POV Guy Property Intelligence

"I help owners upgrade and investors compound wealth."

Alan's Property Options
Advisory Brief

Consultation  ·  April 2026  ·  Prepared by Farhan Adenan, Associate Group Director

Strategic Objective

Maximising the equity locked in your Artra Condo to execute a strategic right-sizing — capturing a high-floor, view-facing home with generous outdoor space, while releasing significant capital liquidity along the Alexandra–Boon Lay corridor.

Your Situation

Where You Stand Today

A snapshot of your current position and what this move means financially.

Current Property

Development
Artra Condo
Alexandra Road · 3-Bedroom · 99-year Leasehold
Estimated Market Value
S$3,100,000
Current market estimate
Outstanding Loan
S$1,300,000
Balance remaining on mortgage

Estimated Transaction Flow

Sale Price
$3.1M
Artra gross
Loan Redemption
$1.3M
Balance cleared
Sale Costs
~$68K
Agent (2%) + legal
Net Proceeds
~$1.73M
Cash + CPF released

$3.1M − $1.3M loan − ~$68K costs = ~$1.73M net. This funds your down payment and leaves significant liquidity.

Purchase Parameters

Budget
$2M – $2.5M
Min Size
1,200 sqft
Location
Alexandra → Boon Lay
Timeline
April 2026

Must-Haves

High floor  ·  Good views  ·  Large patio / balcony  ·  ≥ 3 bedrooms

Income & TDSR Summary

Monthly income: S$20,000

TDSR cap (55%): S$11,000/mo

Max loan (15yr @ 3.5%): ~S$1.54M TDSR-limited

At age 50, max tenure = 15 years (MAS cap at age 65). BSD on $2.35M: ~S$78,600.

Your Goals

What We're Solving For

🏙️
Primary
Right-Size Into a Lifestyle Home
Step down from $3.2M to a $2–2.5M condo — but don't compromise on quality. High floor, great views, generous balcony. You're buying lifestyle, not just square footage.
💰
Primary
Unlock Capital From Artra
The $700K–$1M+ differential between your sale and purchase price frees up significant liquidity. That capital can be deployed into investments, savings, or future moves.
📍
Secondary
Stay West-Side Connected
Alexandra to Boon Lay is a well-served corridor with MRT access, highways, and strong amenities. Staying within it preserves your lifestyle routines.

Your Property Journey

The Mortgage Window & The Property Ladder

Why timing matters — and where this move fits in your wealth journey.

Mortgage Tenure vs. Monthly Payment

Based on S$1.54M loan @ 3.5% p.a. (TDSR-limited, 55% of S$20K income) — Alan's max monthly debt obligation is S$11,000. At age 50, the mortgage window is 15 years. Act now — every year of delay compresses the tenure further.

50 ✦
You are here
15-yr max tenure
~$11,000/mo (TDSR limit)
55
CPF Lock
BRS ~$105K into RA
Reduced OA for servicing
60
5-yr Tenure Only
Very high monthly payment
~$27,800/mo on $1.54M
65
Closed
No new mortgage
Cash purchase only

The Property Ladder — Your Strategic Staircase

▼ You are here
Current
Artra 3BR
$3.2M
→
Next Move
Target Condo
$2–2.5M
+ $1.5M liquid
→
Stage 3
RCR / CCR
$3.5M+
Deploy liquidity
→
Retirement
Paid-Up Asset
$4M+
Fully unencumbered
This right-sizing move isn't a step down — it's a strategic pivot. You exit the $3.2M tier, capture $1.5M+ in liquidity, and retain a quality lifestyle home. That capital — deployed wisely — becomes the fuel for Stage 3.

Market Context

Signals Relevant to Your Decision

Four macro signals that directly influence your timing and strategy in Q2 2026.

🏦
Interest Rates (SORA)
Singapore SORA has moderated from 2023 peaks. Bank mortgage rates hovering at ~3.2–3.8% for 2-year fixed packages — lower than mid-cycle highs, reducing monthly payment stress.
Favourable
📊
Private Resale Prices (URA)
RCR and OCR resale prices have held firm. The $1,300–$2,000 psf band in your target corridor (West Coast, Jurong) offers good value relative to CCR. Sellers are still transacting, but fewer are over-asking.
Stable / Watch
🏗️
Jurong Lake District (JLD) Transformation
The government's Jurong Lake District masterplan is one of Singapore's largest non-CBD commercial hubs under development. Properties along the Jurong / Lakeside / Tao Ching corridor stand to benefit from long-term URA uplift.
Long-term Catalyst
🔒
Cooling Measures (ABSD)
As a Singapore Citizen selling your only property first, ABSD is not applicable on your next purchase (first property). Timing the sale before OTP avoids the 20% ABSD entirely — this is critical sequencing.
Clear (if sell first)
Geopolitical Pulse: Global trade tensions and US tariff cycles continue to underpin Singapore's safe-haven real estate appeal. Institutional demand from overseas buyers remains selective but present in RCR/OCR. This supports floor prices in your target range.

Your Shortlisted Options

14 Units — Farhan's Breakdown

All units reviewed against your criteria: min 1,200 sqft · high floor potential · large patio · Alexandra–Boon Lay corridor.

Farhan's Pick
Your Artra (Current)
Within Budget
Slight Stretch
Other Options
Map data © OneMap

At-a-Glance Comparison

# Development Price Size BR/BA PSF Built Status My Rating
1Waterfront @ Faber$2,100,0001,281 sf4BR/3BA$1,6392018✅ Within Budget⭐⭐⭐⭐⭐
2Lake Life (2 Tao Ching)$2,350,0001,722 sf3BR/3BA$1,3652016✅ Within Budget⭐⭐⭐⭐⭐
3Lake Life (10 Tao Ching)$2,350,0001,722 sf3BR/2BA$1,3652016✅ Within Budget⭐⭐⭐⭐
4The Crest (101 PCC)$2,400,0001,323 sf3BR/3BA$1,8142017✅ Within Budget⭐⭐⭐⭐
5The Vision$2,500,0001,302 sf3BR/2BA$1,9202015✅ Within Budget⭐⭐⭐
6Whistler Grand (109)$2,550,0001,270 sf4BR/3BA$2,0082022🟡 Slight Stretch⭐⭐⭐⭐
7The Trilinq$2,580,0001,356 sf3BR/3BA$1,9032017🟡 Slight Stretch⭐⭐⭐
8J Gateway$2,588,0001,485 sf3BR/2BA$1,7432017🟡 Slight Stretch⭐⭐⭐
9Lakeville$2,600,0001,302 sf4BR/3BA$1,9972018🟡 Slight Stretch⭐⭐⭐⭐⭐
10The Crest (101 PCC)$2,650,0001,270 sf3BR/2BA$2,0872017Negotiable⭐⭐
11Whistler Grand (107)$2,650,0001,281 sf4BR/3BA$2,0692022Negotiable⭐⭐⭐
12Mon Jervois$2,680,0001,561 sf2BR/2BA$1,7172016Negotiable⭐⭐⭐
13Highline Residences$2,798,0001,206 sf3BR/4BA$2,3202018Negotiable⭐⭐
14The Clement Canopy$2,799,9991,345 sf4BR/4BA$2,0822019Negotiable⭐⭐⭐
Waterfront @ Faber
✅ Within Budget
48 Faber Walk · Apartment · 99-year
⭐ Farhan's Pick Best Value PSF
⭐⭐⭐⭐⭐
S$2,100,000
4 BR 3 BA 1,281 sqft Built 2018 $1,639 psf ✦ Lowest
Farhan's POV
Best entry price in the entire shortlist. At $1,639 psf, you're getting the cheapest square footage of any option — and it comes with 4 bedrooms. Built in 2018, it's in good condition. The "Waterfront" branding signals water-adjacent views and outdoor orientation. When you view, specifically request high-floor units facing the waterway/canal — these are the ones that tick your patio + view criteria.
Why it fits Alan
Lowest cost means maximum capital released from Artra sale (~$1.8M+ net). 4BR gives you a dedicated study or guest room. 1,281 sqft comfortably meets your minimum. Request the highest available floor, northwest-facing unit for patio evening light.
Lake Life
✅ Within Budget
2 Tao Ching Road · Executive Condo (Privatised) · 99-year
⭐ Farhan's Pick Largest Unit
⭐⭐⭐⭐⭐
S$2,350,000
3 BR 3 BA 1,722 sqft Built 2016 $1,365 psf ✦ Lowest
Farhan's POV
Best size-to-price in the entire list. 1,722 sqft for $2.35M is exceptional — that's $441 psf cheaper than Highline Residences. EC status means it was built to larger specs than typical private condos. Important: Lake Life TOP'd around 2016/2017 and should be privatised by 2026 — verify the exact privatisation date before proceeding. High-floor lake-facing units here have direct Jurong Lake views — exactly what you want.
Why it fits Alan
1,722 sqft = generous patio/balcony potential. Lake-facing high floor = stunning panoramic water views. EC units often have larger balconies than comparable private condos. 3BA suits a 3-bedroom layout well. Strong JLD appreciation story as a bonus.
Lake Life
✅ Within Budget
10 Tao Ching Road · Executive Condo (Privatised) · 99-year
⭐⭐⭐⭐
S$2,350,000
3 BR 2 BA 1,722 sqft Built 2016 $1,365 psf
Farhan's POV
Same development and price as #2 — same exceptional size. However, this unit has 2 bathrooms vs 3 bathrooms for the same price. All else being equal, choose the 3-bathroom unit at 2 Tao Ching Road unless this one has a meaningfully better stack or view orientation.
Why it fits Alan
Same 1,722 sqft and lake-view upside as above. Negotiate if possible — same price, fewer bathrooms gives you leverage.
The Crest
✅ Within Budget
101 Prince Charles Crescent · Condo · 99-year
⭐⭐⭐⭐
S$2,400,000
3 BR 3 BA 1,323 sqft Built 2017 $1,814 psf
🚇 10 min walk · EW18 Redhill MRT
Farhan's POV
Best location connectivity in the list. Prince Charles Crescent is in D3 — a well-established Alexandra/Queenstown district. 10-min walk to Redhill MRT puts you on the East-West line. The PSF premium ($1,814) over the Jurong options is the "location tax" you pay for proximity to the city. 3BR/3BA is an excellent configuration at this size.
Why it fits Alan
Familiar neighbourhood — close to your current Artra address. High-floor units in The Crest have city fringe and park views. 3BA is practical for guests. Within budget with ~$800K capital released.
The Vision
✅ Within Budget
73 West Coast Crescent · Condo · 99-year
⭐⭐⭐
S$2,500,000
3 BR 2 BA 1,302 sqft Built 2015 $1,920 psf
Farhan's POV
Solid West Coast address but this is the oldest development in the list (2015 — 11 years old by 2026). At $1,920 psf you're paying a premium for an older unit. Inspect condition carefully — ageing facilities, pipe conditions, and AC systems need due diligence. The size at 1,302 sqft and only 2 bathrooms limits the lifestyle premium.
Why it fits Alan
At budget ceiling ($2.5M) but offers West Coast proximity. Check lease remaining (started 99yr in ~2013) and facility condition before committing.
Whistler Grand
🟡 Slight Stretch
109 West Coast Vale · Condo · 99-year
Newest Build (2022)
⭐⭐⭐⭐
S$2,550,000
4 BR 3 BA 1,270 sqft Built 2022 $2,008 psf
Farhan's POV
Newest development in the entire shortlist (2022). Only 4 years old — modern fittings, full facility warranty, fresh facilities. The 4BR/3BA configuration in 1,270 sqft is compact per room, but the overall quality premium is real. Note: 1,270 sqft is at the borderline of your 1,200 sqft minimum — confirm the actual floor area (exclude void spaces) with the agent.
Why it fits Alan
Best build quality in the list. High-floor units at West Coast Vale can have reservoir/park views. $50K stretch from $2.5M budget for 2022 newness may be worth it. Verify balcony size specifically.
The Trilinq
🟡 Slight Stretch
28 Jalan Lempeng · Condo · 99-year
⭐⭐⭐
S$2,580,000
3 BR 3 BA 1,356 sqft Built 2017 $1,903 psf
🚇 8 min walk · EW23 Clementi MRT
Farhan's POV
Good Clementi address with strong MRT proximity (8 min to Clementi EW23). 3BR/3BA is a well-configured layout and 1,356 sqft gives decent room sizes. The Clementi-One-North corridor is benefiting from tech sector growth. However, at $2.58M it's $80K over your stated budget with no exceptional feature to differentiate it from The Crest at a lower price.
Why it fits Alan
Good if proximity to NUS/one-north area matters. 3 bathrooms is a plus. Views depend on the specific stack — Clementi-facing vs park-facing stacks differ significantly. Request the stack facing away from the MRT overhead for quieter living.
J Gateway
🟡 Slight Stretch
Jurong East · Condo · 99-year
⭐⭐⭐
S$2,588,000
3 BR 2 BA 1,485 sqft Built 2017 $1,743 psf
🚇 5 min walk · NS1/EW24 Jurong East MRT
Farhan's POV
Best MRT connectivity in the list — 5 minutes to Jurong East interchange. 1,485 sqft is the second-largest 3BR in the shortlist, giving generous room proportions. However, J Gateway is integrated into a commercial mall hub — expect urban views (roads, commercial buildings) rather than nature views. The "large patio with views" brief may not align with the J Gateway's urban context.
Why it fits Alan
Best for lifestyle convenience — mall, MRT, amenities at your doorstep. Largest 3BR below $2.6M. However, verify view orientation: upper floors facing the lake or greenery are the ones to target, avoiding units facing the Jurong East commercial cluster.
Lakeville
🟡 Slight Stretch
1 Jurong Lake Link · Condo · 99-year
⭐ Farhan's Pick Best Views
⭐⭐⭐⭐⭐
S$2,600,000
4 BR 3 BA 1,302 sqft Built 2018 $1,997 psf
🚇 7 min walk · EW26 Lakeside MRT
Farhan's POV
This is the views play — and nothing else in this list comes close. Jurong Lake Link is literally named after the lake it borders. High-floor lake-facing units at Lakeville have an unobstructed panoramic view of Jurong Lake. In the evening, the lake reflects the sunset. This is the unit Alan views in the morning and doesn't want to leave. The $100K stretch above your stated budget is entirely justified by the view premium — and this is the most JLD-upside property in the list.
Why it fits Alan
High floor ✓  |  Lake views ✓  |  4BR/3BA ✓  |  1,302 sqft ✓. This is the only property in the shortlist that directly delivers on all three of your lifestyle criteria. Request specifically: lake-facing, high floor (above 20th), and ask about balcony dimensions. Jurong Lake District plans only reinforce the upside.
The Crest
For Consideration
101 Prince Charles Crescent · Condo · 99-year
⭐⭐
S$2,650,000
3 BR 2 BA 1,270 sqft Built 2017 $2,087 psf
🚇 10 min walk · EW18 Redhill MRT
Farhan's POV
Same development as Unit #4 (The Crest at $2.4M) but $250,000 more expensive for a smaller unit — 1,270 sqft vs 1,323 sqft, and only 2 bathrooms vs 3 bathrooms. This appears to be a higher floor premium for an inferior configuration. I would direct Alan firmly toward the $2.4M unit in this development unless this specific unit has a dramatically superior view stack.
Why it fits Alan
Skip this in favour of the $2.4M Crest unit. Better value, more space, more bathrooms — for $250K less.
Whistler Grand
For Consideration
107 West Coast Vale · Condo · 99-year
⭐⭐⭐
S$2,650,000
4 BR 3 BA 1,281 sqft Built 2022 $2,069 psf
🚇 17 min · JE7 Pandan Reservoir MRT
Farhan's POV
This is the 2022-built Whistler Grand at $2.65M — $100K more than the $2.55M unit. For $100K extra in the same development, verify what you get: higher floor, better stack, or a different layout? Also note the MRT is 17 min away — the furthest in the list. The 2022 build quality story remains valid, but the value case weakens above $2.6M.
Why it fits Alan
If viewing Whistler Grand, start with the $2.55M unit first. Use this unit as a floor/view comparison benchmark, then negotiate down.
Mon Jervois
For Consideration
47 Jervois Road · Condo · 99-year · D10
⭐⭐⭐
S$2,680,000
2 BR 2 BA 1,561 sqft Built 2016 $1,717 psf
🚇 12 min walk · EW18 Redhill MRT
Farhan's POV
Jervois Road is a prestigious D10 address — this is one of Singapore's most sought-after private residential streets. The 1,561 sqft for a 2BR is extraordinarily spacious; the layout will feel mansion-like. However, only 2 bedrooms is a significant lifestyle limitation if Alan needs a guest room or study. The PSF at $1,717 is reasonable for D10. Best as a capital appreciation play, not the lifestyle home brief.
Why it fits Alan
Consider only if downsizing to a couple-centric lifestyle with no need for a third bedroom. The Jervois address appreciates well long-term. But it doesn't check the "views and patio" criterion as strongly as lakeside options.
Highline Residences
For Consideration
13 Kim Tian Road · Condo · 99-year
⭐⭐
S$2,798,000
3 BR 4 BA 1,206 sqft Built 2018 $2,320 psf ✦ Highest
🚇 7 min walk · EW17 Tiong Bahru MRT
Farhan's POV
Highest PSF in the shortlist at $2,320 — I would not recommend this for Alan's brief. At $2.798M, you're paying nearly top-of-budget for 1,206 sqft — the smallest unit that barely meets the 1,200 sqft minimum. The 4 bathrooms in 1,206 sqft is space-inefficient (each bathroom eats into living area). Tiong Bahru is a charming heritage neighbourhood, but the value proposition is poor compared to Waterfront@Faber or Lake Life.
Why it fits Alan
The Tiong Bahru lifestyle is strong but the numbers don't work for Alan's brief. Skip.
The Clement Canopy
For Consideration
16 Clementi Avenue 1 · Condo · 99-year
⭐⭐⭐
S$2,799,999
4 BR 4 BA 1,345 sqft Built 2019 $2,082 psf
Farhan's POV
Strong school-belt appeal — proximate to NUS, Anglo-Chinese (Independent), SCGS, and Henry Park Primary. At $2.8M it's at the very top of the shortlist price-wise. 4BR/4BA in 1,345 sqft means compact individual rooms. Built 2019 — reasonable age. If school proximity is a key factor for Alan's family, this has a specific niche. But for views + patio, Lakeville wins decisively at $200K less.
Why it fits Alan
Only if school proximity (Clementi/ACS(I)/NUS) is a primary lifestyle requirement. Otherwise, Lakeville at $2.6M gives superior views, a lake address, and 4BR at $200K less.

Area Intelligence

The Alexandra–Jurong Corridor

Three distinct sub-markets within your target zone — each with different lifestyle and capital dynamics.

Alexandra / Queenstown
D3 · The Crest · Mon Jervois · Highline
  • EW line access via Queenstown, Redhill, and Tiong Bahru MRT stations
  • Alexandra–Harbourfront precinct seeing ongoing F&B and commercial activation
  • URA Masterplan identifies the area for mixed-use intensification
  • Proximity to CBD (~10 min by MRT to Tanjong Pagar) adds rental appeal
  • Mature estate with strong school and amenity network

For Alan: Best for city connectivity and familiar neighbourhood. Views are urban (city fringe / park). Not the water-view corridor.

West Coast / Clementi
D5 · Waterfront@Faber · The Vision · Whistler Grand · Trilinq
  • Well-served by West Coast Highway and AYE for cross-island access
  • One-North / Biopolis / Mediapolis tech cluster drives rental demand from expats
  • NUS proximity creates stable academic/research tenant pool
  • West Coast Park offers green recreational access
  • Clementi MRT on EW line; Circle Line expansion ongoing

For Alan: Best for a balanced lifestyle — green, well-connected, rental-resilient. Waterfront@Faber in particular has water-adjacent character. Views vary by stack — confirm before committing.

Jurong Lake District
D22 · Lake Life · J Gateway · Lakeville
  • Singapore's second CBD — largest commercial hub outside city centre under development
  • Direct waterfront along Jurong Lake — one of few reservoir-adjacent residential corridors
  • EW line (Lakeside, Chinese Garden, Jurong East) provides multi-directional access
  • Upcoming Jurong Regional Line further cements the area's connectivity
  • URA has earmarked JLD for significant commercial, hotel, and lifestyle density by 2030+

For Alan: Best long-term appreciation story in the shortlist. Lake-facing units here are irreplaceable — no new lakeside supply coming. JLD plans directly benefit Lakeville, Lake Life, and J Gateway owners.

Why Property

The Leverage Advantage

The same $800K capital deployed in stocks vs. property — why property wins for wealth building.

Stocks — S$800K Deployed
S$800,000 invested directly
+S$280K
After 3 years @ ~12% p.a.
Return on Capital: ~35%
vs
Property — S$800K Controls S$2.35M Asset
S$800K down · S$1.55M loan · S$2.35M asset
+S$493K
After 3 years @ ~7% p.a. capital growth
Return on Capital: ~62%
🏛️
Government-Backed Supply Control
Singapore land is finite and state-managed. GLS supply is calibrated. The government has a structural interest in price stability — this is your downside protection.
🔒
Forced Savings
Every mortgage payment builds equity. Unlike stocks, you can't panic-sell your home at 3am. Property enforces discipline that most investors lack.
🏠
Live in Your Investment
You occupy and enjoy the asset while it appreciates. The lifestyle and capital return are inseparable — a rare dual benefit that no other asset class offers.
The right-sizing story: Selling Artra at $3.1M, clearing the $1.3M loan, and buying at $2.35M puts ~S$840K of residual cash back in your hands after down payment and costs. At age 50 with a $20K/month income, your TDSR is already well-managed. That $840K deployed at 4–5% generates ~$33–42K/year passively — while your new property continues to appreciate. This is what smart right-sizing looks like.

Recommended Strategy

Farhan's Expert Recommendation

Right-Size Smart: Capture Views, Release Capital, Ride the JLD Wave

My Top 3 Picks for Alan

🥇 Best Overall Pick
Lakeville
S$2,600,000 · 4BR · 1,302 sqft
Only unit that directly delivers on ALL criteria: high floor + unobstructed lake views + 4BR + JLD appreciation. The $100K stretch above budget is the most justified spend in the shortlist.
🥈 Best Value Play
Waterfront @ Faber
S$2,100,000 · 4BR · 1,281 sqft
Lowest PSF in the list at $1,639. 4BR gives flexibility. Maximises capital released from Artra (~$1.8M+ net). Best if releasing maximum liquidity is the priority.
🥉 Best Space + Views Combo
Lake Life (2 Tao Ching)
S$2,350,000 · 3BR · 1,722 sqft
Largest unit in the shortlist at 1,722 sqft. EC spec means larger balconies and better space per dollar. Lake-facing high floor stacks have stunning Jurong Lake views.

Why Act Now

  • Interest rates have moderated from cycle highs — your mortgage cost is lower now than 12–18 months ago
  • The Jurong Lake District is early in its transformation arc — entry now captures the appreciation ahead, not after
  • Selling Artra first avoids 20% ABSD entirely — you must sequence the sale before exercising OTP on your next purchase
  • At age 50 with a $20K income, your TDSR allows ~$1.54M in borrowing — sufficient for all top picks with your $1.73M net proceeds covering the balance
  • The capital you release from this downsize can be put to work immediately — delay costs you passive income opportunity

Next Steps

Immediate
Confirm Outstanding Loan on Artra
This determines exact net proceeds and how much you're working with. Contact your bank for the redemption statement.
Short-Term
Schedule Viewings for Top 3
Specifically request: high floor · lake-facing stack for Lakeville & Lake Life · northwest-facing for Waterfront@Faber. I'll arrange access.
Follow-Up
Appoint Bank for In-Principle Approval
Lock in your IPA now so you can move fast when you find the right unit. Rates and offers change quickly in this market.