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Seller Guide
(just scroll up to find your choice property in 1 minute from above MLS Search and Power Search)

Determine if you have to sell.

Are there other better options ?
Explore other options first. While you have many reasons to sell, such as upgrade, downgrade, migrate, divorce, children education, living close to parent/sibling/working vicinity, or just taping on the market potential...Must you really sell ? What about re-financing to modify your financial commitment ? What about rent out the current place and look elsewhere to rent for better cash flow ? We provide refinancing service typing up with various banks and also specializing on rental / relocation service. We could help you in these alternatives in case you need to explore other better options. If you still prefer to sell your property, then read on...

Check your financial outcome should you choose to sell..
Check how much cash will you get back after selling your property, based on fair market price of your property. You need to have full statement from your outstanding loan (bank or HDB) and latest CPF account balance and the property statement. If it is negative sale, you need to determine much likely you have to pay back to the bank/HDB. Keep yourself open mind, if you are out to sell your property, don't constraint your thoughts that will jeopardize sale. If you are engrossed with a notion that 'I must sell at this price so that it will cover..', or market your property at 'better future price' and that price is a far distance away from current market price, then we advice you not to sell, because it is not going to happen. Try to establish the market price of your property objectively, by understanding the past transacted record from HDB Resale Transaction or Private Property (Condo & Landed house) Transaction. You can make valuation request of your property (for private property only) from Property Valuation Request . Alternatively you can check with your bank, or call us to arrange for bank indications, or just Post Your Property for Sale to us, and we'll arrange for bank indications.

If you decided to sell. First, be prepared to dress up your house.
Dress up your house nicely for a good show ! Clear up clutter, wash and clean up the entire house is the least thing you should do. If you can afford to apply new coat of light paint, and do some minor replacement for better visual effect, please do so. The more flawless and spotless buyer see your house, the better chance of entice offer. There are buyers who choose to buy a certain property, all because the kid feel so happy like home when viewing the house, or the chatty grandma mingle with the seller wife in cozy kitchen, or the wife simply love the mood and design of master bedroom ! So invest some time and do up your house. You may not change the fact that your house is in low floor or facing poor orientation, but you can overcome these shortfalls, by making your interior look so pleasant and beautiful that buyers start to visualize your house as their next dream shelter.

Second, be prepared mentally when dealing with insensitive buyers.. don't get emotional.
As an agent, we always prepare buyers for not giving bad taste remark in front of seller should they meet. Some buyers however, lack sensitivity. Your may hear some negative comments that may cause you sleepless night but generally these remarks are not intentional. Don't get offended, it just reflects they might be keen to negotiate with you later. We suggest sellers project the friendly image, and engaging them in a business like manner, and not personal emotional. Some buyers are very tactful and pleasant, but not necessary giving you the best offer. Our experience shows that insensitive buyer tends to be more generous than the cultured one in terms of offer. These buyers express what they have in mind but when you can address their concern correctly within your tolerance, e.g repair a spalling concrete, replacing some fixtures they don't like, they are prepare to make offer, so don't rule any of the buyer out. Remember your key objective is just to sell your house.



For Sale by Owner (FSBO), is that the best approach ?
* More Saving if you try to sell your property by yourself?
You have every wisdom to market your property by yourself. These means that you have to adjust your lifestyle to accommodate time and efforts to meet buyers, or agent who brought their buyers. Your weekend/holiday activities would be affected unless you can convince client to view according to your term. But these would also means that you might miss a closing opportunity. For sale by owner (FSBO) appear to be good saving for seller, since no commission giving out to agent and hence better bottom line. Your direct buyer also see the same light and hence demanding steep discount from you (they not stupid :-) ). Have you ever heard warehouse/wholesaler attract bigger crowd than shopping mall or megamart ? No ! why ? because consumer expect more discounts from them since they have save cost from intermediary. Unless consumer see that steep saving passing back to them, they then go to warehouse sale. Hence when you are selling your house by yourself, buyer's mindset is exactly the same, they expect your price to be much cheaper, not modestly agree with your ideal price definitely.

Agent who brought buyer also asking commission from you since it is market practice to charge service for bringing in to a business transaction. Some sellers refuse to pay or deal with agents, thus limit the potential buyers who could give good offer. We advice you look at your sole objective in overall, that is selling your property at shortest possible and at highest possible price. Shunting door to agents who have buyers and at the mean time hoping direct buyer to offer pleasantly at your term in reality, and honestly, is not going to happen.

* The costly price in FSBO
Therefore in a nutshell, you don't really see better bottom line. You might be lucky to see the same. By then you're already been exhausted by your quality time, leaves, calls and other cost spend. Some owners even find it hard to recover mentally from the bad negotiating experience directly with nasty buyers. Remember buyers will deploy all options just to bring down your price, including bad taste remarks that can upset your stomach for a period. Honestly, engaging agent is the better option to market your property. You don't have to see or deal with buyers directly, you get market information and advices on legal or other areas, and you free up your time for other productive use. Try to talk to people you known on their FSBO experience and you will know why. Your quality life spent should be treasured at the very begining.

* How can you reduced your cost should you decide on FSBO
Just one advice, should you still want to proceed with FSBO, remember before you advertise, be sure you give number that come with free-incoming call ! Calls will jam your line up to several months. Such calls are mostly enquiries based, not necessary turns into viewing (how many times did you really get the actual view from car buyers/dealers come to see your car when you advertise ? 50 calls for less then 5 views typically). This would help you save at least on phone bill, if you can bear coordination spend with numerous realtors or buyers.


If you decided to engage an agent / realtor, read on..

Engaging the right realtor is really a tricky business where property/real estates agencies, not agents/realtors themselves are licensed (i.e acquired certificate in CEHA, stand for Commom Examination for Housing Agent). In other word, getting a agent from big agency does not mean that the agent is certified or licensed. Many of such agencies have 2 companies, 1 is listed housing agency, the other is not(non CEHA, licensed certified). Many sellers are persuaded to hire the agent/realtor because of his or her slick guarantees and promises, making it so good and submit to accept. Many landlords fail to look at individuality (whether the realtor is experience, professional enough or CEHA qualified, customer service skill etc) , rather they thought, if he or she come from Singapore leading agency, which create much media hype or market present, it must be highly qualified agent. It is unwise for such assumption. Interesting big or leading agencies do have agents involved in illegal transactions in the past and was prosecuted by law. Remember lots of housing agents (good and bad agents) switch agencies from time to time, hence you should focus on individuality, rather than agencies when come to the engaging the right agent to market your property. Let's share with you further on the need to avoid following pitfalls :

Don't rush into a decision.
Many agents are trained to walk out with an 'Exclusive Authorization to Sell or Rent" from landlord/seller after the moment they meet you for a presentation. While there is nothing wrong in such approach ethically, do allow yourself to have sometime to consider if you are not in a hurry to rush into decision. A professional realtor should respect your stand, not pressing you to sign a exclusive contract on the first visit. Bearing in mind, to some realtors. it is merely a lip service to promise to sell your property at 'sky high price' that either set by you, or the agent himself. It does not matter whether it is achievable or not - the ultimate aim is to get you sign the exclusive contract !!
Our approach to the landlord is based on mutual understanding and respect. We do not require your exclusive authorization to sell or rent. We still can market your property over from our web portal on an open and trust manner. We only require exclusive contract for a period when you need us to aggressively roll out marketing campaign such as advertising in The Straits Times, Berita Harian & Lianhe Zaobao, Lainhe Wanbao, Shin Min Daily News property classified. Call us for more detail on our transparent approach on marketing and competitive commission structure.

Don't fall into the 'free' trap.
Some sellers attracted 'limited period only' steep discount on agent's commission, or 'free commission' advertised by agent on the newspapers' property classified. Remember 'you've just won yourself a free trip to xx/free gift/big price, please come down to register/collect/listen to our presentation..' sound familiar ? Have you heard about Spanish lottery, Nigerian inheritance and SMS sending money scam reported by Straits Times recently ? You don't get richer or save more money from these cheapo stuff. In fact you lose more when engaging discounted or free commission agent. Because when you property finally got an offer, the ball game change, the discounted or free commission agent would show true colour for fresh negotiation. Unless you prepare to lose the deal, you end up paying more, much more to be exact. Free commission agent exist virtually or in newspaper ads at times, but not in the real world.

You must not be cornered by the agent in the first place.
If an agent tends to corner you aggressively by the high flyer stance during presentation, halt that show. After all you only hire him/her for a service, both of you going to be partnership in getting your property sold. Cornering agents generally good in manipulating client, able to loan money out to the prospect, making them submit, selling fears as well as peace and work to their advantage. It is definitely not your interest to appoint such agent as you would later lose control. Recall the infamous cash back scams where buyer and seller are played into the hand of unscrupulous agents ? Agents are said to have siphoned off money for themselves while facilitating these illegal deals. Such scams are evidenced by sellers who are giving in to their dominating agent. So don't get cornered, even you're offered free commission..

When you are impressed by the agent...
If you are impressed by the agent presentation, be sure you are not impressed purely by the sales pitch. Most sellers like realtor show 'high confidence', guarantee to sell at 'sky high price' above market expectation , or guarantee to get sold within xx day. Some realtors even guarantee deposit $xK upfront and guarantee loan (#) to buyer. When you choose to believe such guarantees, your property going to be adversely, guaranteed unsold. In case if you are still keen on such guarantee, ask and verify the fine print - Who will buy if really not sold ? how much price reduction you have to oblige if that's the case ? The contract you signed merely serve to divert potential buyers to other more saleable homes. Buyers are not stupid, when you become buyer next round, all you need is to see just 5 properties, and you'll realize how price sensitive you have evolved in the current market !! You would begin to realize only realistic price attract faster sales..

(# all banks in Singapore don't guarantee approval on buyer home loan. Even buyers' age & income are already qualified, they are still subject to the final screening from credit bureau, any legal or financial outstanding glitch would jeopardize loan application.)

Integrity Check - that is what you need most.
We advice you check the integrity of agent. Call the selected realtor, ask questions and gauge the responses to determine your comfort level. Have someone or yourself check if the realtor practice co-broke. Co-broking ensure a property get sold faster and at better price, since other agents who have potential buyers might offer higher. It's pointless to appoint an promising agent to market your property, only to find out that he or she putting self interest before you, depriving other agents of giving you more clients and potentially higher offer. Only an agent integrity and transparency could leverage the marketing afford and price of a property, not by just by 'slick guarantee' pitch.

Marketing method.
If a realtor practice co-broke, you are safe to engage him or her to look after your interest. Next check on his or her reliability and marketing method. Some agents market by networking, e.g SMSing to neighborhood agents on your listing, distributing leaflets and advertising regularly on the newspaper such as Straits Times or Zaobao property classifieds. Besides these campaigns, we post your property to our portal as well as feature on our homepage for maximum exposure. By marketing your property, we also compile and monitor unit sold and units currently selling & new listing in your neighborhood for market tracking.

Should I leave my Property open to all agents (Open Listing) ?
When you leave your property open to all agents to market, it become fair playing field for everyone, and it appear to be 'highest offer agent' will get the deal just like in a auction process, which is what you want. In actual market, it is not what you will get. Instead of hoping agents compete among themselves to bring up your selling price, it bring down. Simple reason is all realtors are street-smart !! When many realtors advertise the same property, how do they compete among the rest in order to attract buyer ? Ads that say 'highest price secured' & 'price drop, any offer..", which is more appeal to buyer ? Buyer, like any consumer behavior, only love to save more money. As a result, you continue see agents bringing you low or lower offers, against your wish of buyers compete to up their stake.

Also open listing appear to have many agents selling on your property and hence increases more chance of closing. This is true when your listing is fresh from the oven, but just before long, every realtor think alike that someone is going to advertise the same property and hence the closing chance is diminishing, they stop marketing unless the price become more attractive. Some realtors may continue to market your property, but only to use it to attract buyers for other saleable units. When the property get stale, seller start calling other agents to market again, but the price can never recover back and the cycle repeat. Sellers who are currently in open listing mode understand better than anyone in such dilemma. To rectify this, simply take the cue from the market offers, and appoint a realtor to market for you exlcusively, the realtor should get better than the open listing offers.

Having illustrate on the negative side of open listing. Open Listing may still work in certain senario - when a property is unique and exclusive, and no other comparative property appear on the market at the same time. You may get good offer from an agent who have potential buyer, or buyers have limited or no access to other properties for comparison. Similarly if your property draw good demands almost everyday, you could orchestrate the price bidding practically by yourself to net the highest price, which was happened in earlier 1990, earlier 2007.

Should I engage a Realtor Exclusively (Exclusive Authorization to sell) ?
Yes it would be the right strategy when you get a right agent from the abovementioned process. Be assured that the appointed agent roll out marketing plan as promised and co-broke transparently with all other agents (this is the most crucial factor you must be certain as it affect the selling price greatly). Most sellers worry on the contract (Exclusive Authorization) that might tie them unfavorably for the next three months(typically), should the property do not move according to plan. Just for your info, most sellers are not informed that the contract can actually terminated by either party, in events that performance or obligation of either party is not fulfilled. E.g If an agent promised to co-broke but seller find otherwise(with proof), or agent promised to advertise regularly in certain media but nothing is done, seller have every right to terminate the contract, with or without the consent of the appointed agent. Made known to your agent that you are aware of such exercising right as long as it within the right legal framework.

Receiving Offer - accept ? or keep trying for higher offer ?
As mentioned, only through co-broke, an exclusive agent would help you net the best offer from the current market. The best offer might not be your desire price, but at least it reflects current market trend and the highest price you can fetch, and you have to decide should you continue to try in order to get higher price, or consider the current offer. Frankly there is no hard or fast rule to guide that decision. By our experience, if your property drawing good responses(i.e viewings) like hot cake and receiving offer every few days, you have luxurious to wait for the bigger fish. If offer only surface once a month or even longer, you have to think hard, could the next offer be higher ? or lower ? and how long it take to come ? If response has been good but only have an offer, you may want take a bet to turn more responses into more offers. However, if the response has been very bad and you got only by chance with that offer, that will leave you few options to choose. Prolong marketing might give you better price or worse, depending on which market sentiment you are in. You may consider to market again provided time is at your side. You may also consider to withdrawn from the market temporary till better demands come back. But if you do not have the time factor, that accepting that offer would be the only viable choice.

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Following are the full listing of Singapore Condo/Apartment Directory sorted in from F to N order. Click here to view (A-E) (F-N) (O-S) (T-Z) order.

Singapore Condo / Apartment Directory - Project names listing starting with 'F' :

Singapore Condo / Apartment Directory - Project names listing starting with 'G' :

Singapore Condo / Apartment Directory - Project names listing starting with 'H' :

Singapore Condo / Apartment Directory - Project names listing starting with 'I' :

Singapore Condo / Apartment Directory - Project names listing starting with 'J'

Singapore Condo / Apartment Directory - Project names listing starting with 'K' :

Singapore Condo / Apartment Directory - Project names listing starting with 'L' :

Singapore Condo / Apartment Directory - Project names listing starting with 'M' :

Singapore Condo / Apartment Directory - Project names listing starting with 'N' :

Field names used in Properties classified listing ads from MLS Search :

B[Bungalow house] SD[Semi Detached house] CT[Corner Terrace] IT[Inter Terrace] C[Condominium] T[Townhouse, cluster housing or strata title housing] H[High rise apt] L[Low rise apt] W[Walkup apt] M[Maisonette] P[Penthouse] D[Duplex] O[Office] F[Factory] S[Shop house or space] W[Warehouse] L[Land]

Old district no, cover from district 1 to district 28. See Singapore 28 Districts Directory Map

Tenure of the property- Freehold Tenure[FH] , 999 Tenure , or 99 Leasehold Tenure[LH] .

BN[Brand new] - just TOP or properties under construction currently launched by developers or sub sale. The number years shown in the listing is just estimated year since the TOP date.

Built in area, in square feet (sq.ft) This field apply to all commercial and residential properties.

LAND :

Land area in square feet (sq.ft) This field only apply to landed residential properties (bungalow, detached house, semi-detached, inter or corner terrace house)

Story of landed house(bungalow, semi-detach, inter or corner terrace house), 2.5 means 2 story house with attic.

Price per sq.ft. For Condo or apartment, PSF=PRICE$/AREA. For Landed house, PSF=PRICE$/LAND.(Built in area is not factored)

U/FURN[Unfurnish] P/FURN[Partial furnish] F/FURN[Fully Furnish]