NOTG - Nuggets on the Go by PropertyLimBrothers

#153 Resale vs. New Launch: Navigating the 2025–2028 Shift

Melvin Lim from PropertyLimBrothers outlines strategic shifts in the property market from 2025 to 2028, focusing on how affordability constraints and developer responses will reshape buying patterns. He explains why the $1.5M quantum range remains critical for HDB upgraders and resale buyers, especially those targeting 3- and 4-bedroom units that appeal to the widest exit audience. With upcoming launches likely to push PSFs to new highs, size reduction may become developers’ only path to price accessibility.
 
The discussion also highlights broader monetary trends, including the Fed’s $40 billion T-bill buyback, which Melvin frames as stealth money printing. This increase in money supply, he argues, quietly erodes purchasing power and reinforces the urgency of strategic property moves. By aligning quantum, audience demand and timeline, buyers can still find viable entry points—before these segments price out entirely.
 
If you’re navigating limited budgets, unit sizing trends or upcoming market launches, this episode offers grounded perspectives.
 
00:00 $40 billion T-bills purchase and money printing01:24 Look at the balance inventory01:44 2026 forecast04:24 Do not be anxious about your quantum range06:31 HDB upgraders' down payment limits06:41 Resale strategy07:29 Playing by quantum and the mass audience07:34 Property price increase trend and erosion of money08:35 Other mechanics to consider: volume, facilities, MRT proximity09:23 Money supply increase10:12 Lot of inventory and choices in the new launch market10:27 New benchmark price will last until 202810:43 Impact of new pricing on unit sizes12:00 2026-2028 trend: developers will challenge the size with creative solutions13:46 How central banks print money15:05 Fed buying T-bills creates new money and injects cash17:47 Property price increase is due to money being eroded18:36 Example of property value increase due to money supply

#152 2026 Property Market Outlook: Key Moves Investors Must Make

Singapore’s property market is no longer in its infancy—it’s maturing, and with that comes a new set of rules for investors, homeowners, and upgraders alike. In this episode of NOTG, Melvin Lim unpacks the broader macroeconomic signals that are quietly shaping the 2026 landscape. From interest rate reversals and liquidity shifts to central bank policies and their downstream effects on asset pricing, this episode bridges global economics with ground-level real estate strategy.
 
Melvin Lim, Co-Founder and CEO of PropertyLimBrothers, takes you through the real-world implications of quantitative easing and tightening, how money supply affects real estate inflation, and why investors need to start seeing property not just as a home—but as an inflation-resilient asset class. With fewer new launches forecasted in 2026, and a significant volume of unsold inventory from 2024 and 2025, developers are recalibrating their bidding strategies and unit configurations. At the same time, resale sellers—especially those holding 1-bedders—are facing longer wait times and pricing pressure, while buyers shift focus towards larger, more functional units that deliver long-term utility and stronger exit value.
 
Against this backdrop, he introduces new frameworks to help you navigate this next phase. He breaks down how to calculate your purchase quantum in a rising asset economy, why TDSR remains a key gatekeeper for expansion, and what to prioritise if you’re aiming to move from one property to a multi-unit portfolio. This isn’t just another forecast—it’s a recalibration of strategy in a maturing market, delivered with clarity, data, and forward-thinking insight. If you’re serious about positioning yourself for the next cycle, this is where the conversation starts.
 
00:00 Influence of central banks on the money supply and real estate.00:49 Market outlook for 202601:02 "Overheated market".01:15 Strategies for the low-interest-rate environment, increasing property portfolios, and property trends for the next year.01:33 Frameworks for property investors, upgraders, portfolio expansion, and those considering the landed market.01:54 New strategy for those who feel "priced out of the market"02:34 Comparison of launches in 2025 versus 202603:08 Surge in properties above $5 million bought mainly by Singaporeans03:39 Foreigners' participation is less than 1% of overall residential transactions.03:50 Terrace homes, continues to perform well04:38 Analysing the buyer pool05:23 Factors determining property affordability05:54 Rough calculation of affordable quantum07:44 The "harmonisation effect" is seen in new launch pricing09:09 "Attraction effect" of new launches.09:16 Analysis of average resale condo prices09:47 Concerns about cooling measures due to market hype10:13 Shift towards larger units10:53 Buying a one-bedroom new launch is advisable12:22 Framework for analysing developer behaviour14:20 Singapore operates under a debt-based15:05 Real estate and gold are safe haven assets.15:47 Historical examples of property appreciation17:35 The money is weakening

#151 From Budgeting to Design: Expert Advice on Building Your Dream Home

In this episode of NOTG S4 Ep 29, Jerry Chan (Director) and Goh Yong Hui (Associate Director) from Index Architects take us behind the scenes of a landed home rebuild. They share essential insights into the often-overlooked emotional side of the process, offering advice on how to manage client expectations while maintaining a clear vision for the project. From horror stories about contract failures to tips on navigating the tricky decision between Addition and Alteration (A&A) or a complete rebuild, they lay out the real challenges clients face.
 
They also discuss how to choose the right architectural approach, whether you’re considering a traditional method with a contractor or opting for a design-and-build route. With rising land prices and increasing demand for customisation, understanding the financial and emotional aspects of building a home is crucial.
 
In addition, Jerry and Yong Hui explore how evolving building regulations and design trends, like the integration of solar panels and EV charging stations, are shaping modern homes. This episode is a must-watch for anyone considering a landed home rebuild, offering expert guidance on budgeting, design decisions, and how to stay grounded throughout the project.
 
Learn how to transform your dream home vision into reality, all while managing stress and avoiding common mistakes.
 
00:00 Intro01:03 Index Architects background02:28 Evolving of the landed market04:51 A&A & Rebuild difference07:30 Envelope control benefiting for additional floors10:30 Worrying about the property tax13:10 Jerry Chan's background & setting up Index Architects16:07 Running a business different from corporate tradition17:50 Goh Yong Hui's background18:55 Index Architects work culture20:59 Traditional or D&B approach27:05 Submission architect27:31 Horror stories in the industry33:04 Latest rebuilding cost34:30 Red flags for builders35:28 Latest trend in the market41:45 Maximising a small house44:00 Homeowners losing interest to their house after rebuild47:52 Future proofing49:30 Are swimming pools still trending?51:08 2 sets of Living and Kitchen52:00 Timeline management in rebuilding55:19 Index Architects design methodology57:49 Style that would last the next 10 years1:00:00 Balance of adding windows1:00:40 Shophouse bucket list1:01:05 Advice for buying a house for rebuild1:04:08 Outro

#150 Freehold Underdogs and Exit Quantum: What Investors Miss

Singapore’s landed market continues to challenge conventional expectations—with prices rising despite high interest rates and broader economic headwinds. This episode breaks down how a $900K capital deployment in 2022 could translate into a 166% gain over three years, and why future price jumps might still be on the table.
 
Melvin Lim from PropertyLimBrothers brings a data-backed view, referencing recent DBS reports and private wealth migration trends to examine why supply constraints, exit quantum considerations, and intergenerational wealth matter in this segment. He also explores the “split your horses” strategy and how tenants can effectively become your third investor, enabling ROI figures as high as 433% under the right conditions.
 
For those evaluating landed opportunities, stretching capital across multiple assets, or weighing the role of freehold underdogs in a diversified portfolio, this discussion is one to take notes on.
 
00:00 Gain is more than 100% over 3 years00:17 Intro00:36 Strategy #2 - Go Strongest but be careful of Exit Quantum08:23 The Henley Private Wealth Migration Report 202510:04 The First Season after each Shift-of-Size regulation might be one of the best opportunity12:09 2.5M Real Estate Residential Investment 12 Months Ago13:00 Market Liquidity Surge16:01 Strategy 3: Split Your Horses with Low Quantum and Let Investor 3 pay for it23:03 Strategy #4: Always Hunt for Freehold, Bigger Project Underdogs27:34 Outro

#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.