Six years in the police force taught me to notice what people don't say. Now I use that eye to help Singapore buyers and investors choose well, negotiate hard and exit with a real gain.
Selling instead? See how I market homes
In property, what you buy and how you buy makes all the difference. The moment you book a unit, your result is set in motion. Stack, floor, facing, entry price and timing decide the exit long before the market does.
See how clients bought smartEvery client goes through the same five steps, whether it is a first home or a third investment. The process keeps risk in check, sharpens the entry price and plans the exit from day one, so nothing important is left to luck.
Your goals, affordability and timeline, mapped honestly before anything is shortlisted.
Real exits from real clients and the financial modelling behind them, so you see the plan before you commit.
Macro forecasting and micro factors narrow the field to projects with genuine upside.
Stack, floor, facing and entry PSF. The unit you pick decides the exit.
A negotiation with numbers behind it, then support through completion, renovation and the eventual exit.
Seven client purchases and the reasoning behind each one. Entry prices are compared with what neighbours paid in the same period, because buying below the crowd is where most of the gain is made.
Bought at $1,269 PSF as a new launch when the surrounding resale projects, My Manhattan (2010) and Modena (1997), were transacting at $9xx to $1,2xx PSF.
It was also a quantum play: $1.572m for a brand-new 4-bedder when surrounding 4-bedders were transacting at $1.5m to $1.7m.
Bought at $1,041 PSF when the nearby land bid, Parc Botannia, was selling at an average of $1,340 PSF, 28.8% higher, for only a two-year age gap.
A second unit in the same project, entered in the same launch window on the same thesis.
Bought at $723 PSF as a resale when the new launch next door, The Watergardens at Canberra, was selling at $1,4xx PSF. The price gap between new launch and resale was more than 100%.
That gap pulled resale prices up to catch up, closing the difference.
Within District 19, new projects like The Garden Residences were going for $1,7xx PSF, while older resale projects like Kingsford Waterbay hovered at $1,3xx to $1,4xx PSF.
Entering Florence at $1,4xx PSF was a clear choice: close to resale prices, with upcoming new-launch land bids to hedge against.
Bought at $2,4xx PSF as a new launch in the Core Central Region, at a time when the Rest of Central Region was potentially hitting $2,3xx PSF.
Transactions in the Leedon area were hitting $2,7xx PSF, so entering at $2,4xx was an opportunity created by the price gap.
Fourth Avenue was a price-dropped, discounted unit. Original owners had paid $2,5xx PSF, so getting in at $2,1xx to $2,2xx PSF was a clear choice, with past prices to hedge against.
In mid-2021, 99-year land bids concluded in the Rest of Central Region were already set to launch at $2,2xx to $2,3xx PSF, given breakevens of $1,9xx to $2,0xx PSF.
Getting a Core Central Region project at a Rest of Central Region price, by looking one year ahead, was a clear exit strategy.
Valuations as at Q1 2024. Gains are before costs and past performance is not a guarantee of future results.
Talk through your numbersThe Home Buyer Checklist is the viewing guide I wish every buyer carried. It is built from years of walking resale units and noticing what gets glossed over.
Ka Wai will reach out within one working day to answer any questions.
Download The Home Buyer Checklist (PDF)For your personal use only. Please do not share or distribute.
Singapore developers must sell every unit within 5 years of buying the land, or pay ABSD on the whole site. When a project nears that deadline, the leftover units get cleared at a discount. Tell me what you are looking for and I will message you the day a matching development is announced.
No newsletter. No weekly calls. Just the alert when it happens.
Ka Wai will call you shortly to note what you are looking for. After that, you only hear from him when a matching developer discount is announced.
Or WhatsApp Ka Wai now
Police work is about evidence, patience and asking the question nobody wants to answer. I bring the same discipline to property: data before opinion, a plan before a viewing, and honest advice even when it means telling you to wait.
As Associate Branch Director at PropNex, I work with home buyers, upgraders and investors across Singapore, from first appointment to a well-timed exit.
Ka Wai & Associates
Top producer and Platinum Achiever awards at PropNex and JNA Real Estate, year after year. Consistency matters more than any single win, because it means the framework works in every market.
I work within JNA Real Estate, a PropNex team of full-time realtors founded in 2017. Behind every listing and every purchase is an in-house media and marketing team, regular training on the market, and a network of colleagues sharing buyers and leads.
Every Google review of JNA Real Estate that mentions Ka Wai, shown in full and unedited. Names are as published on Google.
Ka Wai served us with excellence. He was able to help us find our home within a few weeks. We engaged other agents before but no one had the efficiency, attention to detail, presentation skills, patience and negotiation skills like him. His ability to be firm and also reasonable with other agents saved us almost $30,000. I have recommended him to two more of my friends and both of them have also given raving reviews. Ka Wai is the gold standard for what a property agent should be.
Had the pleasure of working with Ka Wai who helped us patiently navigate the process of buying our first home. He was easy to reach and made the process effortless and organised. We felt heard in our requests and ended up buying a home which is better than our dreams! Would highly recommend working with Ka Wai.
We strongly recommend Junese and Ka Wai from JNA. These 2 tag team agents are probably the most professional and dedicated ones that we have met. The video and photos of our house were very well done. They helped us filter, so we don’t have to entertain unnecessary house viewings. They kept us very updated on the status of each viewing on weekly basis. Our experience has been very pleasant. They did such a good job for us and we believe they will do the same for anyone who engage them. We strongly strongly strongly recommend them.
Kawai have served me throughout my property process of my commercial unit and despite few agents that previously assist me on marketing and selling but was not successful after a long period of time. However with kawai consisting effort even with few offers that was not ideal he persevered on and continue to help me to search for other potential buyer. I would highly recommend him as a great servicing agent and he is really patient and analyze base on my individual portfolio giving me good advice on my property planning. 👍
To support my 5 stars rating of Mr Ng Ka Wai, I have listed the reasons below.
1) Patience in explaining the process and checking our finances to ensure we could buy flat within our affordability, explaining how the timeline worked (buying n selling), listen to our desire of next flat, and discuss the practicality.
2) Systemically plan our viewing of flat in which not to disrupt our work schedule.
3) After every viewing, he would check how we felt about the viewing n share his thoughts.
4) He is very responsive to our messages.
Thank you, Ka Wai for all the help!
Ka Wai is a really knowledgeable agent who is really polite and patient with guiding us in finding the right property! I honestly would not have imagined getting a property that ticks most boxes if not for him and also learning on the go from him about things to look out for in properties. Thank You So Much Ka Wai.
Junese & Ka Wai were the team who helped to market our landed.
On first impression, J&K were always formally dressed (in blazers and long sleeves despite the blazing sun!) and carried themselves professionally all the time. They were well mannered and eloquent, which gave us good impression and assurance on how they would market our house to buyers in a similar manner. They were also the only team (amongst the 3 agents we tried throughout the sale period) who shared detailed analytics in form of presentation on our first meetup, ran us through how they would position the unit, provided timely updates on the transactions around the area, highlighted to us our direct comparable unit sales progress, and the impact of the new sales around the area to our asking price. Post viewings they would provide weekly updates on the buyers’ feedback of the unit, as they continued to filter out potential buyers so we did not need to waste too much time on random look-see viewings.
In terms of marketing methods, they used a holistic marketing approach such as using professional media (video / photos / write-up), analytics to follow-through with buyers (such as no. of times buyers click on the video links), targeted marketing on suitable buyers’ profile etc. Overall the experience was professional and positive.
Thank you for the good service J&K. Wishing you good luck and we will definitely recommend your service to our friends / neighbours!
Junese and Ka Wai have been very helpful to our concerns, and always never fail to impress us with their excellent service. Highly recommended 👍
Clients mention the videos and photos in their reviews for a reason. Every listing I take on goes through the same six steps, from pricing and decluttering to a signature home tour and targeted buyer campaigns, with a weekly update so you always know where the sale stands.
Before staging
After stagingBank valuations, competitor analysis, pricing strategy and the financial calculations, so the asking price is defensible before the listing goes live.
Assess the condition of the home, declutter and stage the space, identify what makes the unit different and storyboard the home tour video around it.
Professional wide-angle photography, a 360° virtual tour, a signature home tour video, social media ad campaigns and boosted listings on the major portals.
A sales kit with everything a buyer needs to know, screening so you only host serious viewings, and the home tidied, freshened and cooled before each one.
Feedback after every viewing, a weekly update on where each buyer stands, follow-ups with past viewers and the price negotiation itself.
Timeline planning, the paperwork, liaising with lawyers, the final inspection and a clean handover.
Still unsure? Ask me directly at the consultation. There is no wrong question.
No. The first appointment is a conversation about your situation and your numbers. If the right answer is to wait, I will say so.
Yes. The best plans start early. Knowing your affordability, timeline and options a year ahead puts you in a stronger position when the right unit appears.
That is fine. Take the checklist to your viewings and use it. If you want a second opinion on a specific unit or plan, I am happy to give one.
That is exactly what the first appointment is for. We work through your income, CPF, existing loans and cash so you know your real budget before you view anything.
Neither do I. Risk management is built into the framework. Every plan is stress-tested against higher rates and a slower market before we commit.
No. Most of my clients are first-time buyers and HDB upgraders. The framework works at every budget because it is about buying the right unit, not the most expensive one.
The checklist download appears immediately. I will reach out within one working day to say hello and answer any questions. No pressure, no follow-up spam.
We can model both paths: keep and buy, or sell and upgrade. Seeing the numbers side by side usually makes the decision clear.
Every recommendation comes with the data behind it, and every case study on this page is a real client exit. Ask me for the details at the consultation.
No. You decide the pace. My job is to make sure that when you do commit, it is to the right unit at the right price.
Most of my listings find a buyer within four to eight weeks once the pre-marketing is done. Pricing against the bank valuation and recent transactions, and launching only when the video and photos are ready, is what shortens the wait. You get a realistic timeline at the first meeting and a weekly update after every viewing.
There is no upfront marketing fee. Photography, the home tour video and the buyer campaigns are handled by my team as part of the listing. Professional staging is optional and quoted separately if you want it. Commission is payable only when the sale completes.
Share your situation and I will come back within one working day with a time to talk. Bring your questions, your doubts and your numbers.
Ka Wai will reach out within one working day with a time to talk.
Or WhatsApp Ka Wai now