Market Snapshot
Three numbers that matter this month:
| Indicator | This Month | vs Last Month |
|---|---|---|
| Private resale volume | ~3,200 units | ↑ 11% QoQ |
| HDB resale median price | $580K | → Stable |
| New launch take-up rate | ~68% | ↓ from 74% |
Resale activity is picking up as buyers who held off post-SSD hike re-enter the market. New launches are seeing softer take-up — partly because buyers are being more selective, partly because resale offers better value in several districts right now.
Featured Insight: The SSD Hike Is Changing Seller Behaviour
Since the Seller’s Stamp Duty was tightened on 4 July 2025 — holding period extended to 4 years, rates up to 16% in year one — we are seeing a clear shift in how sellers approach the market.
What’s changed:
- Sub-sale listings (selling before TOP) have dropped significantly. The 16% SSD on year-one disposals makes flipping new launches uneconomical for most.
- Sellers who bought in 2022–2023 (now 3–4 years in) are testing the market more actively, knowing they are just at or past the 4-year mark under the new regime.
- Buyers have more negotiating room in the resale market — the urgency to “lock in before prices move” has eased.
What this means for you:
- If you are an upgrader planning to sell your HDB and buy private, the resale condo market is a solid hunting ground right now. Less competition from flippers means more genuine units to compare.
- If you are a seller who bought before July 2025, double-check your purchase date against the old SSD regime (3-year hold, up to 12%). You may have more flexibility than you think.
Policy Update: No New Cooling Measures in Budget 2026
The Singapore Budget presented in February 2026 did not introduce any new property cooling measures. ABSD rates remain:
- Singapore Citizens: 0% (1st), 20% (2nd), 30% (3rd+)
- PRs: 5% (1st), 30% (2nd), 35% (3rd+)
- Foreigners: 60% flat
No changes to BSD tiers either. The government’s stance appears to be “wait and monitor” following the July 2025 SSD tightening. The next policy trigger point to watch: if private resale prices rise more than 3–4% in a single quarter, a new round of cooling is likely.
Tip of the Month: Check Your MOP Date Before You Start
If you are an HDB owner thinking about upgrading, the single most important number to pin down is your MOP completion date — not the year you bought, but the exact date you collected your keys.
Two flats bought in the same month can have MOP dates months apart depending on when keys were collected. And if yours is a PLH flat (launched from 2021 in prime estates), your MOP is 10 years, not 5.
How to check: Log in to my.hdb.gov.sg → My Flat → Purchase Details. Your key collection date is listed there.
Once you know that date, you can work backwards to plan your sale timeline, bridging period, and ideal private launch target.
On My Radar This Month
Districts where I’m seeing solid upgrader activity and good value in the resale market right now: D19 (Serangoon / Hougang), D20 (Bishan / Ang Mo Kio), and D22 (Jurong). Resale condos in these areas are transacting at reasonable psf relative to recent new launch benchmarks, and rental demand is stable.
If you are eyeing any of these districts, let me know — I can pull the latest URA transaction data for specific projects.
Have a question about the market or your own situation? Reply to this email or WhatsApp me directly.