NOTG - Nuggets on the Go by PropertyLimBrothers

#139 4-Bedders in the North May Still Be Undervalued Now

What if the most undervalued 4-bedders in Singapore are in the North—and they’re disappearing fast?
 
Melvin Lim from PropertyLimBrothers spotlights key districts like Sembawang and Yishun, where a $1.6M entry into resale ECs and condos under 15 years old may offer significant upside. With a current PSF gap of nearly $900 between resale and upcoming TOP condos, the data points to a narrowing window for buyers with a sub-$2 million budget.
 
Melvin contrasts the return on capital from North-side resale units with higher-quantum alternatives, showing how strategic entry timing and quantum size can lead to stronger ROI. As new launches edge toward $2,400 PSF, this widening resale-to-new gap could make current listings in the North increasingly hard to come by.
 
If you're eyeing the North for long-term upside or searching for low-quantum, high-yield options in Q4 2025, this episode is one to take notes on.

#138 The Core Is No Longer Just Orchard or Newton

In this episode of Nuggets On The Go, Melvin Lim dissects the shifting dynamics of Singapore’s Core Central Region through the lens of District 7. As recent years have seen RCR and OCR prices converge with CCR, Melvin explores how this region disparity opens up a recalibration in investor thinking.
 
District 7’s transformation—through major rejuvenation efforts across Bugis, Beach Road and the Golden Mile precinct—signals a new era for the CCR, beyond Orchard and River Valley. With references to mixed‑use ecosystems, master plan transformation and urban rejuvenation, the team explores why D7—once seen as a cultural fringe—now holds weight in CCR investing conversations, shaping D7’s rising prominence in the core.
 
Those navigating core region pricing, rental viability or long-term CCR positioning will find practical insights in this episode.
 
00:00 Introduction00:49 Foreigners Playground03:15 District 7 potential07:50 Disparity Gap Aurea and Grand Dunman11:15 Disparity Gap Aurea and Chuan Park12:00 Correct Equilibrium14:37 Beach road rejuvenation15:44 Aurea and future masterplan18:35 Transformation in the Area24:18 Golden Mile site model25:43 Unit Types26:15 ABSD from 30% to 60% for foreign buyers27:23 Golden Mile Tower redevelopment28:51 Bugis will overtake Orchard as new prime residential area34:51 Aurea location35:38 Aurea and other New Launches36:24 Aurea and Resale39:35 4 year timeline CCR Region42:18 Aurea efficient layout43:59 Conclusion44:19 Outtakes

#137 Decoding Lease Reset: What Makes a Property Truly Worth It

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers walks through a critical investment framework: lease reset analysis. By comparing properties like Penrith, Stirling Residences, and Queens, he explores how buyers and investors can evaluate which project holds stronger exit potential by 2029.
 
Melvin explains how the reset of lease tenure affects true pricing, and why resale sellers are becoming bolder with their asking prices as interest rates soften. Melvin also outlines how different buyer types emerge based on their appetite for brand new, resale, or newly TOP units — and what this means for your resale strategy. With references to progressive payments, opportunity costs, and pricing deltas, this episode provides real-time context for anyone navigating today’s shifting market landscape.
 
0:00 - Teaser1:00 - Melvin’s quick thoughts about Penrith1:30 - Introducing Lease Reset2:11 - Lease Reset: Stirling Residences2:26 - Lease Reset: Penrith2:52 - Making Sense of the Lease Reset4:19 - Penrith or Stirling Residences?
5:00 - Sellers’ Aggression5:42 - Opportunity Cost6:32 - Analysing Penrith and Stirling Residences9:06 - Decision-making Tool10:23 - Analysing Queens11:01 - Recap + Outro

#136 What Makes Queenstown a Resilient Investment Zone

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers breaks down how investors can assess real estate value at a micro level using PLB’s Equity Triangle Framework. By analysing market trends, asset risk, and opportunity zones, the episode outlines how to approach investment decisions with data instead of emotion.
The focus is on identifying what makes a zone “profitable,” with District 3 — specifically Queenstown — used as a case study. Melvin explains Queenstown’s sustained performance, limited launch activity since 2017, and strong resale resilience using data from bubble charts, lease reset comparisons, and quantum analysis. These factors point to ongoing demand from both upgraders and retirement buyers.
 
The analysis then considers how Penrith, a new launch in Queenstown, fits into this zone’s trajectory—and whether it can deliver the capital upside investors are planning for over the next 4 to 5 years.
 
00:00 Intro01:14 Investment Decision Triangle02:41 Fed announces first rate cut in 9 months03:30 Analyse Risk04:10 Opportunity Gap District 306:40 Analyse profitable zone11:15 District 3 analysing after 4 years13:40 Projects in D3 and their performance15:58 Anchorage project17:18 Why is District 3 profitable?20:28 Recency effect21:04 Future competition in 4-5 years time26:09 Comparing Resale prices to Penrith31:55 Post-Harmonised projects33:12 Anchorage freehold vs Penrith36:25 Entry and Exit Projection37:48 Creating your equity triangle38:21 Outtakes

#135 How Developers Impact Price Benchmarks in Growth Areas

Melvin from PropertyLimBrothers dives into the pre-catalyst opportunity framework—an approach that identifies growth zones before catalysts are fully realised. Using examples from project performances in Lentor and Bayshore, Melvin analyses how early developments around future MRT lines or major townships can offer strategic entry points before prices are driven by demand.
 
The discussion also introduces the concept of the double catalyst PSF push—a scenario where both new launches and resale properties experience a price acceleration due to surrounding transformation. Key distinctions between freehold resale and 99-year leasehold new launches are examined through buyer psychology, lease decay, and audience size, highlighting why quantum and PSF play different roles depending on the property’s profile.If you’re evaluating growth potential in URA-marked areas or considering how to time your entry for future resale gains, this episode offers grounded perspectives.
 
0:00 - Intro1:18 - Introduction to Pre-Catalyst Opportunity1:38 - Why Springleaf Residence Did Well2:01 - FIrst Mover - Lentor & Springleaf2:27 - First Mover Example - The Sail @ Marina Bay3:11 - Bayshore Master Plan4:26 - First Bayshore New Launch Plot5:04- Demarcation of Bayshore6:02 - Key Difference of Bayshore Demarcation6:40 - Pricing Benchmark for Bayshore8:44 - Freehold vs 99-year9:43 - Double Catalyst Appreciation Push10:56 - Identifying Features for a Property That Fulfils the Criteria11:19 - Why Is Buyer Audience Important12:25 - Audience Size13:10 - Recap

#134 The 3 Hidden Forces Behind Real Estate Wealth, and How to Ride Them

Melvin Lim from PropertyLimBrothers explores the concept of the Equity Triangle and the core mechanism he calls the Triple Movement of real estate: broad-based inflation, asset inflation, and debt erosion. Through the story of Andrew and Z, a couple who scaled their portfolio from an $800K HDB to $4.6M in residential assets, Melvin illustrates how disciplined reinvestment, understanding seasons of investment, and healthy leverage can change the trajectory of one’s financial future.
 
He breaks down how recognising life’s seasons—summer for growth, winter for divestment—can guide strategic property decisions. Hear real examples of how inflation affects both property value and loan value over time. Learn how to structure your holdings for lasting flexibility and eventual passive income. For anyone navigating real estate strategy from age 25 to 65, this episode is not to be missed!
 
0:00 - Intro1:29 - Building your Equity Triangle1:43 - Real Estate Appreciation Triple Movement3:05 - Inflation3:37 - Asset Inflation4:52 - Leverage6:39 - 10:13 - Case Study: Andrew & Ziyi13:00 - Growing into a $4 Million Portfolio14:57 - Protected Savings15:42 - Winter Season Route16:13 - Capital Appreciation based on inflation17:05 - Funnel of Passive Income19:19 - Mechanism of the Equity Triangle20:29 - Acceleration of Asset21:21 - Compound Interest Building22:22 - How you can still enjoy23:49 - Outro

#133 Are Developers About to Cut Prices? What You Need to Know About Upcoming Market Shifts|

In this episode of Nuggets On The Go, Melvin Lim and Yu Rong from PropertyLimBrothers explain the key drivers behind new launch pricing, buyer sentiment, and market trends in the Singapore real estate. They talk about how developers are adapting to the pressures of harmonisation policies, inflation, and shifting buyer behaviour, especially with interest rates falling and potential rate cuts ahead.
 
Hear about absorption risk, layout effectiveness, and evolving pricing benchmarks across OCR, RCR, and CCR segments. They also discuss how property valuation influences national morale and the strategic frameworks investors can use to avoid overpaying or getting stuck with stagnant assets. Drawing on the MOAT Analysis and past market cycles, find out why some investors might benefit from cutting losses, while others should stick with a clear exit plan.If you’re navigating pricing risk, developer tactics, or new launch timing, this episode provides essential insights to help guide your next move in the market.
 
00:00 Intro01:22 Topics to cover01:33 2025 New launch performance04:05 Absorption on the ground07:05 Harmonisation08:50 Household Net Worth10:48 Purchasing power in Singapore18:44 Developer helping you to raise price21:12 When new launch doesn't sell24:40 Pivotal seasons26:25 Developers with efficient layout30:01 FED rate reduction policy33:00 When price escalate too much35:50 Waiting to take action (advice)41:08 Preview of upcoming new launches / Artisan 8 / Penrith42:18 Skye at Holland44:00 Penrith46:24 Launch price of Skye at Holland48:35 Developer pricing49:44 Canberra Crescent & Springleaf55:53 Pricing for 2026 for New Launch58:33 Closing59:50 Outtakes

#132 When to Switch to Your Next Stronger Asset

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers explains how to determine when it’s the right time to switch to your Next Stronger Asset (NSA). With rising buyer interest and market shifts indicating a seller’s market ahead, the timing of your property moves becomes critical.
 
Find out the three mechanics behind making this decision: identifying current trends, assessing risk in your existing asset, and spotting real opportunity on the ground. Different stages of a property journey—starting out, expanding, consolidating, or preparing for retirement—call for different strategies. He also shares how frameworks like PLB Disparity Effect help spot underpriced opportunities and emphasises why holding onto the wrong asset may limit your future flexibility.
 
Need advice on planning a portfolio restructure or considering an upgrade? This sharing offers grounded perspectives to help chart your next strategic move.
 
00:00 Intro01:08 Action / Cost02:55 "When" framework03:29 Trends05:54 Risk11:44 Audience triangle12:22 Investment season14:22 Building healthy investment16:46 Strongest season of your investment life17:55 Opportunity23:00 Creating a liquidity event24:40 Closing25:10 Outtakes

#131 Real Estate in 2025–2027: Are You Prepared?

In this episode of Nuggets On The Go, Melvin from PropertyLimBrothers presents a strategic update on the evolving Singapore property market, focusing on the shift into a sellers market from 2025 to 2027. As interest rates begin to trend downward, Melvin explains why a low interest rate environment will favour asset appreciation and increase buyer demand—ultimately strengthening the position of property owners. He also cautions against premature refinancing, predicting even lower rates ahead.
 
Learn how Melvin’s NSA (Next Stronger Asset) framework can help buyers and investors reposition wisely by upgrading from weaker to stronger assets. He also touches on the broader economic context—liquidity injections, potential Fed rate cuts, and capital flow from equities and crypto into real estate—painting a detailed picture of upcoming opportunities and risks.
 
If you're considering switching properties or building a portfolio in the current cycle, this episode offers grounded perspectives and timely strategy. An essential listen for those working through timing moves in a shifting market.
 
0:00 - Intro0:48 - Episode Outline0:53 - Important News in September1:27 - Mechanism for interest rate reduction2:04 - What Happens When There’s Injection of Money Supply in the Market?2:19 - M2 Money Supply3:17 - Interest Rate Cuts Forecast4:26 - Identifying Seller’s Market6:00 - Identifying Buyer’s Market6:36 - How To Switch Your Property in a Seller’s Market?8:19 - Explaining Next Stronger Asset9:41 - What To Do When Moving to the Next Stronger Asset?10:42 - What Might Happen to the Equities Market11:33 - Rates Cuts Relative to Property Price Index12:31 - Will New Cooling Measures Be Introduced?13:23 - Some Charts For You15:27 - Should I Be Worried About the Market Movements?16:50 - Final Thoughts

130# Buying Now vs Waiting: Master Plan 2025 Impacts Examined

In this episode of NOTG, Melvin, Joan, and George from PropertyLimBrothers examine the URA Master Plan 2025 and its strategic implications across Singapore's evolving property zones. They break down critical updates in transformation areas like Bukit Timah's T City, Greater One-North, Newton-Patterson, and River Valley, while drawing tactical contrasts between 99-year leaseholds and freehold developments in CCR zones.
 
They also discuss the role of MRT connectivity in redefining fringe area value, analyse how developers are using quantum play and harmonisation to compete, and share perspectives on how identity corridors may shape urban culture. The conversation looks closely at how planning for infrastructure, density, and amenities intersect with MOAT Analysis and pricing disparity frameworks to guide smarter property journeys.
 
If you’re planning your next move or evaluating long-term strategy, this episode offers grounded perspectives you won’t want to miss.
 
00:00 Intro01:28 URA Masterplan change02:11 Identity Corridors03:46 Inner Ring04:40 George's father-in-law broke his hip06:05 Bukit Timah Turf City09:40 2025-2026 five year cycle11:10 Favourite CCR new launch15:33 3 classes of properties in CCR18:50 Melvin's favourite BBQ restaurant is gone19:20 Zyon Grand project23:30 Rivergate one of the best projects25:48 2030 Market in 99-year CCR projects27:17 Hitting a new quantum36:56 Greater One-North37:39 Newton & Paterson39:04 Defu41:13 Bukit Timah Turf City 15K - 20K private & public homes44:20 Bayshore Drive & Keppel Golf Course site49:28 Bishan Town Centre50:05 Mt Pleasant50:59 Tiong Bahru MRT station51:29 Riveria Punggol area51:59 More residential sites at Kallang road54:22 Tanjong Rhu & Guillemard Road56:12 Pasir Ris58:05 Telok Blangah58:25 Haw Par Villa58:40 Which area to buy?1:01:40 Pearl's Hill1:02:22 MRT line rankings1:02:58 Changi Airport Terminal 51:03:39 New cycling bridges1:04:15 URA exhibition1:08:55 Final thoughts1:12:32 Outtakes