News & guides
Market updates and plain-English guides from the Harborview SG team, published roughly monthly. All figures are illustrative and reflect policy as at the publication date — check with our agents or official sources for current rates.
Market update · 28 July 2026 · by Mei Ling Tan
Singapore property market: our H1 2026 review
The first half of 2026 was a steady, unspectacular market — which, for most of our clients, is good news. HDB resale prices across our focus estates rose about 2% over the half, with million-dollar flats still concentrated in central estates like Tiong Bahru and Bishan (our DBSS listing at Natura Loft, HRSG-006, is a typical example). Punggol and Woodlands remained the value story: our transactions there averaged S$640 per square foot.
On the private side, volumes were flat. Sellers who priced at valuation still found buyers within our 41-day average, but ambitious asking prices sat. East Coast (D15) held up best — units near the Thomson–East Coast Line stations continue to command a premium, which is reflected in listings like The Meyerise (HRSG-007).
Rents have stabilised after the 2023–24 surge. Landlords renewing leases this year should expect flat to slightly softer numbers; well-located two-bedders like Icon @ Tanjong Pagar (HRSG-017) still lease within three weeks.
Our take: if you're upgrading, the flat market is your friend — the gap between your sale and purchase prices is more predictable than it has been in years. Ask us for a free valuation to see where you stand.
Guide · 15 June 2026 · by Mei Ling Tan
ABSD in 2026: who pays what, explained
Additional Buyer's Stamp Duty is the single biggest number most buyers overlook. The current schedule: Singapore citizens pay nothing on their first residential property, 20% on a second, and 30% on a third or more. Permanent residents pay 5% / 30% / 35%. Foreign buyers pay a flat 60%, and entities 65% — regardless of how many properties they own.
Worked example: a citizen couple buying a S$1.5 million second property as joint owners would face S$300,000 in ABSD on top of roughly S$44,600 of Buyer's Stamp Duty. That's why timing matters — selling your first home before completing the purchase of the next (or claiming spousal remission where eligible) can legitimately bring ABSD to zero.
Two commonly missed points: nationals of some free-trade-agreement countries (including the USA and Switzerland) are treated as citizens for ABSD; and buying under a trust attracts the entity rate up front, refundable only under strict conditions.
Thinking of a second property? ABSD structuring questions are handled personally by Mei Ling Tan — book a consultation.
Guide · 20 April 2026 · by Daniel Koh
Your first HDB resale flat: a step-by-step checklist
Buying your first flat is mostly a sequencing problem. The order that saves you pain: (1) apply for your HDB Flat Eligibility (HFE) letter — nothing moves without it; (2) get bank loan pre-approval or opt for the HDB loan (both capped at 75% loan-to-value); (3) work out your grants — the Family Grant and Proximity Housing Grant can add up to meaningful five-figure support; (4) shortlist and view — check the remaining lease against your age, since it affects CPF usage and financing; (5) negotiate, pay the option fee (up to S$1,000), then exercise the option; (6) submit the resale application — completion follows roughly 8 weeks after HDB accepts it.
Budget beyond the price: Buyer's Stamp Duty, legal fees (about S$2,000–3,000), the valuation fee, and any cash-over-valuation, which must be paid in cash. Our buyer service fee for HDB resale is 1% of the purchase price, and we handle every step above including the HDB submissions.
Neighbourhood spotlight · 12 March 2026 · by Daniel Koh
Neighbourhood spotlight: Tiong Bahru
Singapore's first public housing estate is still one of its most liveable. The draw: 1930s Streamline Moderne walk-ups and post-war blocks five minutes from the CBD, a hawker centre that needs no introduction, and a café strip that somehow coexists with the wet market. The trade-off: older leases. Most flats here have 55–65 years remaining, which affects financing and CPF usage — we model this for every buyer before they offer.
Prices reflect the cachet: 4-room resale flats transact between S$600,000 and S$750,000 depending on floor and block. Our current listing at 88 Tiong Bahru View (HRSG-001, S$668,000) sits mid-range with a renovated interior. Rental demand is equally strong — walk-up units regularly lease to expats within a fortnight.
Three of our agents live in the estate, and we've closed over 120 Tiong Bahru transactions since 2013. See what's available.
Guide · 5 February 2026 · by Nurul Aisyah
First-time landlord? The five rules that matter
One: deposits follow the one-month-per-lease-year convention — collect it before handover, and document the inventory with photos. Two: the tenant pays stamp duty (0.4% of total rent for the term) but the agreement isn't valid protection until it's actually e-stamped with IRAS — we do this within three working days of signing. Three: if your tenants are on work passes, verify their validity and note occupancy caps; HDB whole-flat rentals additionally need HDB approval. Four: expect a diplomatic clause on 24-month leases — it's standard, not a red flag. Five: declare rental income to IRAS; it's taxed at your personal rate, and non-owner-occupier property tax rates (12–36% of Annual Value) apply to the property itself.
Our leasing service — tenant sourcing at half a month's rent per lease year, ongoing management at 5% of monthly rent — exists so you never have to chase any of this yourself. Full details on the services page.
Policy explainer · 8 January 2026 · by Mei Ling Tan
Property tax in 2026: what owners actually pay
January means property tax bills, and every year the same confusion. The tax is charged on your property's Annual Value (IRAS's estimate of its market rent), not its price. Owner-occupiers enjoy concessionary progressive rates from 0% to 32% — in practice, most HDB owner-occupiers pay little or nothing, and a typical owner-occupied mid-tier condo pays a few thousand dollars a year. Rent your property out, though, and the non-owner-occupier schedule of 12% to 36% applies instead — a difference landlords must price into yields.
Separate from annual tax: Seller's Stamp Duty (16% down to 4%) now applies within a four-year holding window for properties bought on or after 4 July 2025 — relevant if you're contemplating a quick flip, which the schedule is designed to discourage.
Not sure how a purchase changes your tax position? Talk to us before you commit, not after.