NOTG - Nuggets on the Go by PropertyLimBrothers

#149 Why Property Can Outperform Other Asset Classes

How do you make sure your capital actually works for you—and doesn’t just sit idle or worse, lose value? This episode takes a realistic look at opportunity cost, comparing the potential of real estate against dividend-paying stocks, fixed deposits, and other asset classes. It challenges the assumption that property always performs, and instead asks: when does it truly outperform?
 
Melvin Lim from PropertyLimBrothers explores whether a $500,000 paper margin gain is still achievable in the current market, and what strategies can make it possible. He breaks down common traps like stagnating assets, explains the impact of lease decay, and shares how quadrant-based property selection can change your long-term results. Through examples like penthouse plays and timing your asset exits, this is a strategic guide to deploying capital with intention.
 
If you’re rethinking where to invest in 2025 or comparing real estate to other vehicles, this discussion offers grounded, practical insight.
 
00:00 Hook (Opportunity Cost of Investing)00:17 Intro00:35 $500K Quantum paper margin gain01:59 Main Title = "Is $500K still possible?"02:06 4 Classes of Prosperity Investing07:17 4 Types of properties08:44 Imagine your property Stagnates11:00 Strategy 1: Go Big or Go Home23:58 Invested for Buyers - Rio vista 3+Study penthouse27:03 Strategy 2: Go Stronger but be Careful of the Exit Quantum33:47 Sneak Peek of Episode 2833:58 Outro

#148 Singapore Property Frameworks Every Buyer Should Know

With mortgage rates falling below 2%, property investors face a crucial decision point. Acting too slowly can result in missed opportunities, while premature moves risk capital loss. The ability to preserve capital — not just generate returns — is the first test of any sound investment. In a market shifting back toward seller dominance, understanding timing and asset strength becomes essential.
 
Melvin Lim from PropertyLimBrothers introduces a six-step framework designed to help investors create property liquidity events with strategic clarity. He breaks down how to assess risk, identify assets with larger exit audiences, and navigate tax inefficiencies such as ABSD. Through practical examples, Melvin explains why waiting for price gains may actually lead to net losses — and how switching into a stronger asset early can unlock long-term upside.
 
This conversation offers a grounded approach to decision-making in an environment shaped by rate cuts, shifting buyer sentiment, and rising liquidity. If you're planning an upgrade, exit, or portfolio restructure, the insights shared here are both timely and actionable.
 
00:00 Intro00:55 The Buying Power Triangle01:41 The $4.5 Million sweet spot03:00 Strongest seasons for property buying and the Equity Triangle04:50 Andrew & Zi Yi Property Journey and portfolio growth (Risks of Active Income and the importance of Passive and Asset Income)10:59 The TLC (Tenure, Leverage, Capability) Triangle13:42 Pre-Catalyst Opportunity16:11 The "PSF Play"19:46 The "Region Play"21:09 Purchase tips for CCR Freehold Resale Condos21:23 Upcoming Launches in CCR and RCR21:33 Penrith new launch breakdown and performance of surrounding condos (Sterling Residences and Queens)25:27 Northern Region opportunities for sub-$1.65 Million 4-Bedroom resale condos

#147 The 6 Steps to Making Smart Property Investments

With interest rates dropping and market conditions shifting, now is the perfect time to reassess your investment strategy.
 
In this episode of Nuggets On The Go, Co-Founder and CEO of PropertyLimBrothers, Melvin Lim reveals how you can potentially earn 300K in profits while avoiding a costly 100K loss.
 
Learn the six essential steps for successful property investment, with a focus on capital preservation, tax efficiency, and identifying high-growth opportunities. Discover how to decide between investing in older properties for cash flow or targeting high-growth assets like landed homes and condos. Plus, understand how to select properties with a larger exit audience and avoid those at risk of stagnating in value.
 
Whether you're just starting your property investment journey or have years of experience, you'll find practical strategies to help you navigate today’s market and maximise your returns.
 
00:00 Intro02:17 Trends, Risks, Opportunities Triangle04:35 Seasons Profiles and 6 -Step Framework05:52 Graph: Cooling Measures vs Property Indexes06:30 Growth and Rental Speed Quadrants07:10 4-Quadrant Investment Matrix13:25 Growth and Rental Speed Quadrants (Continued)14:44 Graph: Proportion of Transactions Sold within 3 years and Average Holding Period between years 2000 to 202415:02 Brief intro into CEO Melvin's Career and Credentials15:54 Info on 1-on-1 consultation visits16:12 Trends, Risks, Opportunities Triangle (Continued)17:05 The FOMO (Fear Of Missing Out) Index18:54 Graph: Federal Monetary Policy vs Property Price Index from years 2002 to Q1 of 202520:30 The shift from Buyer's Market to Seller's Market for 2025 to 202622:24 When to switch to a Stronger Asset, and when to switch to a Weaker Asset28:02 Teaser for next episode28:31 End Credits

#146 Refinancing in 2025: Strategic Move or Missed Opportunity?

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers breaks down the mechanics behind mortgage interest structures, refinancing opportunities, and how progressive payment schemes compare with tenanted resale investments.
 
By using a detailed cost analysis of a $2.35M property, Melvin explains how refinancing at the right time can optimise the principal-to-interest ratio and accelerate loan repayment. He also introduces the “three investor” framework—where the buyer, the bank, and the tenant each play distinct roles in wealth generation. With examples tied to both new launch and resale purchases, this episode offers clarity on how payment structures can impact long-term returns.
 
If you're reviewing financing options or weighing the real returns on investment properties, this episode offers grounded perspectives.
 
00:00 – Teaser00:55 – Should You Refinance at 1.5%?02:18 – Principal vs Interest: What’s Really Changing03:00 – The 'Set-and-Forget' Property Strategy03:44 – Understanding Bonus Buyer Demand After TOP04:48 – Progressive Payment vs Immediate Rental05:26 – New Launch vs Resale: Interest Cost Breakdown06:01 – The Three Investor Framework Explained07:09 – Property Investment Case Study: $2.35M Example08:20 – Capital Deployment and Stamp Duty Breakdown08:55 – 4-Year Loan Projection: Principal vs Interest10:09 – Tenant-Paid Principal: Building Equity Over Time10:54 – Projected Capital Gains and Return on Investment11:39 – The Power of Loan Structure and Leverage12:05 – Final Thoughts on Strategic Property Planning

#145 Singapore Property Forecast 2026

The future of Singapore's property market is shaping up to be a dynamic one, with key shifts expected by 2026. A central topic is whether the government will relax the ABSD (Additional Buyer’s Stamp Duty) for foreign buyers, which has been a major factor in the country’s recent drop in rankings for millionaire migration. This could significantly impact the appeal of Singapore as an investment destination for wealthy individuals.
 
Long-term price forecasts suggest that property prices, especially for landed homes, will continue to rise in the coming years. With projections showing substantial growth in HDBs, landed properties, and condos, the limited supply of landed homes positions them for significant appreciation. In this episode of Nuggets on the Go, Melvin Lim dives into these trends and what they mean for investors and homeowners.
 
Additionally, the effects of cooling measures and TDSR regulations on property sizes and market behaviour are explored. As new projects come to market in 2026, understanding these regulatory impacts and market shifts is key to making informed investment decisions in the evolving landscape.
0:00 – Relaxation of ABSD for foreigners?0:12 – Property market growth forecast1:03 – 2026 property market update1:49 – How to get more project info2:04 – DBS and Henley migration reports3:01 – ABSD impact on foreign buyers5:03 – Population growth & property demand6:49 – Private property supply forecast8:20 – Why landed properties are key9:50 – Capital gains on landed homes10:30 – Property size shift post-TDSR14:30 – Decentralisation & urban renewal18:00 – Property size changes post-201322:03 – New PSF benchmarks by 202624:19 – Rising land prices & developer strategies25:43 – Gold price impact on property28:11 – Navigating potential cooling measures

#144 The 3-Investor Strategy Behind High-Yield Property Returns

A $2.35M investment property sets the stage for a clear-eyed case study on how loan structuring and tenant-backed income can deliver meaningful returns over four years. With just $900 a month in owner contribution, the breakdown shows how two co-investors — the bank and your tenant — can effectively build your equity while keeping cashflow disciplined.
 
Melvin Lim from PropertyLimBrothers dives into the numbers, sharing how interest rate strategies like going floating first can work in your favour. From upfront costs to monthly instalments and eventual exit value, this episode lays out a practical roadmap for anyone looking to scale through real estate investment.
 
If you’re exploring property as a mid-term vehicle or planning your next move after HDB, this episode offers grounded, actionable insights.
 
 
 
 

#143 What does it take to grow from HDB to $6.5M in value?

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers explores how to move from a modest property base—say an HDB or BTO—for a disciplined real‑estate portfolio that can grow meaningfully over decades. They introduce the concept of the Equity Triangle and walk through a real‑world case study of how a family scaled from roughly S$800 k in property value to about S$6.5 million by combining utility assets (for stay) with investment properties, and carefully calibrating leverage and timing.
 
They emphasise key strategic themes: choosing asset classes you understand, avoiding over‑diversification that undermines discipline, leveraging “set and forget” real‑estate instruments with appreciation potential, and recognising the co‑investor model where the bank and tenant help you expand. By age 55,  you may want freedom and choice—and this episode shows how the journey can begin with one stay‑home and one rental property.
 
0:00 – Teaser0:51 – The Starting Point: BTO, Resale HDB or Private Property1:34 – Growing an $800K Portfolio to $6.5M1:50 – Key Framework: The Equity Triangle Explained2:23 – Diversification Depends on Knowledge, Time and Strategy3:25 – Understanding Set-and-Forget in Real Estate4:46 – Why Stagnating Assets Can Hurt Your Portfolio6:07 – Case Example: From $670K to Landed Property at $6.9M7:06 – Leveraging Time: Holding from Age 39 to 658:36 – Portfolio Structure: Living in One, Renting the Other9:32 – End Goal: Freedom and Choice from Age 55 Onwards10:04 – Targeting a $6.5M Portfolio by 55–6511:00 – Case Study: From HDB to Dual Condo Strategy12:38 – High Growth vs. High Rental Strategy13:13 – Planning for the Winter Season: Divestment and Income Buckets14:44 – Property Divestment Strategy: Low Quantum, High Yield18:00 – Leveraging Tenants and Banks as Co-Investors23:06 – From Dual Properties to Landed and Beyond24:35 – Portfolio Status at 40+: $6.5M and Growing25:15 – Deciding When to Exit or Hold: Based on Income Season26:05 – Scenario Planning: $800K HDB with $600K Equity28:41 – Strategic Property Pairing: Stay vs. Investment Property29:52 – Closing: Planning Property Moves with Numbers in Mind

#142 Why Banks Are the Most Passive Investors in Your Property

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers reveals the often-overlooked mechanics behind successful real estate investment—framing the bank and the tenant as your silent co-investors. Through a detailed financial walkthrough, he illustrates how leverage, structured repayments, and tenant contributions combine to create a capital-efficient strategy that multiplies returns.
 
Using a hypothetical $2 million property, Melvin Lim compares fully paid versus leveraged scenarios, breaking down how $500,000 in equity, paired with bank financing and rental income, can unlock over $1.1 million in value over time. The discussion also highlights the role of cash flow, principal amortisation, and risk management in maintaining healthy property investments.
 
For those considering a leveraged property purchase, navigating rental yield gaps, or exploring tenant-supported ownership models, this episode offers grounded perspectives.
 
0:00 - Introduction: The Two Investors in Your Real Estate Journey1:07 - Leveraged vs. Non-Leveraged Investing1:43 - Understanding 75% LTV and TDSR2:31 - The Core Question: Better Return on Capital - Cash vs. Leverage3:07 - The Power of Healthy Leverage and the Multiplication Formula3:45 - Return on Capital (ROC): Fully Paid (20%) vs. Leveraged (80%) Scenario5:04 - Summary: Leveraging vs. Non-Leveraging Approach5:15 - Risk Factors: Sustaining Monthly Instalments and Cash Flow5:37 - Recap: The Four Quadrants of Real Estate Analysis6:14 - Investor 1: The Bank (Your Co-Investor)6:32 - The Bank's Interest: Principal, Interest, and No Share in Profit9:14 - Investor 2: The Tenant (Your Second Co-Investor)9:25 - The Tenant's Role: Co-Investing on a Monthly Basis11:47 - The Owner's Rights: Paying Costs for Full Profit Ownership12:20 - Win-Win-Win Scenario: Owner, Bank, and Tenant Benefits12:47 - Loan Balance Reduction Example over 4 Years13:34 - Amortisation Table Breakdown: Principal vs. Interest14:11 - How Tenant's Rent Covers P+I and Reduces Loan Balance15:47 - Summary: The Two Investors at Work and Their Contributions16:36 - Property Owner's Gains: Appreciation, Principal Pay down, and Initial Capital Back17:45 - Mental Accounting: Cash Flow vs. End-Game Unlocked Profit19:48 - Next Step: Refunding Unlocked Capital to Fund Next Property Investment

#141 What Most Buyers Miss About Entry Points

Is Singapore real estate overpriced in 2025? By examining long-term price trends, transaction volumes and interest rate movements, the conversation moves beyond general assumptions to reveal what’s truly shaping the market today.
 
In this episode, Melvin Lim explores why average growth figures—such as 5% per year—don’t reflect ground realities. Segmenting by asset type and district reveals a sharp contrast between properties that have surged and those that have stagnated. With key frameworks like quantum pricing and the impact of policy harmonisation, this episode draws a macro-level view on why Singapore’s pricing remains resilient, and how the psychology of ownership plays a pivotal role.
 
If you’re navigating capital allocation, planning an entry in Q4 2025, or considering holding strategies into 2030, this episode offers grounded perspectives.

#140 What Most Property Buyers Miss in 2025

With $4 million to invest, should you secure a high-end condo or stretch into the landed segment?Melvin Lim from PropertyLimBrothers uses the Buying Power Triangle to explore how price thresholds, buyer profiles and exit potential interact in today’s property landscape. The $4.5 million mark emerges as a critical pivot—especially for those aiming to future-proof their real estate decisions.
 
Cooling measures like the 60% ABSD for foreigners have reshaped transaction volumes, pushing local buyers to the forefront. Melvin examines how this shift impacts the buyer pool, resale strategies, and why understanding the aspiration ladder matters more than ever when planning your next move.
 
If you're navigating property investment around the $4M mark, this episode offers grounded thinking on strategic positioning and long-term exit planning.
 
0:00 - Teaser0:54 - Q&A Time - If I have $4 mil, Condo or Landed?1:13 - Intro to 3 Mechanisms1:31 - Mechanism 1: Who are the Buyers1:38 - Chart: New Sale Non-Landed Homes by Foreigners & PRs2:54 - Chart: Resale Non-Landed Homes by Foreigners & PRs3:25 - Understanding Buying Power Triangle3:35 - Element 1: Affordability5:12 - Element 2: Sweet Spot Pricing7:30 - Element 3: Who are the Buyers8:23 - Every Singaporean’s Aspiration10:20 - Finding the Sweet Spot11:18 - Conclusion & Outro