La Ville

Real Estate Consultancy

You may have questions on property investments as below,

Property market direction?

Property location to live or invest?

Is this the time to buy, sell or rent properties?

Properties with good values, rental and potential upside?

We smoothen your property investments journey, optimise your property investment values and financial returns for your choice property, Singapore. For new launches, luxury developments, executive condo (EC), resale condo, apartments, en bloc properties, mixed developments, integrated developments, terrace houses, cluster houses, landed or good class bungalow (GCB) properties, Singapore.

Downtown living, urban living, living amidst nature, city fringes, outskirts properties, mature estates, non-mature estates, popular estates and popular districts. We will share with you the undervalued properties/developments and the pitfalls to look out for. We can help to buy low and sell high within the same time frame for the same property type, property status and location.

There are always financial risks involved in the purchase of real estates or property investments. Nobody knows for sure the property market direction. The past historical property records, property trends and tracking will not determine the present or future direction of property market. There are many variable factors that will affect the property prices and values. We need to be familiar with the property market, property sentiments, property cooling measures, government policies, property rules and regulations to make a judgemental call if to buy, sell or rent properties. If we need a permanent place to stay where we called home, then it is best to buy a property within your budget. If it is for property investment, you may invest in property when there is market fear and to sell on strength. Property entry and exit strategies are both an art and science in property investment.

Urban Redevelopment Authority (URA) has divided Singapore into three main regions: Core Central Region (CCR), Rest of Central Region (RCR) and Outside Central Region (OCR). These regions contain all 28 of Singapore districts.

Locally, our Singapore household income growth, median income, median home prices, population growth, ageing populations, demographic trends do affect supply and demand of property segments which create buyer’s and seller’s property markets. Singapore property market sentiments, Singapore residential property market outlook, Singapore private property price index are amongst the property guides that may hint at housing market’s property direction.

Singapore remains one of the priciest places to live. Hong Kong, Switzerland (Zurich), Japan (Tokyo), France (Paris), South Korea (Seoul) and United States (New York) are amongst the top 10 most expensive places to live https://www.forbes.com/sites/jwebb/2017/11/30/singapore-is-still-the-most-expensive-city-in-the-world/?sh=51060249c5e9

Singapore new launch properties listed are of three major categories, new launches in all districts, potential en bloc properties and resale properties, Singapore. They are mostly private residential properties for sale, Singapore.

Singapore new launches include new launch condo, new condos for sale, new affordable condo, new luxury condo, new executive condo (EC), new property, new projects, new house, new cluster house, new apartments, new penthouse, new landed, new bungalow, new good class bungalow (GCB), new mixed developments, integrated developments with Mall, MRT and air-con bus interchange or upcoming new private residential properties.

We have listed a comprehensive list of new homes for sale, condo, landed and project launches in Singapore, complete with floor plans, prices, photos, video and virtual tour. We have featured top new condo launch Singapore, prime land, prime properties Singapore, upmarket residential from leasehold to freehold condominiums in prime and non-prime districts. Keep updated in the new property launches and developments, Singapore.

Cheapest new launch condo in Singapore, new freehold condo launch, rare freehold condo, new launch condo near MRT, upcoming condo launch, luxury new launch, luxury freehold developments, new property launch, boutique apartment, service apartment, executive condo (EC) in Singapore, direct developer sales, direct developer prices, special VVIP discounts, no agent fee, no commission real estate agent for condo new launch and variety of new launch properties, Singapore. Explore new and exciting offerings from Singapore property developers and their appointed world-renowned architects.

Listed en bloc potential properties are taken from past en bloc failed attempts. En bloc properties listed may not have potential en bloc. Do consult your real estate agents, real estate marketing agency or property guru for any new launch, en bloc, resale or real estate matters.

En bloc potential properties are mostly older developments of more than 25 years. The design and appearance of the projects are old and the plot ratio is normally not fully utilised. The allowable plot ratio across Singapore island under the Urban Redevelopment Authority (URA) master plan is at https://www.ura.gov.sg/maps/?service=MP

Resale properties listed are mostly newer private residential properties and older potential en bloc properties. Resale home transactions can be made simple and cost efficient. Most real estate agents give free consultation and only charge agent commissions upon home sold.

For property buyers/sellers or investors, this property platform Singapore is good for your property search, exchange of property ideas on property prices, property values, property valuation, property location, MRT location and other property matters.

Viewing of property of Singapore new launch, resale and en bloc potential properties at the physical show flats, actual units or virtual (VR) viewings/tours. Either way, it gives you the tranquillity feeling and elegant ambiance in real.

For Singapore private residential property transactions with caveats lodged or options issued within last 60 months, Singapore property transacted prices, you may refer to URA private residential property transactions, https://www.ura.gov.sg/realEstateIIWeb/transaction/search.action

Property buyers and real estate investors do look for properties of good value, good location, good unit layout, good rental yield, ready tenants and upside potential. Properties suitable for own stay, investments and HDB or private property upgraders. With new launches, resale properties, bank auction sales and Temporary Occupation Permit (TOP) projects, there are wide range of property selections in all locations and districts, leasehold and freehold properties, concierge services, in-residence dining, precinct design, sea view, seaside, seafront properties and waterfront homes with upscale fixtures and fittings that suit your lifestyles, needs and budget. Choice Singapore new launches, executive condominiums (EC), resale condominiums and apartments from studio, 1 bedroom, 2 to 4 bedrooms, en suite to penthouses and dual key units.

Local and foreign property buyers have asked if leasehold or freehold properties are valued property that give good and better rental yields, potential upside and financial returns on investments. Many are concerned on the real estate huge upfront cash, return on investment (ROI) in real estate, movements in the fixed/variable bank loan interest rates, bank loan quantum, loan to value, mortgage affordability, maximum mortgage loan under MAS regulations, financing real estate purchase, real estate financial calculations, monthly repayment, cash flow, property conveyancing fees, sale and purchase agreement terms, house valuation, use CPF or cash to buy properties, maintenance & sinking funds and property entry/exit strategies.

Age of borrower and number of borrowers affect the borrowing loan quantum. Some has asked on the property market values, property valuations, property market direction, en bloc potentials, Additional Buyer’s Stamp Duty (ABSD), Seller’s Stamp Duty (SSD) and legal matters. Multiple property owners or 2^nd property buyer may be interested in commercial, retail, shops, offices and industrial properties as these properties have no ABSD.

Potential rental yields and capital gains are the property investment returns and financial rewards on capital invested. Age of property matters especially if its leasehold as technically, it becomes zero value at the end of its property lease life. Freehold properties are valued about ten percent higher than its similar leasehold property types in the same location.

For property buyers and investors, it is good to know the built environment, property integrated design that adopts total building performance and sustainability. Its structure, facade, building materials, mechanical & electrical and interior systems. The indoor environmental quality is very important which include the thermal performance, lighting performance, acoustic performance and indoor air quality. In the architectural design (its form, shape, orientation, massing) will have bearing on the heat transfer mechanisms in buildings. All these would sustain the smart and green building energy performance in totality. Well maintained buildings will cost lesser on maintenance costs in the long term. It can also hold its property values better.

We connect the property stakeholders, share on property trending information, property transactions, property transacted rental and sale prices, high/low property prices, per square foot (psf) and property investment strategies. Reputation of property developer matters. We do property comparisons in your choice property type, property status, location, tenure and budget.

The key attributes for property comparisons are the property type, property location, price, tenure, surrounding amenities and transport links such as convenient access roads, bus interchange and MRT. To compare Singapore properties, buyers/sellers and investors do look at who are the Singapore property developers, the unit price (psf), unit layout,  unit mix, number of units, ceiling height, interior decor, project design, project facing, district, address, tenure, smart home system, smart enabled home, themed playgrounds, facilities, proximity to schools, education and medical hubs, nearby shopping malls, F&B outlets, en bloc potentials, plot ratio, land size/shape, site area, temporary occupation permit (TOP) and future developments of the properties compared.  Comparisons of properties are common amongst property buyers and investors.

Affordable prices, lifestyle living and luxury developments. Many of the Singapore properties are near shopping malls, amenities, bus interchanges, MRT and future MRT lines. https://www.lta.gov.sg/content/ltagov/en/getting_around/public_transport/rail_network.html

For our potential property buyers, there are cheap and good property units available at below property market values. Undervalued properties are our targets. Property sellers could be on distress sales, urgent sales, divorce sales, bankruptcy, auction sales, financial distress, financial insecure, emotional, family issues, medical reasons, change in financial plans, change in real estate risk appetite or risk tolerance, alternative investments, property asset-rich to cash-rich, switching to retirement property, migration, etc. There are investment opportunities for home worth, good buy units for our potential property buyers.

Likewise, if you are a property seller or for sale by owner (fsbo), we could assist in the property listing, real estate listings, to sell your house worth higher than property worth value. You may find a real estate agent, real estate professionals, a realtor who could share on home staging tips, tips to sell your house, open house, innovative advertising and real estate marketing plan. There are property buyers who need to buy property urgently for their matrimonial homes, children, kids to gain admission to nearby good primary schools, best schools nearby or even fengshui reasons.

Lack of property market information, lobsided property views, property locations, property conditions or different property mindset could swing a buyer or seller views on property market values. All these partly explain the range of property prices transacted. Economic, government property policies, government land sales (GLS) https://www.ura.gov.sg/Corporate/Land-Sales and property market sentiments are important elements in shifting forces if it is a buyer’s or seller’s property market.

For own stay or investment, property location and price are two main deciding factors.

For foreign property buyers, investors and expats, many search for popular districts, popular estates, best places to stay, Singapore prime and non-prime properties, prime land at prime district 9 properties (Orchard and River Valley), prime district 10 properties (Tanglin, Bukit Timah and Holland), prime district 11 properties (Newton and Novena) and prime district 15 properties (East Coast and Marine Parade). For non-prime district 5 properties (Buona Vista, West Coast and Clementi New Town) and non-prime district 19 properties (Serangoon, Hougang, Sengkang and Punggol) are also popular amongst expats, foreign property buyers and local buyers.

Below are some useful information for potential immigrants to our Singapore city. Foreign investors, foreign property buyers who are interested in Singapore properties, Singapore property market, Singapore investments and all about Singapore;

a) Singapore heritage NHB https://www.nhb.gov.sg/

b) Connect with Singapore EDB https://www.edb.gov.sg/

c) Experience Singapore STB https://www.visitsingapore.com/en/

d) Singapore racial harmony and social cohesion PA https://www.pa.gov.sg

e) Registration of Property transactions, Singapore SLA https://www.sla.gov.sg

f) Regulates Singapore’s real estate agency industry CEA https://www.cea.gov.sg/

g) Safe Singapore (Immigration and registration services) ICA https://www.ica.gov.sg/

h) Official online communication platform, Singapore government https://www.gov.sg

i) Information and public communication policies, Singapore MCI https://www.mci.gov.sg/

j) Public housing authority, Singapore HDB https://www.hdb.gov.sg/cs/infoweb/homepage

k) Singapore global city of knowledge, culture and excellence MND https://www.mnd.gov.sg

l) Getting around Singapore LTA https://www.lta.gov.sg/content/ltagov/en/getting_around.html

As your reliable and trusted real estate consultants and being property investors for many years, we can assist you in your local or overseas property purchases, sales and investments. We can discuss on property matters such as Real Estate Economics, Real Estate Finance, Real Estate Markets, Real Estate Developments, Real Estate Valuation, Real Estate Marketing, Real Estate Entry & Exit Strategies, Real Estate Acquisition, Real Estate Lifecycle, Real Estate Education, Real Estate Portfolio & Asset Management, Real Estate Investments Trusts & Property Funds, Real Estate Global and any Real Estate matters.

Beyond Real Estate, we can also discuss on Building Performance & Sustainability in our built environment. These include integrated building design, green building integration and evaluation, building operation and maintenance of building systems, building energy performance, smart buildings, green buildings, green facilities management, advanced building materials and structures, data science for built environment, building microclimate design, occupant wellbeing, urban planning, greenery and design, managing large facilities such as airports, institutional buildings and malls.

In totality, it encompasses all real estate matters, building performance and sustainability with planning, building process, green building integration, building energy, decarbonisation, architecture and built environment, in progress towards Singapore smart nation building.

To add values for property clients, we have extended services on building renovations, minor repair, interior design, home plumbing, painting, water proofing www.waterleaksolutions.sg filtered water www.waterfilters.sg alkaline water, soap art workshops www.soapart.sg art workshops www.atasworkshops.com resin arts www.resinart.sg team bonding, amazing race, virtual online art activities and fun workshops for all ages, kids and adults,  www.virtualonlineteam.com

We help to match happy property buyers and sellers. In search of your DREAM HOME, contact us now.

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