singapore](https://www.patkoproperty.com/how-can-i-be-a-part-time-property-agent-in-singapore.md) - Everyone wants to be a property agent 😄 But for some, it is not possible to be a full time agent due to time and family commitments. And many want the safety of a full time job and then add some incremental income by becoming a part time agent. To become a part-time property agent in Singapore, yo…
- [CPF Property Pledging: Withdraw from Your RA, Eligibility and Does It Makes Sense](https://www.patkoproperty.com/cpf-property-pledging-withdraw-from-your-ra-eligibility-and-does-it-makes-sense.md) - CPF Property Pledging is a complicated topic but it is a very good way of extracting value from your property
- [Higher Occupancy Cap for HDB, Private Home Rentals Extended Until End-2028 to Meet Strong Demand](https://www.patkoproperty.com/higher-occupancy-cap-for-hdb-private-home-rentals-extended-until-end-2028-to-meet-strong-demand.md) - HDB and URA will extend the temporary relaxation of the occupancy cap for rental until 31 December 2028.
- [Review: River Modern at River Valley – The New Benchmark for Waterfront Luxury?](https://www.patkoproperty.com/review-river-modern-at-river-valley-the-new-benchmark-for-waterfront-luxury.md) - River Modern New Launch Condo. Buy or Not
- [HDB 2 Room Flexi — Is a Short‑Lease 2‑Room Flexi Flat Worth It?](https://www.patkoproperty.com/hdb-2-room-flexi-is-a-short-lease-2-room-flexi-flat-worth-it.md) - The HDB 2 Room Flexi is a good plan for people who might want to right size for their retirement
- [Simple Guide to Buying Commercial Property in Singapore](https://www.patkoproperty.com/simple-guide-to-buying-commercial-property-in-singapore.md) - Navigate Singapore's complex commercial property market with insider strategies that could save you millions in costly regulatory mistakes.
- [Faber Residence at Clementi New Launch : Coming Soon](https://www.patkoproperty.com/faber-residence-at-clementi-1km-to-nan-hua.md) - Faber Residence at Clementi New Launch. What are the top selling points. Do you care about the distance to MRT ?
- [The 4 New Launches at River Valley](https://www.patkoproperty.com/the-4-new-launches-at-river-valley.md) - River Valley has emerged as one of the most sought-after districts for premium residential developments, with four major projects set to reshape the landscape of this coveted enclave. These developments are River Green, Promenade Peak, Zyon Grand, and The Robertson Opus.
- [Seller Stamp Duty Increase in July 2025](https://www.patkoproperty.com/seller-stamp-duty-increase-in-july-2025.md) - Singapore's property market has just seen a significant adjustment on 4th July 2025 : the government has raised the Seller's Stamp Duty (SSD) rates on residential properties and extended the holding period for its application. These changes are effective for all residential properties purchased on…
- [Lyndenwoods New Launch Review](https://www.patkoproperty.com/lyndenwoods-new-launch-review.md) - Welcome to an in-depth review of the highly anticipated Lyndenwoods new launch, a groundbreaking residential project nestled within Singapore’s Science Park.
- [Singapore May Scrap 15-Month Wait-Out Period for Private Property Owners Buying HDB Resale Flats](https://www.patkoproperty.com/singapore-may-scrap-15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats.md) - Singapore considers removing the 15-month wait-out period for private property owners buying HDB resale flats, aiming to ease transitions and stabilize the housing market
- [Can You Retire Off Your Only Property](https://www.patkoproperty.com/can-you-retire-off-your-only-property.md) - Discover if relying solely on your property can sustain retirement, amidst hidden risks that might derail your plans.
- [21 Anderson: Exquisite Freehold Luxury in Prime District 10](https://www.patkoproperty.com/21-anderson-exquisite-freehold-luxury-in-prime-district-10.md) - 21 Anderson, a truly exceptional freehold condominium in Singapore's prestigious District 10, is set to launch in March 2025. It has just 18 exclusive units available and a targeted TOP date of July 2025.
- [Anagram Homes: Exquisite Landed Properties for Sale in Prime Kheam Hock Road](https://www.patkoproperty.com/anagram-homes-exquisite-landed-properties-for-sale-in-prime-kheam-hock-road.md) - Discover Anagram Homes, a luxury collection of landed properties in Kheam Hock Road, Bukit Timah. Explore detached, semi-detached, and terrace houses designed for multi-generational living.
- [Surge in October 2024 Private Home Sales](https://www.patkoproperty.com/surge-in-october-2024-private-home-sales.md) - October saw an amazing boost in home sales, with private residential units climbing to 738 sales. Find out why.
- [Singapore Property Cooling Measures on 20 Aug 2024](https://www.patkoproperty.com/cooling-measures-20aug24.md) - The latest Singapore property cooling measures on 20 Aug 2024 bring significant changes to housing grants and loan limits—find out how these impact you!
- [32 Gilstead : Freehold Large Format Condo in Newton](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton.md) - 32 Gilstead is a Freehold Condo with just 14 large format units of 4,000 sqf each. The condo is also 1 km to top primary schools
- [Why Pay an Agent when Buying HDB Flat](https://www.patkoproperty.com/why-pay-an-agent-when-buying-hdb-flat.md) - What are the reasons for paying for an agent's services when you are buying a HDB flat ? When is it a good idea to do so ?
- [Buying a Sub Sale Property in Singapore](https://www.patkoproperty.com/buying-a-sub-sale-property-in-singapore.md) - Why do we buy a sub sale property in Singapore ? What are the steps involved in buying a sub sale ?
- [Be Careful of Such Rental Scams](https://www.patkoproperty.com/be-careful-of-such-rental-scams.md) - There are many rental scams in the Singapore Property Market. Be careful and talk to your licensed agent if unclear
- [CPF ERS Amount Goes Up in 2025](https://www.patkoproperty.com/cpf-ers-amount-goes-up-in-2025.md) - In 2025, the ERS (Enhanced Retirement Sum) is going up from 3x the Basic Retirement Sum to 4x the Basic Retirement Sum.
- [Senior Singles no ABSD when right sizing](https://www.patkoproperty.com/senior-singles-no-absd.md) - In Budget 2024, ABSD concession for Singaporean married couples will be extended to single Singapore citizens aged 55 and above. This is to better support seniors who wish to right-size.
- [PPVC : Why does it matter in Singapore Properties](https://www.patkoproperty.com/ppvc-why-does-it-matter-in-singapore-properties.md) - PPVC method o construction : Why does it matter in Singapore Properties
- [Lentor Next Two New Launches : Lentoria and Lentor Mansion](https://www.patkoproperty.com/lentor-next-two-new-launches-lentoria-and-lentor-mansion.md) - As I highlighted in my article on 28th July 2023, Lentor Area : How Many GLS Sites Are There, there were two more sites that were won during the GLS sales but their names were not known. Lentor Estate continues its rapid development Regardless of which site, they are all in the same Lentor Estate d…
- [Watten House New Launch at Shelford Road Bukit Timah : Freehold Luxury Living within 1 km to Top Pri Schools](https://www.patkoproperty.com/watten-house-condo-new-launch.md) - Watten House is a freehold new launch coming up at Shelford Road, District 11, Bukit Timah. The Chinese name is 华登嘉苑.
- [Lentor Central site attracted two bids only](https://www.patkoproperty.com/lentor-central-site-attracted-two-bids.md) - Hong Leong is the winner of the exclusive Lentor Central Site, offering 475 private housing units
- [First Time Ever. Income Ceiling for Resale HDB flats](https://www.patkoproperty.com/first-time-ever-income-ceiling-for-resale-hdb-flats.md) - For the first time, there will be an income ceiling when you want to purchase a resale HDB flat. Only households and individuals with a monthly income of $14,000 or lower will be eligible to purchase "Plus HDB flats" and "Prime HDB flats" on the resale market in the future. Plus flats represent a n…
- [Summary of Housing Policies Changes from National Day Rally 2023](https://www.patkoproperty.com/summary-of-national-day-rally-2023.md) - Every year our dearest Prime Minister will make a most important political speech which is the National Day Rally. This year, a substantial number of changes on housing has been announced. Let's do a summary of the changes. Basically, despite all the mass of news (and pretty infographics), there ar…
- [Lentor Area : How Many GLS Sites Are There](https://www.patkoproperty.com/lentor-area-how-many-gls-sites.md) - Another day, another lentor launch. Over the weekend of July 8-9, the 598-unit Lentor Hills Residences recorded sales of 298 units (which is a very good 50% sales figure). And back in Sep 2022, GuocoLand sold 84% of units at Lentor Modern on launch day itself. And next up, there is a new launch at…
- [Singapore Boosts Private Housing Supply To Meet Surging Demand](https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand.md) - Singapore has recently implemented measures to address the increasing demand for private housing in the country. In response to the surging demand for housing needs, the Government has significantly increased the supply of housing units in the second half of the year. Key Takeaways of Increase in S…
- [New ABSD Rates for Foreigners in Apr 2023](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023.md) - After 1 year and 3 months since the last increase in ABSD for Singapore properties (the last change being in Dec 2021), today on 27th April 2023, we saw a new round of increase in ABSD (Additional Buyers' Stamp Duties). This was announced in the middle of the night by the Ministry of National Devel…
- [How to buy a New Launch Condo in Singapore](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore.md) - You might have seen more and more of such new launch condo advertisements in your social media feed. In 2023, it is believed that as many as 30-40 new launch projects are expected to unveil in Singapore. What is the whole buying process to buying a new launch condo in Singapore. What if you are als…
- [Budget 2023: Higher grant for first-time HDB resale flat buyers](https://www.patkoproperty.com/budget-2023-higher-grant-for-first-time-hdb-resale-flat-buyers.md) - There are now even higher CPF grants for first time HDB resale flat buyers following the announcement in Budget 2023 on 14th Feb 2023 (Valentine's Day, no less). The government will provide even more support for first-timer buyers to purchase resale flats. In particular, there will be an increase o…
- [Why Are Rental Costs Rising In Singapore](https://www.patkoproperty.com/why-are-rental-costs-rising-in-singapore.md) - While HDB flats are being sold for more than S$1 million, the rental market in Singapore is also heating up. Very drastic actually if you are closely monitoring the real estate market in Singapore regularly.
- [What is a HDB first timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer.md) - What is the difference between a HDB first timer and a HDB second timer ? Do you become a HDB second timer because you took the CPF grants ?
- [What to prepare before buying a Singapore property](https://www.patkoproperty.com/what-to-prepare-before-buying-a-singapore-property.md) - Buying a Singapore property is probably one of the biggest decisions in one’s life. It is not just the financial budgeting but also the need for some cool mental preparation way before that too. Here’s some guidelines on what to prepare before buying a Singapore property. Do Your Research First and…
- [15 months wait to buy HDB Resale](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale.md) - On 30th Sep 2022, the government introduced several drastic moves to ensure that HDB resale flats remain affordable for flat buyers, especially for first-timers. One of the moves is "15 months wait to buy HDB Resale". This can be seen from the context of two macro economics trends in the world and…
- [Property Rules for Primary 1 home distance priority admission](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission.md) - Assuming you have decided to be staying at a property within 1km of your child's desired primary school. That is a wise choice but what are some of the Property Rules that governs this 1km distance stay. These rules are set by Ministry of Education and it applies to HDB and private property (althou…
- [Condos within 1 km of good schools](https://www.patkoproperty.com/condo-within-1km-good-school.md) - Whether to move to condos within 1 km of good schools is always a topic of intense discussions and debates between parents. This is especially when some new launch condo like AMO Residences was sold out on the first day of launch and one key reason given was that AMO Residences is within one km of…
- [MOP for SERS changed from Apr 2022](https://www.patkoproperty.com/mop-for-sers-changed.md) - In the midst of all the news and controversial impact of the Selective En bloc Redevelopment Scheme (SERS) for Blocks 562 to 565 at Ang Mo Kio Ave 3, it is also worth noting that the MOP for SERS changed from Apr 2022. For those who have read my blog post, where I explained how MOP for SERS were. E…
- [CPF Basic Retirement Sum 2023 to 2027](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023.md) - On 18th Feb 2022, the Minister for Finance announced the 2022 GST Budget (Details here). As part of the budget, he also announced the CPF Basic Retirement Sum 2023 or in fact, all the CPF Retirement Sums from 2023 to 2027. So what are the figures ? CPF Basic Retirement Sum 2023 Let’s get this out o…
- [CPF Full Retirement Sum in the Past](https://www.patkoproperty.com/cpf-full-retirement-sum-in-the-past.md) - We are all probably familiar with the CPF Full Retirement Sum for the current period such as 2021 or even 2022. But what are the CPF Full Retirement Sum in the past ? What is the CPF Full Retirement Sum in 2022 For members who turn 55 in 2022, their Basic Retirement Sum (BRS), Full Retirement Sum (…
- [New ABSD Rates for Foreigners in Dec 2021](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021.md) - (Update in April 2023): A new round of ABSD has been announced on 27th April 2023. Read about them here. Hence this article is outdate :) And so it has happened....New ABSD Rates for Foreigners in Dec 2021... It was expected to be coming and it finally happened on 18th Dec 2021. There are now new A…
- [5 Important Checks Before Buying an Old HDB Flat](https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat.md) - The past year has been one of madness in the real estate world. Besides the ever growing prices of properties and the purchase of larger units for WFH (Work From Home) craze, there is also the issue of Covid affecting construction progress of new BTOs. As a result, many young Singaporeans are turni…
- [Single buying property in Singapore](https://www.patkoproperty.com/single-buying-property-in-singapore.md) - A single buying property in Singapore has a couple of choices. Let’s explore them in this article. But for a start, it is very important to define my “single” here. Let’s call him Bob. Bob is in deep thoughts about what he can do as a single buying property in Singapore. Bob is a relatively young p…
- [Do PRs in Singapore need to pay ABSD](https://www.patkoproperty.com/do-prs-pay-absd.md) - Do PRs pay ABSD ? That’s a common question from buyers of Singapore Properties. So do the SPR (Singapore Permanent Residents) pay ABSD (Additional Buyer Stamp Duty) ? Of course they do. As you are probably aware, PRs pay 5% ABSD for the very first property they purchased in Singapore. But there are…
- [Ten Common Questions on Executive Condos](https://www.patkoproperty.com/common-questions-on-executive-condos.md) - Update on 8th May 2026 : Read the latest changes to the EC scheme announced today ! The Executive Condominium (EC) Housing Scheme was introduced to provide an affordable option for Singaporeans who aspire to own private housing. I will try to share the answers to ten very common questions on Execut…
- [Can I use my CPF for Stamp Duty and other questions](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty.md) - My all time common question from clients is “Can I use my CPF for Stamp Duty (or Survey fees or Agent’s fees etc)”. This is quite understandable as financing is a key question during home purchases. I can personally understand that very well. I used my CPF to pay for almost everything relating to m…
- [Renting Out Your Whole HDB During MOP (Comes with a Price)](https://www.patkoproperty.com/renting-out-hdb-before-mop.md) - Is it possible to be renting out HDB before MOP (the end of the Minimum Occupation Period) ? In my previous article on the HDB MOP rules, it was mentioned that it is illegal to rent out your whole HDB flat. Do not lock one room, keep a key and try to rent it out. It is illegal. You can lose your HD…
- [What can my shophouse be used for](https://www.patkoproperty.com/ura-shophouse-use.md) - What can my shophouse be used for ? How do I know what are the approved use for my shophouse ?
- [Foreigners and ABSD in Singapore](https://www.patkoproperty.com/foreigners-absd-singapore.md) - “All foreigners who buy properties in Singapore has to pay 20% Additional Buyers’ Stamp Duties”. True or false ? The topic of foreigners ABSD Singapore is really confusing and can be a very important knowledge in the real estate agents’ skill set to help foreigners to buy properties in Singapore. A…
- [Can Foreigners Buy Residential Property in Singapore](https://www.patkoproperty.com/foreigners-buy-residential-property.md) - Can Foreigners Buy Residential Property in Singapore ? That is a popular question in real estate circle. We get this question of whether foreigners can buy residential property in Singapore very often. This is the case as interest rates remain low and political stability and social safety remains s…
- [MOP for SERS HDB. A Real Life Example & why is it important](https://www.patkoproperty.com/sers-hdb-mop.md) - What is the MOP for a SERS flat ? What does it matter when it comes to resale and rental
- [HDB MOP Rules aka what can I do or not do](https://www.patkoproperty.com/hdb-mop-rules.md) - Today I am going to talk about the HDB MOP Rules in a summary. This is after I received a few emails after my previous article on “buying a HDB flat after selling a private property”, to ask about the famous HDB MOP rules. I am guessing HDB rules are really a pain for many owners (and catching atte…
- [Buying HDB after selling a private property](https://www.patkoproperty.com/buying-hdb-after-selling-private-property.md) - Buying HDB after selling private property is a way for some elderly owners in Singapore to consider when closer to retirement age. As you grow older, you might not actually need a condo with facilities such as a swimming pool or a gym or tennis courts. You might instead prefer a simple small place…
- [In 5 years time, only $60,000 of HDB housing grants can be used](https://www.patkoproperty.com/60000-limit-hdb-housing-grants.md) - When you purchase a HDB resale flat, you can opt to obtain the HDB housing grants that the Singapore government will provide for you. This is subject to a few conditions including income limit of $14,000 (per couple as at Sep 2019). This helps to reduce the amount of monies that a young couple need…
- [Enhanced Housing Grant and young couples buying old HDB flats](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats.md) - What is EHG (Enhanced Housing Grant) and how does it help young couples who are buying old HDB flats
- [Changes in rules on old HDB leasehold flats and how it affects young couples](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple.md) - In May 2019, the government relaxed rules for older citizens looking to buy old HDB leasehold flats using more money from their CPF accounts. This was in response to the older HDB flat losing value due to the 99 years leasehold and how the original CPF rules make it difficult for older couples to b…
- [Exclusive Sale Agreement: What happen when owner sold the flat](https://www.patkoproperty.com/exclusive-real-estate-agreement.md) - In Singapore, you can sign an exclusive real estate agreement with a real estate agent to sell your property. The exclusive agreement is signed when “an estate agent is exclusively authorised or engaged by a prospective seller to introduce a buyer of residential property in Singapore”. The question…
- [HDB option period and unexpected non exercise of OTP](https://www.patkoproperty.com/hdb-option-period-and-non-exercise.md) - When selling a HDB flat, there is a fixed 21 days option period for the Option to Purchase. The HDB option period is 21 calendar days after the day of option issue day. This period includes weekends and public holidays. Say, an option to purchase (OTP) for a HDB flat was issued on 1st Feb 2019. The…
- [CPF Refund distribution in HDB Negative Sale](https://www.patkoproperty.com/cpf-refund-hdb-negative-sale.md) - When we sell a HDB flat, it usually entails a couple of “refunds” to be returned back from the sales proceeds. Unless you have originally paid for the HDB flat using cash, which would mean that you can take back all the sales proceeds in cash and not make any refunds (lucky you !). Else there are t…
- [Buying New Launch Condos as A Trust](https://www.patkoproperty.com/buying-new-launch-condos-with-trust.md) - Buying a new launch condo using trust method ? Does it still work today
- [Buying Singapore Property In Trust for Your Child](https://www.patkoproperty.com/buying-singapore-property-in-trust.md) - There is now much talk in Singapore about buying Singapore property in trust for your child (or even all of your children !). This could be due to a very interesting Bloomberg article on how parents in Singapore are buying property under trust for their children. The title of the article was pretty…
- [HDB Option Money and HDB Negative Sales](https://www.patkoproperty.com/hdb-option-money-negative-sales.md) - When a HDB owner sells his HDB flat, he first issues an option to purchase (OTP) to the buyer. This is a standard document that must be issued for the seller to facilitate the HDB resale process. What is HDB Option Money In exchange for the OTP and the 21 days (standard in all HDB sales), an option…

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