Kenny's Take
Three different property types, one consistent story this fortnight: resale sellers are the ones banking the big numbers, not new-launch buyers. Ghim Moh Link's 5-room ceiling has now moved three times since 2023, Bukit Timah's Berrima Road just handed its seller a $9.28 million profit, and even a Rivergate condo flip cleared $2.89 million — none of that came from a fresh launch. If you're sitting on a property you bought more than a few years ago, in HDB, landed or private, this is the week to get it properly valued rather than assume last year's number still holds. Meanwhile SORA staying flat at 1.12% means financing isn't the thing moving right now — the resale market is.
🏘️ Ghim Moh Link's 5-Room HDB Ceiling Climbs Again
- A 5-room flat at Block 22 Ghim Moh Link resold for $1.5 million ($1,234 psf) on a 1,216 sq ft unit — the block's third escalating high-water mark since 2023, after $1.223 million in March 2023 and $1.48 million in April 2026. Only 225 such 5-room units exist in the cluster, and the scarcity plus its District 10 location near Buona Vista keeps resetting the ceiling.
- The same fortnight also produced $1.49 million at Block 139B Lorong 1A in Toa Payoh, while Block 621A Tampines Street 61 was the most-transacted block with 9 deals — a reminder that mature-estate pricing power isn't confined to one town this month.
🏡 Bukit Timah Landed Banks a $9.28 Million Profit
- A detached house on Berrima Road in the Dunearn Estate sold for $14.88 million ($2,805 psf), netting the seller an estimated $9.28 million profit on a purchase price around $5.6 million — a roughly 2.65x return. Bournemouth Road topped the fortnight's landed transactions outright at $16.2 million ($2,507 psf), and Merryn Road added a further $1.3 million gain on its $12.68 million sale.
- Three landed deals with seven-figure-plus profits in one fortnight is a clear signal for clients weighing whether to sell now or hold: Bukit Timah's GCB-belt has had an exceptional multi-year run, and sellers who bought years ago are sitting on substantial paper gains worth actively reviewing.
🏢 Condo Resales Outpace New-Launch Momentum
- A Rivergate unit in River Valley resold for $4.67 million ($3,099 psf), a $2.89 million profit, while a Nouvel 18 three-bedder fetched $6.6 million for a $440,000 gain. Resale profits like these are happening even as new-launch volumes stay measured — Lentor Gardens Residences led absorption with 8 sales and Dunearn House with 5 over the same fortnight.
- The pattern across all three property types this fortnight — HDB, landed, condo — points the same way: holding and reselling is currently outperforming buying new. Clients sitting on older purchases across any of these categories have a good reason to get a fresh valuation.
🏦 Financing & Rates
- 3M SORA holds at 1.12%, 1M SORA at 1.08%–1.10% — no new print since 7 Aug; floating-rate home loans continue pricing around 1.9% p.a. all-in.
🔭 What I'm watching
- Thomson Reserve's VVIP preview date, still firming toward 12 September 2026 pending official developer confirmation.
- Verdun House's Expression of Interest, closing 21 September 2026 — a read on how freehold Farrer Park commercial stock is pricing against this fortnight's landed and condo resale strength.