Singapore Private Property

Find Your Next Property in 30 Days Without Buying at the Top

There's a lot of property info out there — and most of it makes you more confused, not less. Let's fix that on a Zoom call.

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No pressure. Just clarity backed by data and real case studies.
Larry Lee smiling
01 — Meet your advisor

Hi, I'm Larry Lee.

I've spent years in Singapore's property market — guiding buyers through new launches, resale condos, landed homes, and HDBs. I started out helping people find room rentals from scratch, then grew my way up by being the kind of agent I'd want as a buyer myself: honest, data-driven, and never pushy.

Today, almost every client I work with comes through a personal referral. That means I've earned someone's trust enough that they put their friends and family in my hands. It's the part of this work I'm proudest of.

"Built entirely on referrals — my clients trust me, and I'd love to earn yours too."
02 — Recognition

My Journey

A few proud moments I'm grateful for — and proof that putting buyers first, every single time, pays off.

PropNex Gold Achiever — May 2025
PropNex Gold Achiever — June 2025
PropNex Gold Achiever — March 2026
At a Singapore new-launch showflat with a fellow PropNex consultant
Walking a client through a project scale model
Reviewing a waterfront W Residences tower model

01 / 06
03 — What You'll Learn

5 Things We'll Unpack on Our Zoom Call

Real frameworks, real numbers, real case studies — so you walk away knowing exactly what to do next.

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01
Module 01 · Overview

The Question Every Buyer Is Asking Right Now

HDB resale prices and private property prices are both at all-time highs. Naturally, the question on every buyer's mind is — is this really the right time to enter the market?

HDB Resale Volume & HDB Resale Price Index showing prices at 203.4 in Q1 2026
HDB Resale Price Index hit 203.4 — a record high. Source: PropNex Research, HDB
Total Private Home Sales & Property Price Index showing PPI at 217.0 in Q1 2026
Private Property Price Index hit 217.0 — another record high. Source: PropNex Research, URA

It's a fair question. And the honest answer isn't "yes" or "no" — it's "it depends on what you buy, where, and how." That's exactly what we'll unpack together.

  • Why buy now (or wait) — the leading indicators that say whether you're early, late, or right on time.
  • How to buy smart — the framework I use to filter hundreds of options down to 2–3 shortlisted units.
  • Where to buy — districts and developments that fit your goals, not just your budget.
What you walk away with
A personalised game plan, written in plain English — not industry jargon.
02
Module 02 · Market Signals

Leading vs. Lagging Indicators

Most buyers react to news headlines — which means they're already late. I'll show you the leading indicators that move first, so you can see where prices are heading before everyone else does.

Leading vs Lagging indicators — leading influences future performance, lagging only analyses past performance
Leading indicators influence what's coming. Lagging indicators only describe what already happened.
  • The 2 leading indicators I share with every client — the two signals that turn confusion into a decision you can act on with confidence.
  • Why news headlines are lagging — by the time you read about a price move, the smart money has already positioned.
The hard truth
"If you're getting your property advice solely from the news, you're already a year late."
03
Module 03 · Price Movement

Prices Move More Than You Think

Property prices can shift 30% or more depending on a handful of leading indicators. Based on what I'm seeing, it's possible there might be a 30% increase in prices in the next 6 to 12 months — let me show you why.

The Business Times article: Wing Tai, Metro outbid 5 others for Dunearn Road site at S$1,625 psf ppr
Dunearn Road S$1,625 psf pprBT · Apr 2026
The Business Times article: Plum Newton site garners 8 bids, topped by HH Investment at S$1,820 psf ppr
Plum Newton S$1,820 psf pprBT · Nov 2025
The Business Times article: Prime Holland Plain site draws just one bid from Sim Lian at S$1,491 psf ppr
Holland Plain S$1,491 psf pprBT · May 2026
The Business Times article: Sing Holdings-Sunway JV tops bids for second Chuan Grove site at S$1,331 psf ppr
Chuan Grove S$1,331 psf pprBT · Sep 2025
The Business Times article: Frasers Property, Mitsubishi Estate JV top bid for Kallang plot at S$1,415 psf ppr
Kallang Close S$1,415 psf pprBT · Apr 2026
The Business Times article: Forsea, Qingjian group top bid for Dover site at S$1,556 psf ppr
Dover Drive S$1,556 psf pprBT · Mar 2026
  • What these headlines actually mean for you — developers don't pay record-breaking land prices for fun. I'll decode the signal these tenders are sending about the next 6–12 months, and exactly how to use it to your advantage.
  • The "entry-point checklist" I use to evaluate whether a unit is priced ahead of the curve or behind it.
  • How to read the cycle so you buy on the way up, not just before the plateau.
Bottom line
On a $1.5M condo, getting your timing wrong by 6 months can cost you money. Getting it right can earn you the same.
04
Module 04 · Unit Selection

Two Layouts. One Made $300K More.

Below are two units from the same project — similar size, floor level and views. One sold for almost $300,000 more than the other. Can you spot which one, just by looking?

Two condo floor plans side by side — one sold for $300K more than the other
Take a closer look. The answer isn't where most buyers think it is.
  • The "layout signals" I check first — the tells that quietly add (or quietly remove) hundreds of thousands of dollars at resale.
  • Stack, facing, floor premium — when the extra cost is worth it, and when it's just paying for a view you'll stop noticing in 6 months.
  • Future-proofing — how to pick a unit that holds value when the next launch lands across the road.
The reveal
"I'll walk you through both units on our Zoom — and show you the 4 details that made one of them $300K more valuable than the other."
05
Module 05 · Case Study

Your Exit Depends on One Thing

Real case study: a buyer got stuck in their unit because of one neighbour's circumstances. 99% of your exit strategy depends on a choice you make on day one — let me show you what to look for.

  • The neighbour trap — how the unit next to yours can decide whether you sell in 30 days or 30 months.
  • Resale liquidity — the structural factors that determine how easily you can exit when life changes.
The case study
"I'll walk you through a home owner who couldn't sell for months — and the one decision that would have changed everything."
Larry Lee

Ready to move with clarity?

Your next property decision is one of the biggest financial decision. Make it with someone who's helped many buyers make theirs.

What happens on your Buying Strategy Session
  • 01
    We map your situation
  • 02
    I show you the 2 leading indicators for your next purchase
  • 03
    You leave with 3 next actions — written down

No selling. No PropNex pitch. If I'm not the right advisor for you, I'll tell you on the call.

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P.S. The buyers I've worked with this past year are sitting on more than millions in collective paper gains. The 5 things I'll show you on the call are exactly why.

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