Selling your home
Evidence-based pricing, honest feedback from viewings, and negotiation that protects your bottom line — for HDB flats and private homes.
Selling services →Property Advice You Can Trust
Helping Families Make Confident Property Decisions
I help families in Singapore sell, buy and upgrade their homes — with honest advice, clear numbers and no pressure at any point. If you're weighing up your next move, let's talk it through first.
Start here
What's your next move?
Choose the situation closest to yours. You'll see the concern I hear most often, how I help, and a sensible first step — no sign-up needed.
Buying a home
Common concern "How much can we really afford — and are we overpaying for this unit?"
How I help A realistic budget based on TDSR/MSR rules, a shortlist matched to your family's needs, and honest views on each unit — including the ones I'd walk away from. See buyer representation.
Recommended reading Resale condo vs new launch: how to choose
Suggested first step Work out your true budget before viewing anything. I can run the numbers with you in 20 minutes.
Selling your home
Common concern "What is my home actually worth, and how long will it take to sell?"
How I help A pricing opinion grounded in recent transactions in your block and estate, a marketing plan, and management of viewings and negotiation. See selling services.
Recommended reading Selling your HDB flat: process, timeline and costs
Suggested first step Get an honest pricing view before committing to anything — even if you end up not selling.
Upgrading from your HDB flat
Common concern "Can we afford to upgrade without stretching ourselves — and do we sell first or buy first?"
How I help A full timeline covering your sale, CPF refund, financing and the ABSD question, so both transactions line up without a rushed decision. See HDB upgrading.
Recommended reading Upgrading from HDB to condo: the full timeline
Suggested first step A no-obligation upgrading review: what your flat could sell for, and what that makes possible.
Investing in property
Common concern "Everyone has an opinion — I want numbers, not a sales pitch."
How I help Clear-eyed analysis of entry price, stamp duties, holding costs and realistic rental income before you commit — including when the honest answer is "don't buy this". See investment planning.
Recommended reading Resale condo vs new launch: how to choose
Suggested first step Share your budget and goals; I'll tell you what's realistic in today's rules before we look at any project.
Renting a home, or renting yours out
Common concern "I don't have time to screen listings or tenants, and I don't want surprises in the tenancy agreement."
How I help For tenants: a focused shortlist and negotiation on terms. For landlords: marketing, tenant screening, and a tenancy agreement that protects you. See rental & landlord services.
Recommended reading Property guides library
Suggested first step Tell me your budget or your unit's details, and I'll give you a realistic view of the current rental market.
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Hello, I'm Geraldine
Property decisions are family decisions. I treat them that way.
Most of my clients aren't serial investors. They're couples selling a first flat, parents upgrading for more space, or families helping ageing parents right-size. These decisions involve savings built over years — so my job is to slow things down, put the real numbers on the table, and let you decide without pressure.
I work across Singapore — Serangoon, Hougang, Sengkang, Tampines, Pasir Ris, Jurong, Clementi, Bukit Batok, Bukit Panjang, Choa Chu Kang and surrounding areas — and consult in English and Mandarin.
CEA R064688B
PropNex Realty Pte Ltd
English · Mandarin
Services
How I can help
Every engagement starts with a conversation about your situation — not a listing pitch.
Buying a home
A realistic budget first, then a focused search. I'll tell you what's wrong with a unit as readily as what's right with it.
Buying services →HDB upgrading
Sell-first or buy-first, CPF refunds, ABSD timing and moving logistics — planned as one coordinated timeline, not two separate deals.
Upgrading services →New launch consultation
Independent views on new projects — unit selection, pricing against nearby resale, and the trade-offs the showflat won't mention.
New launch directory →Investment planning
Entry costs, stamp duties, realistic rental yields and exit options — worked through before you commit, not after.
Investment services →Home valuation review
A grounded view of what your home could sell for today, based on recent transactions — useful even if you're not ready to sell.
Request a pricing view →My approach
Calm, methodical, and in this order
Listen first
We start with your family's situation, timeline and worries — not with what I have to sell.
Numbers on the table
Affordability, sale proceeds, CPF, stamp duties and monthly commitments, worked through together.
A plan you understand
Clear options with trade-offs spelled out. You choose the path; I'll tell you what I'd do in your shoes.
Execution, handled
Marketing, viewings, paperwork, negotiations and key milestones — managed and reported back plainly.
Where I work
Singapore, street by street
My pricing views come from transactions I've followed closely, not portal averages. Estates I serve most often:
Serangoon
Hougang
Sengkang
Tampines
Pasir Ris
Jurong East
Jurong West
Clementi
Bukit Batok
Bukit Panjang
Choa Chu Kang
Woodlands
Selling or buying elsewhere in Singapore? I assist clients island-wide — and will say so plainly if another specialist would serve you better.
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Property guides
Read before you decide
Plain-English guides with worked examples and the mistakes I see most often — written from real client situations.
Upgrading from HDB to condo: the full timeline
Sell first or buy first, the ABSD question, CPF refunds and a month-by-month timeline for a typical family family.
Read the upgrading guide →Selling your HDB flat: process, timeline and costs
From Intent to Sell to completion day — every step, how long each takes, and where sellers commonly lose money.
Read the selling guide →Resale condo vs new launch: how to choose
A side-by-side comparison of cost, timing and risk — with a decision framework I use with first-time private buyers.
Read the buying guide →New launches
Selected projects in the west
Independent project summaries with key facts, sources and last-verified dates — not marketing brochures.
Sora
440-unit, 99-year condominium at Yuan Ching Road by CEL Development, KSH and SingHaiyi, near Jurong Lake Gardens.
Sora project overview →LyndenWoods
343-unit CapitaLand development — the first residential project in Singapore Science Park, near Kent Ridge MRT.
LyndenWoods project overview →Otto Place EC
600-unit executive condominium at Plantation Close by Hoi Hup Realty and Sunway Developments, in Tengah forest town.
Otto Place project overview →Client experiences
What clients say
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Questions
Frequently asked questions
I focus on Singapore — Serangoon, Hougang, Sengkang (D19), Tampines, Pasir Ris (D18), Jurong East, Jurong West, Clementi, Bukit Batok, Bukit Panjang, Choa Chu Kang — and also assist clients in Woodlands, Sembawang, Jurong and surrounding areas.
No. The first chat on WhatsApp or over coffee is free and carries no obligation. Fees only apply if you later engage me for a transaction, and are always agreed in writing before any work begins.
Yes — coordinating both sides is one of my core services, especially for HDB-to-condo upgrades. The order of operations affects your ABSD, CPF refund and bridging needs, so we plan the sequence before either transaction starts. My upgrading guide explains the moving parts.
English and Mandarin. Where a transaction involves older family members, I'm happy to walk them through documents and procedures in Mandarin so everyone is comfortable with the decision.
Search my registration number R064688B in the Council for Estate Agencies public register at cea.gov.sg. I'm a registered salesperson with PropNex Realty Pte Ltd, and I'd encourage you to run this check on any agent you speak with.
Follow along
Property updates without the hard sell
I share market observations, estate walk-throughs and practical tips on social media — follow for updates between your property moves.
Ready when you are
Ready to make your next move?
A friendly, no-obligation discussion about your property plans — even if the plan is still half-formed. Most first chats take under half an hour.
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