Selling a home
Whether it is a flat with west sun and original condition, or a large-format unit nobody seems to want — the job is the same: find the buyer who values it, and negotiate from a position of evidence.
Home/Services
Services
The work behind
the transaction.
Six services I run on every file — from the first financial model to the tenancy agreement. Not a menu of promises, but the actual process.
01 — 06
What you actually get
01Timeline
Timeline planning
For most Singaporeans the risk is not the price — it is the gap. Selling before buying, or buying before selling, creates a window where you either pay for two homes or have nowhere to live.
We map the full sequence: HFE application, HDB resale submission and acceptance, the resale completion period, option exercise and completion on the purchase side, extension requests, and rental overlap if needed. Every date is worked backwards from your hard deadline, so you know exactly when each decision must be made.
02Numbers
Financial calculations
A model of your actual position, not a rule of thumb. We work through maximum affordability under TDSR and MSR, loan-to-value tiers, CPF Ordinary Account usage and the limits on it, cash outlay including the option fee and stamp duty, ABSD where applicable, legal and agent fees, and the monthly holding cost once you own it.
The output is a single page you can take to a bank or a spouse: what you can spend, what it costs you in cash, and what happens if rates move or you need to sell in three years.
03Condo
Condo analysis
Two units in the same development can perform completely differently. We look at stack and facing, floor level, the specific view corridor that will or will not be blocked by future development, entry psf against genuine comparables rather than asking prices, rental yield at realistic rent, exit liquidity for your unit type, the developer's track record on quality and handover, and the maintenance fee burden.
For new launches, this is the analysis that separates a genuinely well-priced launch from a well-marketed one.
04Offer
Negotiation strategy
Price is only one of the terms. Option period, completion date, extension, rental-back, repairs, inclusion of fixtures and furniture, and the financing condition all carry real money. We build a structured position before any offer is made: your target, your walk-away point, what the other side most likely needs, and the sequencing of concessions.
On the sell side, that means creating genuine competitive tension rather than accepting the first reasonable offer. On the buy side, it means knowing when to move and when to let a unit go.
05Rental
Rental guidelines
Guidance grounded in what units in your development actually achieve, adjusted for floor, facing, condition and furnishing. We set a realistic asking rent and a defensible floor, then manage the tenancy properly: tenant screening including employment and pass status, diplomatic clauses, security deposit and stamp duty, handover condition with photographic inventory, and the air-conditioner servicing and minor repair clauses.
For landlords, this is the difference between a tenant who stays three years and one who leaves in eight months.
06Launch
New launch advisory
New launches are sold with the best marketing in the market, which is exactly why they need independent analysis. We look at land cost and the break-even price, launch psf against surrounding resale, the actual unit mix and which stacks are compromised, the developer's pricing strategy across phases, the lease decay position, and whether the growth story being told is supported by supply and infrastructure rather than by the showflat.
Sometimes the honest answer is that you should buy resale instead. I will tell you that.
Who I work with
Four situations,
four different jobs.
Buying a home
First home or right-sizing. We establish affordability first, then filter hard. My value to you is the units I talk you out of as much as the one you buy.
HDB to condo upgrading
The most common financial mistake I see. Sequencing, ABSD timing, CPF refund on sale, bridging and the period between the two transactions all have to be planned together.
Investment & portfolio
Yield against appreciation, when to recycle capital, refinancing windows and the ABSD cost of holding more than one property. Several clients have me manage their portfolio after the first purchase.
“I've seen clients leave money on the table when selling, or stretch themselves until owning a home becomes a source of stress instead of joy. That is what this process exists to prevent.” Zack Wong
Questions
Before you
get in touch.
If your question isn't here, just ask — WhatsApp is the fastest route.
Ask on WhatsAppDo you charge for a first consultation?
No. The initial review — valuation, affordability, or a view on whether to move at all — is free and carries no obligation to list or buy through me.
Is your commission negotiable?
Commission is discussed openly at the start, in writing, before anything is signed. What I will not do is quote a low number and recover it later through a lower sale price.
Do you handle both HDB and private property?
Yes — HDB resale, condominium, executive condominium and landed, for both sale and purchase, plus rental for landlords and tenants.
Can you help if another agent has already failed to sell?
That is a familiar situation — the Jalan Salang landed sale closed above bank valuation after other agents had tried and failed. It usually comes down to pricing logic and buyer targeting, not effort.
How quickly can you start?
Usually within a few days for a consultation. If you are working to a deadline, say so in your message and I will prioritise it.
Start here
Tell me where
you are.
Selling, buying, renting out, or just trying to work out what you can afford. One message is enough to start — and there is no obligation attached to it.