Passive Income from Property Starts with the Right Structure
No ABSD on commercial & industrial.*No Seller's Stamp Duty on commercial.
Personal name or company? The right structure can change your after-tax return.
*Applies to local and foreign buyers. BSD still applies. Industrial: SSD if sold within 3 years. General information, not tax advice.
Amelia Ng
CA, BBA (NUS) | Real Estate Salesperson
Second home vs. commercial unit: same $2M purchase
Second residential property, Singapore CitizenABSD $400,000
vs
Commercial or industrial propertyABSD $0
Illustrative. ABSD is 20% on a Singapore Citizen's second residential property (30% for the third and beyond) and does not apply to commercial or industrial property. BSD still applies to both. General information, not tax advice.
Business owner or investing for rental income?Commercial and industrial property, plus InvoiceNow, grants and pre-loan readiness checks for your company.
From 28 Jul 2026, private property owners buying a non-subsidised HDB resale flat without an HDB loan no longer face the 15-month wait-out period. The 30-month wait still applies to subsidised routes (grants, HDB loan, developer-sale EC). This follows two consecutive quarterly dips in the HDB Resale Price Index: -0.1% in 1Q and -0.3% in 2Q 2026 (Source: HDB, PropNex Research).
Your Take: HDB 15-Month Wait Removal
Do you think the removal of the 15-month wait-out period will have a positive impact on the HDB market?
Thank you for sharing your view.
What HDB flat owners think
Say their current HDB still meets their needs73.9%
Still hope to own a private home one day55.1%
Expect HDB resale prices to fall in the next 12 months (24.7% for private property)32.7%
Source: PropNex HDB Flat Owners Sentiment Survey 2026. Respondent expectations are sentiment, not a price forecast.
Download our research playbooks below to see how this policy impacts your buying or selling timeline.
RESEARCH GUIDE
HDB Buyer Strategy Playbook
An 8-page guide covering eligibility rules, the R.A.M. financial safety net system, and evidence-based entry strategy.
RESEARCH GUIDE
HDB Seller Exit Strategy Playbook
A 7-page guide outlining net proceeds calculation, a 5-check exit strategy framework, and replacement home planning.
Amelia Ng
CA, BBA (NUS) | Real Estate Salesperson
CEA Reg No: R073594C
Agency Lic: L3008022J
Prudent & Rational Real Estate Planning
Bringing a Commercial Finance Planning Mindset to Property Decisions
A real estate decision—whether for a family home or a commercial business asset—is one of the largest financial commitments you will make. It should be guided by rational planning, clear cashflow calculations, and strict affordability.
With 28 years in commercial finance, financial planning, and controllership across major Singapore companies (including StarHub and UOB), I look at real estate through a structured financial lens.
Instead of sales pitches or emotional pressure, I focus on applying multi-scenario cashflow modeling to your residential property decisions via Amelian Property, while delivering corporate asset planning through Amelian Advisory Pte. Ltd. My goal is to help you illustrate holding costs under different scenarios, understand interest rate sensitivity, and ensure your property moves actively minimise over-leverage while protecting your liquid reserves.
Commercial Cashflow Modelling
Structuring illustrative multi-scenario cash projections to understand holding power, repayment commitments, and asset replacement timing.
Prudent Risk Management
Illustrating how rate changes, CPF allocation limits, and cash safety nets affect your plan, to safeguard capital and avoid over-stretching.
Advisory Services
One adviser for property, tax and business
A Chartered Accountant (CA Singapore) with 28 years in commercial finance, and a registered property salesperson with PropNex. Start with a free conversation, with clear data and no sales pressure.
Buying, selling or leasing property?
Residential, commercial and industrial: new launches, resale and leasing, with the numbers and ownership structure looked at first. Property services are provided through PropNex Realty Pte Ltd.
Free Property Valuation
Comparative market analysis using recent historical caveats and bank valuation trends.
Free Tax-Aware Asset Planning
Structure your holdings with tax in mind: compare personal vs company ownership, stamp duties and rental income tax, then plan multi-property pathways.
Cashflow Illustration
Included in your consultation: an illustrative repayment table under different interest rate scenarios, with CPF limits and rental yield assumptions, so you know your numbers before you speak to a banker. Illustrative only; banks conduct their own assessment.
How it works
1
Discover
A free, no-obligation conversation about your goals, timeline and budget.
2
Illustrate
Cashflow and ownership-structure scenarios, so you see the numbers before you decide.
3
Act
Viewings, negotiation and completion through PropNex. For loans, you speak to your banker; introductions are available.
For business owners
Running a company? Start with Amelian Advisory.
Business owners buying commercial or industrial premises often have questions that come before the property: InvoiceNow, grants, loan readiness or setting up in Singapore. These services are provided by Amelian Advisory Pte. Ltd.
Provided by Amelian Advisory Pte. Ltd. (UEN 202638575M), which is separate from PropNex Realty Pte Ltd. Property services are provided through PropNex Realty Pte Ltd (L3008022J). For information only; not tax, legal or financial advice. Grant terms and eligibility are set by the relevant government agencies and may change.
13-storey office development with 122 office units in the Orchard / River Valley area.
99-year leasehold from 6 Dec 2023
Expected TOP 2029
D09 · Orchard / River Valley
Starting from $3.34M
Amelia Ng · CEA Reg No R073594C · PropNex Realty Pte Ltd (L3008022J). Areas are approximate. Starting prices are indicative, quoted before GST (payable on top at the prevailing rate) and subject to change, availability and contract.
Office units from $1.419m (+ GST)
COMMERCIAL OFFICE (D09)
TripleOne Somerset
Orchard
15-storey premium strata office building with 286 office units and 34 medical suites in the Orchard / River Valley area.
99-year leasehold from 1975
Completed
D09 · Orchard / River Valley
Starting from $1.419M
Amelia Ng · CEA Reg No R073594C · PropNex Realty Pte Ltd (L3008022J). Areas are approximate. Starting prices are indicative, quoted before GST (payable on top at the prevailing rate) and subject to change, availability and contract.
Grade A
Sale S$2.30m · Lease S$5,300/mth (+ GST)
COMMERCIAL OFFICE (D01)
Plus at 20 Cecil Street
CBD · Raffles Place
624 sq ft strata office unit in a Grade A commercial building at Raffles Place, partially fitted, with a private lift that opens directly into the unit.
99-year leasehold from 7 Dec 1989
Commercial: no ABSD or SSD; foreign and corporate buyers eligible
Amelia Ng · CEA Reg No R073594C · PropNex Realty Pte Ltd (L3008022J). Areas are approximate. Prices are guide prices, negotiable, quoted before GST (payable on top) and subject to contract.
Industrial
Available units from $2.688m (+ GST)
INDUSTRIAL (B1)
Space Nova
Tai Seng
High-spec B1 Industrial space strategically situated near Tai Seng MRT and key major expressways. Ideal for modern corporate tech, logistics, and light production.
Freehold B1 industrial building in the Macpherson / Braddell area.
Freehold
Expected TOP 1Q 2027
D13 · Macpherson, Braddell
Starting from $3.314M
Amelia Ng · CEA Reg No R073594C · PropNex Realty Pte Ltd (L3008022J). Areas are approximate. Starting prices are indicative, quoted before GST (payable on top at the prevailing rate) and subject to change, availability and contract.
Units from $842k (+ GST)
INDUSTRIAL (B2)
Gate+
Jurong
B2 industrial building in the Boon Lay / Jurong / Tuas area.
33-year leasehold from 27 Aug 2025
Expected TOP 2029
D22 · Boon Lay / Jurong / Tuas
Starting from $842K
Amelia Ng · CEA Reg No R073594C · PropNex Realty Pte Ltd (L3008022J). Areas are approximate. Starting prices are indicative, quoted before GST (payable on top at the prevailing rate) and subject to change, availability and contract.
The Spotlight Collection
Yesterday’s entry prices. Tomorrow’s completed assets. Secure the absolute final units before the next market price shift.
Interactive diagnostics, useful government planning portals, and interest rate updates.
QUICK QUESTION
Housing Policy: Higher BTO and EC Income Ceilings
From 24 Aug 2026, the monthly household income ceiling for families rises from $14,000 to $16,000 for BTO flats, and from $16,000 to $18,000 for new ECs (applies to EC projects with land tenders closing on or after 24 Aug 2026; earlier projects stay at $16,000). Source: MND/HDB, National Day Rally 2026.
How does this shift impact your immediate 12-to-24 month real estate strategy?
Thank you for sharing your plan.
What HDB flat owners prioritise in their next home
Transport access (MRT)77.0%
Reasonable price67.0%
Adequate space41.6%
% naming each among their top factors. Source: PropNex HDB Flat Owners Sentiment Survey 2026.
If you would like a view tailored to your situation, we can walk through your options.
BANK RATES & SORA BENCHMARKSAs at 29 Sep 2026
Latest Bank Rates (Reference Only)
Track current SORA averages and compare active fixed/floating rate packages.
1-Month SORA
1.27%
3-Month SORA
1.21%
6-Month SORA
1.14%
Package type
Bank
1st Year
2nd Year
Package
Hong Leong
1.65%
1.65%
Fixed rate
OCBC
1.70%
1.70%
Fixed rate
Maybank
1.70%
1.70%
Fixed rate
UOB
1.75%
1.75%
Fixed rate
HSBC
1.80%
1.80%
Fixed rate
DBS
1.80%
1.80%
Fixed rate
Request Complete HDB Rate & SORA Summary
Rates shown are as published by the banks and are indicative only; they are not an offer, recommendation or loan assessment, and banks conduct their own assessment. PropNex Realty Pte. Ltd. or its salespersons will not be responsible for any errors or omissions or for the results obtained from the use of this information. All information is provided with no guarantee of accuracy. If in doubt, kindly seek appropriate advice from your financial advisors or bankers before you make any property investment decisions.
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Lentor Enclave Masterplan
3-Part Field Walkthrough Series
Analyzing supply density, land cost basis differentials, and infrastructure integration within Lentor Township.
Direct transmission to CRM pipeline via Cloudflare Edge.
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