About

Why I started writing about property

I am a Singapore real estate advisor. Most of my work is with homeowners who are somewhere in the middle of a decision — an HDB flat approaching or past MOP, an EC that has just become sellable, or a condo that has quietly built up more equity than the owners realised.

I started writing because the same questions kept coming up, and because the answers people were finding online were either too generic to be useful or written to sell something. The gap was not information. The gap was someone willing to sit down and go through the numbers for a specific household.

So that is what this site is: the explanations I would give you in a first conversation, written down properly, with the reasoning shown rather than the conclusion asserted.

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Madison Heng, Singapore Real Estate Advisor

How I work

What I believe about property decisions

Stated plainly, so you can decide whether we would work well together before you get in touch.

01
Start with the client's current position, not with a property.
02
A property decision is a cash-flow decision first and a lifestyle decision second.
03
If the numbers only work in the best case, the plan is not ready.
04
Say what is fact, what is analysis and what is opinion — and never blur the three.
05
The right answer is sometimes 'do nothing for now'. That answer is allowed.

The framework

The MOVE Method

The order I work through with everyone — whether they end up moving or staying put.

See how it works

Map your current position

Start with what you already own, not with what you might buy.

Outline your options

List every realistic path, including doing nothing.

Verify the numbers

Test each option against real figures, at stressed assumptions.

Execute with a plan

Sequence the transactions so you are never caught in between.

What I work on most

HDB and EC upgrading pathways
Sell-first versus buy-first sequencing
CPF usage, accrued interest and cash proceeds
Loan affordability under TDSR and MSR
ABSD exposure and decoupling considerations
New launch versus resale comparisons
Rental yield and holding cost analysis

Full professional profile

What you can expect

A first conversation where I ask more questions than I answer, because I cannot say anything useful until I know your actual position.

Numbers with the workings shown, so you can check them and argue with them. If I have made an assumption, you will see it.

A straight answer, including when the straight answer is that waiting is better, or that the property you have your eye on is not the right one.

No listings pushed at you afterwards, and no follow-up campaign. If you want to talk again, you know where I am.

Working with me — common questions

What does a first conversation actually involve?

You tell me what you own, roughly what you owe, roughly how much CPF you have used and what you are weighing up. I come back with your realistic proceeds, what you could borrow, what the move would cost upfront, and which options genuinely fit. If the answer is that this is not the year to move, I will say so.

Do I have to commit to anything?

No. Most of the conversations I have do not result in a transaction, and that is fine. Some result in a transaction two years later. Some result in someone deciding to stay where they are, which I regard as a perfectly good outcome.

Will I be added to a mailing list and sent listings?

You will not be sent listings. If you sign up for the newsletter you get an email when I publish something worth reading, and nothing else. You can ask me to delete your details at any point.

What if my situation is complicated?

Most of them are. Multiple properties, CPF used across two owners, an income that is mostly variable, a family situation shaping the timing — these are the normal case rather than the exception. Complicated situations are where mapping the numbers properly is worth the most.