Advisory services
We represent buyers, never developers. No listings inventory to defend means we can tell you when a project does not work, and transactions run through a licensed CEA partner.
Sentosa Cove buyer representation
Full transaction management for Singapore’s only foreign-accessible landed enclave: sourcing, SLA Ministerial approval, negotiation, conveyancing oversight, and post-completion handover.
- ✓ SLA approval strategy under the Residential Property Act
- ✓ ABSD modelling including US and Swiss FTA remission
- ✓ Off-market and pocket listing access
Independent condo shortlist
Tell us nationality, budget and hold horizon. We return a shortlist across CCR, RCR and OCR with all-in stamp duty and a net yield range on each option, not a developer’s inventory list.
- ✓ Stamp duty stack modelled per nationality
- ✓ Net yield after MCST, property tax and vacancy
- ✓ New launch and resale compared side by side
District and portfolio research
Commissioned research for buyers weighing several districts or building a multi-property position: psf history, tenant demand, supply pipeline, and exit liquidity.
- ✓ URA and GLS supply pipeline read for your districts
- ✓ Rental demand mapped to employer clusters
- ✓ Hold-period and SSD exit modelling
How we work
Every engagement starts with the stamp duty stack, because for a foreign buyer it is the largest single line in the transaction. At 60% ABSD plus up to 6% BSD, a S$2M purchase carries roughly S$1.27M in duty before legal fees, so the first question is never which unit, it is whether the hold thesis survives the entry cost. US, Swiss, Norwegian, Icelandic and Liechtenstein nationals may qualify for 0% ABSD on a first residential property under FTA provisions, which changes the answer entirely.
We then model net yield rather than the advertised gross figure, after MCST contributions, non-owner-occupier property tax, agent commission and realistic vacancy, and stress the exit against the Seller’s Stamp Duty ladder that applies to your purchase date. If the numbers do not work, we say so. Read our research methodology for how the figures are sourced.
Where to start
If you are still comparing markets, begin with the Singapore property investment guide or the foreign buyer ABSD guide. If you know your budget and want options, request a free shortlist. For Sentosa Cove landed property, the buyer representation service covers the SLA approval process end to end.
Not sure which service fits? Share nationality, budget and timeline. We will tell you what is actually needed.
Start with a shortlistTalk to an independent adviser
Licensed CEA partner review · buyer-side only · no developer commissions disclosed after the fact
Advisory and research only. Not financial, tax or legal advice. Transactions are executed via a licensed CEA partner. Verify all figures with IRAS, URA and your own professional advisers.