Shaun-Paul Lopez

24/08/2026

The EC income ceiling is going up to S$18,000, and I'd guess it doesn't apply to whichever EC you have open in another tab right now. That's the part getting lost in most of the conversations I've had this week, because there's a tender date attached to it that decides which set of rules you actually fall under.

So if you're earning somewhere between S$16k and S$18k, my advice is usually the opposite of what you'd expect. This is a reason to plan more carefully rather than move more quickly, and the households who come out of it well are the ones who use the time to compare a future EC properly against a resale condo or a new private launch instead of buying whatever happens to be launching this quarter.

Have a look through the slides, then send me "EC" with your household income, current property, budget and preferred area and I'll map out the routes with you.

24/08/2026

I had two enquiries this week from households earning almost exactly the same amount, and my honest answer to each of them was completely different. One of them should be looking at an HDB flat, and the other really shouldn't, and it has very little to do with what they earn.

Now that the income ceiling has moved, most of the messages coming in are about whether someone qualifies, which is fair enough, but qualifying is the easy part and it doesn't tell you very much about what you should actually be buying. The slides walk through what changed and then the bit that matters more, which is how cash flow, CPF, grants and how long you plan to hold all pull the answer in different directions.

If your income or your plans have shifted, send me "HDB" along with your household income, your current property situation and a rough budget, and I'll go through the realistic options with you.

02/07/2026

Yesterday I wrote about the widening gap between HDB flats and private condos. This morning the Q2 flash estimates landed, so it's only fair I come back and show you what the fresh numbers actually say, because the picture is more mixed than a simple "the gap keeps widening" line suggests.

The broad direction held up, private home prices rose just 0.5 per cent in Q2, easing from 0.9 per cent the quarter before, while HDB resale prices slipped another 0.3 per cent, their second straight quarterly dip. So both markets cooled much as expected.

However the gap this quarter didn't widen because mass-market condos raced ahead of flats... it widened at the top. Landed homes jumped around 2.6 per cent and Core Central Region condos rose about 2 per cent which is what pulled the private index up... whereas suburban Outside Central Region condos actually slipped by roughly 0.2 per cent and non-landed private prices as a whole edged down.

Meanwhile, HDB resale softened across more towns with analysts pointing to a weaker jobs outlook and a fuller pipeline of BTO supply.

So if you're a typical HDB upgrader eyeing a suburban condo... your target didn't run away from you this quarter, both sides eased together. The real divergence we're seeing is the very top of the market pulling ahead of everyone else, which Nicholas Mak of Mogul.sg described as a growing wealth gap between the richest quarter of the population and the rest.

Two caveats:

These are flash estimates and tend to get revised, so treat them as a first read. Some analysts expect the HDB resale index to bottom out around the next quarter and possibly start recovering later this year. Views differ on where resale goes next: Mak expects the HDB resale index to bottom around the coming quarter and start recovering in the last stretch of this year, while others, like Realion's Christine Sun, are more cautious and see continued pressure as buyers chase affordability.

If you're thinking of upgrading, be sure to run your own numbers against today's prices and your own timeline!

30/06/2026

The gap between an HDB flat and a private condo has never looked wider.

Since 2020 the median HDB resale flat is up around 48% while new suburban condos are up around 66%, so both have climbed but the private side has clearly run away faster. And that gap keeps stretching wider every year.

Why is it happening?...

Public housing is kept affordable on purpose while private has no such ceiling over it, and a growing population, partly through immigration meant to keep our economy competitive, keeps demand firm. DBS even reckons in its "Singapore 2040" report that average private psf could roughly double to around S$4,000 by 2040.

Here's the part that actually matters if you're eyeing an upgrade... it's your own purchasing power. The further the home you want pulls away from the flat you'd sell to fund it, the more of that jump has to come out of your own income and savings rather than your sale proceeds.

So if the numbers genuinely stack up for your situation today, waiting tends to cost you purchasing power rather than save it... run your own figures first and decide from where you're actually heading.

Thinking about your next step? That's the kind of conversation I'm always happy to have. 😊

16/03/2026

Some homes are newly built.
Others are thoughtfully finished so you can move in without doing a thing.

This freehold 3.5-storey back-to-back semi-detached in the East falls into the second group.

Completed in 2024 and only occupied in May 2025, the house sits on 3,373 sq ft of land with a generous built-up of about 6,937 sq ft. The layout includes 5 ensuite bedrooms (with 3 large master suites) and can be reconfigured to 7 bedrooms if needed.

The design makes full use of space and light. A double-volume living hall forms the heart of the home, while the private lift connects all four levels for daily convenience.

Outside, the home opens to a lap pool with a waterfall wall, jacuzzi, and outdoor dining area. Parking space comfortably fits three cars.

Inside, the finishes were done with long-term living in mind. About $500K went into renovation and fitted carpentry, including Scavolini kitchen cabinetry, V-Zug appliances, and sanitary fittings from Villeroy & Boch and Gessi.

The house also includes practical upgrades such as solar panels, EV charging, and a smart home system.

Location-wise, it sits between District 14 and District 15 conveniences … about a short walk to Kembangan MRT and Eunos MRT. Food options and daily amenities around Frankel Estate, Changi Road, Telok Kurau, and Eunos Crescent are all nearby.

For families, St Stephen’s School is within 1km, with several other primary schools within a 2km radius.

For the full details, floorplans, or to RSVP for the upcoming open house, contact Shaun-Paul Lopez here:
https://wa.me/6582585190

UPSCALE and elevate your living with this better-than-new back-to-back Semi-Detached in the East

* 3.5 Storey Detached-like presence
* Freehold
* Rebuilt in 2024 / Occupied in May 2025 (less than 1 year)
* Land size: 3,373sf
* Build-up area: 6,937sf
* 5 ensuite bedrooms (including 3 large master suites) - can be converted to 7 bedrooms
* 1 helper’s room
* 7 bathrooms
* Regular plot with 12.3m wide frontage
* Face Northeast (front), North (side) and South (side): no afternoon sun
* Italian Travertine stone feature wall front facade
* Spacious porch with 3 parking lots
* Lap pool, waterfall feature wall, jacuzzi, and outdoor dining
* Double volume height ceiling in light-filled living hall
* Private lift to all 4 levels, and comfortable ramp to level 1
* $500K renovation & fitted carpentry - 100% move-in condition (better than ‘bare’ developer units)
* Luxurious Scavolini kitchen cabinets and wardrobes
* High-end appliances from V-Zug - oven, steam oven, integrated fridge, w**e cooler, induction hub, hood
* High-end sanitary fittings from Villeroy & Boch and Gessi
* Additional family areas, balconies and terrace on L2 and L4
* Future-proof technology - Solar power panels, smart home system and EV charger

Accessible ‘District 14.5’ location - heart of Dist 14 and Dist 15 convenience

* Minutes’ stroll to Kembangan MRT (440m) and Eunos MRT (670m)
* Near eateries and shops at Frankel estate, Changi Road, Telok Kurau estate and Eunos Crescent market
* Within 1km to St Stephen’s School, and 2km to 8 Pri Schools (e.g. Tao Nan, Maha Bodhi, Ngee Ann Pri)

Contact your preferred HLD Consultant for 3D tour, floorplans and/or to RSVP for the upcoming open house!

Another Exclusive Listing of:

Huttons Landed Division (HLD)
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Huttons Real Estate Group
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16/03/2026

Freehold detached homes in Frankel are hard to come by ... and this one sits in a quiet part of Jedburgh Gardens while staying close to daily essentials in East Coast.

Set on about 4,300 sq ft of land with a wide frontage of more than 15 metres, this 2.5-storey detached house gives buyers plenty of room to rework the space to suit modern family living. The existing home comes with 5+1 bedrooms, large living and dining areas, and an estimated built-up of 5,583 sq ft ... a practical fit for multi-generational households.

The north-east facing orientation brings in good natural light and airflow, and the garden adds a lovely touch to the home environment.

School options nearby include:
Ngee Ann Primary School
Opera Estate Primary School
St. Stephen’s School

Also within 1 to 2 km:
CHIJ (Katong) Primary
Haig Girls’ School
Tao Nan School

For buyers who want a freehold landed address in District 15 with strong space, good proportions, and room to renovate, this is one worth looking at.

Listing details:
[https://singaporelanded.com.sg/agent/shaun-paul_lopez/listing_details/21899](https://singaporelanded.com.sg/agent/shaun-paul_lopez/listing_details/21899)

To get the 3D tour, floorplans, or arrange a viewing, contact Shaun-Paul Lopez here: https://wa.me/6582585190

04/03/2026

https://youtu.be/FoPvWcmaHjg
What is one of the best ways to kick off the Year of the Fire Horse… ? With a TTT CNY Lohei celebration! 🥢🍊

Lots of laughs, games and energy around the tables... with Boss Tony Teo being the "bao ka liao" Host, Emee, Game Master and 财神爷(so many ang baos given🧧😲)! Power hor?!

Grateful to be part of a team that believes in pushing each other higher… Together To The Top, TTT huat ah!

What is one of the best ways to kick off the Year of the Fire Horse… ? With a TTT CNY Lohei celebration! 🥢🍊Lots of laughs, games and energy around the tabl...

02/03/2026

🏮 TTT CNY Celebration 2026 🏮
Good food. Good laughs. Great Company. Awesome Team!
Blessed to be in TTT. Thank you Boss Tony Pro!
2026, TTT Huat ah.

01/03/2026

Launch day moves fast... Good units are gone in minutes!
This tool lets me filter stacks, compare prices, spot value gaps and read live take-up patterns on the spot. With a clear view comes faster decisions.

If you are a buyer and want a sharper edge on launch day, message me.
Let’s secure the right unit, not just any unit.

01/03/2026

Huttons Landed Division (HLD) CNY Lohei 2026

Wishing our clients, partners, and fellow cobrokers a healthy and prosperous year ahead.

If you’d like to work with a consistent, committed landed team, message Shaun-Paul Lopez at https://wa.me/6582585190