SELL SINGAPORE PROPERTY IN 2026 WITH CLARITY & CONFIDENCE
Contacting a property agent to discuss selling your biggest asset can feel unnerving, whether you own an HDB flat, a condominium, or a landed home. You might be overseas, juggling a demanding career, planning a careful upgrade for your family or even right-sizing in your golden years.
My role is to make your decision to sell your Singapore property a calm, structured, and well‑informed process.
On this page, I’ll walk you through what happens when you contact me about selling your property in Singapore. From our first chat, to pricing, marketing, timelines, costs, and strategy.
By the end, you’ll know what to expect and whether we are the right fit to work together.
1) THE INITIAL CONTACT
When you get in touch about selling your property, I’ll schedule a convenient time to visit your home and sit down with you (and any co‑owners) for a proper discussion.
For overseas Singaporeans and foreign homeowners, this can be done via video call first, followed by a visit when you are back or when I meet your appointed representative in Singapore (usually a family friend or relative).
At this point, I only need two key pieces of information:
- Your property address
- The occupancy status – vacant, tenanted, or owner‑occupied
We can have a broad conversation over the phone, but meeting in person usually leads to a much clearer plan. It allows me to see the property, read the space the way buyers will, and understand what matters most to you.
My goal for this first visit is simple: to understand your situation and provide clear, honest information about what selling your Singapore property would mean for you, regardless of whether you ultimately decide to work with me.
#NoStress
#NoPressure
#FriendlyVisit
SELLERS LIKE TO ASK
Q1 : How much can my property fetch?
Many sellers ask this even before we meet.
The selling price will affect your next home, your loans, and your broader financial plans. However, any estimate given without seeing the property is only a rough guide.
Two apartments in the same stack can look completely different inside. Renovations, layout, facing, light, condition, and even how well the unit is maintained all influence how buyers respond and what banks will value it at.
For landed homes, there are even more factors: land shape, elevation, road level, neighbours, redevelopment potential, and more.
During or soon after my first visit, I will:
- Review recent transactions and ongoing listings around you
- Compare your unit’s attributes with others
- Consider current demand for your property type
- Share a reasoned price range and possible strategies
This gives you a realistic feel of what your property can command in the current market, instead of just a hopeful asking price.
BEFORE YOU SELL
Eligibility, MOP & Financial Planning
Before taking the sale decision, we first need to confirm whether you can actually sell.
HDB FLATS: MINIMUM OCCUPATION PERIOD (MOP) & INTENT TO SELL
If you are an HDB owner, you must usually meet the Minimum Occupation Period (MOP) before you can sell on the open market.
- For most flats, the MOP is five years from key collection.
- Certain schemes, such as Prime Location Public Housing (PLH), have a 10‑year MOP.
- Some special cases (inherited flats, divorce, financial hardship) may require HDB’s specific approval.
Once you are ready to proceed, you will need to register an Intent to Sell via the HDB portal (My Flat Dashboard). This is mandatory before you can grant an Option to Purchase for your flat.
PRIVATE PROPERTY: SELLER STAMP DUTY & LOAN MATTERS
For private property sellers, there is no MOP, but there are important financial points to check:
- Seller’s Stamp Duty (SSD): If you sell within four years of purchase, SSD of up to 16% may apply.
- Loan lock‑in periods and penalties with your bank
- How your sale decision might affect Additional Buyer’s Stamp Duty (ABSD) if you plan to buy another property
- Current bank valuations and how they compare with your target price
PLANNING YOUR NUMBERS
Before we formally list, I will help you work through:
- Your outstanding mortgage
- CPF funds used (and accrued interest) that must be returned
- Expected sale price range
- Legal, tax, and transaction‑related costs
This gives you a clear estimate of your net sales proceeds and how much you will have for your next purchase or other plans.
Many Singapore home sellers tell me that this early clarity is one of the most helpful parts of our first meeting.
2) DAY OF APPOINTMENT
On the day of our appointment, you do not need to spend hours tidying the home. I usually do not take marketing photos during the first visit.
We start with a relaxed tour of your property. This is your chance to point out features that you love, improvements you have made, and any constraints you are worried about.
As we walk through, I’ll assess the property from a buyer’s perspective, making mental notes on details that could help in selling your Singapore property.
(A) THE BUYER’S PERSPECTIVE
Understanding how buyers think is central to a good sale.
By putting myself in their shoes, I can anticipate questions such as:
- How noisy is it during peak hours?
- What is the view really like from the living room and bedrooms?
- How does this layout compare with nearby units?
- Are there any upcoming developments nearby that will change the environment?
We then adjust our strategy to address these questions before buyers even raise them – in the listing, during viewings, and in negotiations.
What do I need from you?
Your permission to provide a frank, respectful assessment of your property. Some comments may be direct, but they are always meant to help you secure the best outcome.
(B) IS SELLING THE BEST OPTION?
We will talk through your reasons for wanting to sell, which may include:
- Upgrading to a larger home or a private property
- Right‑sizing after children have moved out
- Relocating overseas
- Restructuring loans or reducing debt
- Estate planning or portfolio rebalancing
Over the years, I have had many conversations in which we concluded that selling was not the best move at that moment. In such cases, we may explore:
- Refinancing or restructuring your loan
- Renting out the property instead of selling
- Holding the property for a few more years
- Selling another asset first
If, after discussion, selling still serves you best, we proceed. If not, I’d rather advise you not to proceed with the sale than push for a transaction that does not make sense.
(C) WHAT PRICE CAN THE PROPERTY FETCH?
Once you understand buyers’ likely reactions, we move on to price.
Our discussion on the target sale price will draw on:
- Your property’s specific strengths and weaknesses (view, layout, condition, level, facing, tenure)
- Recent transactions and current asking prices for similar units
- Broader demand for that property type (HDB, condo, landed, boutique development, luxury project)
- Bank valuations and HDB valuation considerations (including any potential Cash Over Valuation for resale flats)
Getting the price right is one of the most important factors when selling a property. Over‑pricing leads to long listings and stale interest. Under‑pricing leaves money on the table.
We will agree on:
- A realistic target price
- A narrower acceptable range
- How firm or flexible we want to be in negotiations
The price is always something we must both be comfortable with.
“Price is what you pay; value is what you get.”
by Warren Buffet
When we price your home, I keep this principle in mind so buyers see clear value in the asking price.
(D) MARKETING AND TIME TO THINK
I will then outline a customised marketing plan for your property. Depending on the property’s profile and objectives, this can include:
- Professional photography
- Home staging
- 360 virtual tour
- Featured listings on major property portals
- Targeted outreach to my buyer and agent network
- Thoughtful viewing arrangements that respect your privacy, tenants, and family routines
- Discreet marketing for high‑profile or high‑value homes
We will also go through the terms of engagement and how I work.
Selling a home is a major decision. There will be no rush to sign anything on the spot. This runs counter to what many sales trainers teach, but it aligns with how I prefer to be treated.
Take the time you need. The purpose of my visit is to understand your needs and share my views, not to push a contract at you.
Work with me only if what I share makes sense, you are comfortable with me, and you trust me with your property.
SELLERS LIKE TO ASK
Q2 : How long will it take to sell my property?
It is natural to wonder how fast you can complete the sale and move on to your next step.
I am often asked for bold promises like “three days” or “one week”. The honest answer: the time needed depends on several factors.
AFFORDABILITY
The higher the asking price, the smaller the pool of buyers who can comfortably afford it.
- A realistically priced HDB flat in a popular estate may secure offers quickly.
- A high‑end landed home or penthouse targets a much narrower audience, so marketing must be more focused and the timeline may be longer.
The bigger the qualified pool of buyers, the better our chances of securing a good deal in a shorter time.
COMPETITION & SUPPLY
We will look closely at:
- How many comparable units are on the market now
- How long they have been listed
- Their asking prices versus recent transacted prices
If you want to sell your Singapore property faster, we may need to price more competitively than nearby listings or present a clearly better value.
GENERAL DEMAND
Some segments move consistently; others are more cyclical.
We will examine:
- Historical transaction volumes for your property type
- Current sentiment for your area and segment
- Recent policy changes that may affect buyers
This helps us set realistic expectations for both price and timing.
IS THE PROPERTY TENANTED?
Tenancy can be an advantage or a complication, depending on the buyer pool.
(a) Access For Viewings
Scheduling viewings for tenanted properties is often more challenging. If the tenant is frequently overseas, works shifts, or allows only very limited timing, we may miss some buyers.
(b) Who Is Buying?
In an investor‑driven market, a tenanted property with stable rental may be attractive.
In a market (or a particular condo type) where most buyers are purchasing to stay, a tenancy becomes a hindrance.
(c) Presentation
If the property is occupied, cluttered, or heavily personalised, it can be harder to show it at its best. This affects the price the property could fetch.
TYPICAL TIMEFRAMES
The standard CEA exclusive agreement runs for three months.
I cannot promise the moon, but I endeavour to secure a buyer for your property as soon as conditions reasonably allow.
SELLING COSTS & TAXES
Understanding the numbers is essential before you sell your Singapore property, especially if you are planning an upgrade or managing several properties.
MAIN COSTS INVOLVED
Typical costs for Singapore property sellers include:
- Property agent’s commission – my fee for helping you
- Co‑broking commission – usually paid out of the total commission when a buyer’s agent is involved
- Legal fees – for your conveyancing lawyer
- HDB administrative fees – for resale applications and related services (for HDB flats)
- Valuation fees – if a formal valuation is needed
- Seller’s Stamp Duty (SSD) – if applicable
- Touch up fees – if the property needs some work before it goes onto the market
HDB sellers usually do not need to worry about SSD because the MOP is already five years, but certain special cases exist. I will provide a detailed breakdown based on your specific property so there are no surprises.
P.S. If you are buying another property, we will also discuss how to time your sale and purchase to manage Additional Buyer’s Stamp Duty (ABSD) where relevant.
3) LET’S GET IT SOLD
When you are ready to proceed and appoint me, we move from planning to execution.
I will revisit your property to:
- Take professional‑style photos (and 360 virtual tours, where helpful)
- Fine‑tune how each room should be presented
- Confirm viewing arrangements and access (especially important for tenanted or owner‑occupied homes)
From there, we launch the marketing campaign and begin arranging viewings with qualified buyers.
SELLERS LIKE TO ASK
Q3 : How do I prepare my property?
At our first meeting, I will pass you a copy of my curated seller’s guide. It is a practical checklist drawn from years of helping Singapore home sellers prepare their properties.
We will walk through, room by room, how to present your property so that buyers remember it for the right reasons. Some key principles:
- Declutter and depersonalise: Clear surfaces, reduce ornaments, and store away family photos so buyers can picture their own lives there.
- Clean thoroughly: Pay attention to kitchens and bathrooms; sparkling grout, taps, and glass always make a strong impression.
- Carry out small repairs: Fix loose handles, blown bulbs, minor leaks, and hairline cracks. These are small, but they affect buyer confidence.
- Maximise light and space: Open curtains, use warm lighting, and rearrange or remove bulky furniture that blocks walkways.
- Use neutral touches: Soft, neutral colours tend to appeal to a wider audience than bold, heavy themes.
- Sight, sound and smell: Fresh air, gentle background noise (or silence), and a pleasant scent (if appropriate) go a long way during viewings.
I will guide you through all of this, so you are never left guessing how to prepare. My aim is always to create an enjoyable viewing experience that supports the price we are asking when you engage me to sell your Singapore property.
Persistent, honest, and hardworking – Jack is everything you’d want in a property agent.
He committed to getting our house sold at the highest possible price in a sluggish market, and never pressured us to release the property quickly.
Pauline Tan
Founder
Liberty Coffee
SELLERS LIKE TO ASK
Q4 : How often will you provide updates on the progress of the sale?
Communication is one of the main worries for many Singapore property sellers, especially those who are based overseas.
You can expect:
- Updates after each weekend of viewings
- Prompt feedback after serious buyer visits
- Regular summaries of enquiries, portal statistics, and buyer comments
- A clear explanation whenever we propose adjusting pricing or strategy
We can do this through WhatsApp, e‑mail, phone calls, or video calls, depending on what suits your schedule.
The goal is simple: you should never feel in the dark about what is happening with your sale.
“The biggest problem in communication is the illusion that it has taken place.”
by George Bernard Shaw
I keep this in mind and make it a point to update you even when there is no dramatic news, so you always know where things stand.
OFFER COMES IN. NOW WHAT?
Once we conclude a deal with a serious buyer, the legal process starts. The details differ between HDB and private property, but the broad flow is similar.
HDB RESALE FLATS: OPTION TO PURCHASE & HDB PORTAL
For HDB sellers:
- You issue the HDB Option to Purchase (OTP) to the buyer and receive an option fee (up to S$1,000).
- The buyer has 21 calendar days to exercise the OTP by paying the option exercise fee. The total deposit (option fee + exercise fee) cannot exceed S$5,000.
- Both parties submit their respective portions of the resale application via the HDB My Flat Dashboard within the agreed period.
- HDB processes the application and usually sends you an acknowledgement letter in 3 to 5 weeks time. Completion date is 8 weeks from the acknowledgement letter.
Throughout this period, I will guide you on what to expect, the documents needed, and how to plan your move‑out.
PRIVATE PROPERTY: OTP, LAWYERS & COMPLETION
For private properties such as condominiums and landed homes:
- The buyer typically makes an offer with a 1% option fee.
- I will prepare the private Option to Purchase (either from the real estate agency or your law firm) for you to sign & issue to the buyer.
- The buyer usually has 14 days (negotiable) to exercise the option by paying a further 4% of the price.
- Once the option is exercised, lawyers on both sides handle:
- Title searches
- Discharge of your existing mortgage
- Refund of CPF funds used
- Buyer’s stamp duties
- Completion is usually set 10–12 weeks from exercise of the option, unless both sides agree otherwise.
My role is to coordinate closely with your lawyer, keep you updated, and ensure you are not surprised by any aspect of the timeline.
P.S. Don’t know any good lawyer who doesn’t charge an exhorbitant rate? Happy to recommend those I know & trust.
4) SELL, RENT OR UPGRADE?
For many HDB and private property owners, reaching the point where you can sell raises a new question: should you sell now, rent the property out, or upgrade?
There is no single answer that fits everyone, so we will go through your plans, finances, and priorities in detail.
SELLING
Selling may make sense if you:
- Need a larger lump sum to upgrade to a bigger or private home
- Want to simplify your portfolio or reduce debt
- Are relocating and prefer not to manage tenants from overseas
RENTING
Renting can be attractive if you:
- Have already met your MOP (for HDB) and are comfortable being a landlord
- Prefer regular rental income rather than a one‑time lump sum
- Plan to keep the property as a long‑term investment
Do remember that rental income is taxable, and owning multiple properties may affect loan limits and ABSD on future purchases.
UPGRADING
Many Singapore home sellers are interested in upgrading — for example, from HDB to private, or from a condo to a landed home. The key questions we will work through together include:
- Should you sell first then buy, or buy first then sell?
- How will each option affect your cash flow, loan eligibility, and ABSD?
- What is a comfortable monthly mortgage after your upgrade?
I will map out different scenarios with you so that your decision is based on numbers as well as lifestyle goals.
5) ELEVEN SALES TRIVIA
Before we wrap up, here is a lighter section. These trivia points offer a glimpse into the varied situations I encounter when I sell Singapore properties.
They also show how every case can be so different, even when the addresses look similar on paper.
Rating
The reviews consistently show high satisfaction with excellent service and experiences.
We discovered Jack's website while searching for a property agent in Singapore, and it was one of the best decisions we made. From our first meeting, both my wife and I were impressed by his friendliness, extensive knowledge, and professional experience. We engaged Jack to help us sell our property, and the entire process exceeded our expectations. His expertise and dedication made what could have been a stressful experience remarkably smooth. We're extremely pleased with both the service we received and the final outcome. I would highly recommend Jack to anyone looking for a reliable and skilled property agent in Singapore.
I have recently relocated to Singapore and have been very fortunate to employ Jack’s help in securing a rental property. He has been an absolute star and is ever so helpful. His replies are prompt and attention to detail is excellent. I have only managed to come to Singapore for a couple of days and we managed to view more than 10 properties with his help. He still kept me up to date after the contract was signed. Til to date, Jack still keeps in touch about issues regarding the property. I cannot recommend him enough and would urge anyone looking for a property in Singapore to get in touch with Jack
I know Jack from Google sites. i decided to work with Jack because of his review on Google as he has amazing reputation. He is very informative, fast response, and high knowledge in Singapore property industry. In conclusion, i am very satisfied and appreciate his help. Thank you Jack!
I have known Jack for closed to two decades. He is meticulous in his analysis, dependable and distinctly professional. Indebted to his unwavering support throughout these years; be it for the sale of properties and lease management. With his in-depth knowledge, transactions were done at the most opportune time and seamlessly concluded.
My hubby n I found Mr Jack Sheo on line which is Buddha Sent. What catch my eyes was his favor line “above n beyond”. In reality he just like he mentioned he really went above n beyond to help us. Although we were in US n he in Singapore he treat our home like his and cleaned for 3 hrs till midnight before he put it in the market for us. He also solved a lot of individual hardship for us. He is very kind n knowledgeable. Whenever he gives you the instruction which is very clear n right to the point without wasting any of your time. He also tried to get the best price for you. He is the BEST agent we ever had👍👍👍
Jack is a straightforward guy who can lets me know if things can or cannot be done. He tries to do his best for both tenant and landlord so that we all meet middle ground. Thanks Jack!
I'm truly grateful for my experience working with Jack Sheo. I found his website while searching for a Singapore property agent to help sell my property, and I couldn't have made a better choice. From our first meeting, Jack's knowledge and professionalism stood out. He has a wonderful way of making you feel at ease. Talking with him felt like discussing my property with a knowledgeable friend who genuinely cared about my needs. His insights were valuable, and I appreciated that he never pressured me. Throughout the entire selling process, Jack was an invaluable guide. He patiently walked me through each step, turning what could have been a stressful experience into a manageable journey. When he learned I was overwhelmed with work, he even arranged for my furniture disposal. A gesture that genuinely touched me. Reading other reviews, I see that my positive experience isn't unique. Jack consistently delivers excellent service to his clients. I'm so thankful for my smooth and positive property sale experience. Jack, you're truly exceptional at what you do. Thank you for making this process so much easier and more pleasant than I ever expected. If you're in need of a property agent in Singapore, I wholeheartedly recommend Jack Sheo. His dedication and expertise made all the difference in my experience, and I'm confident he'll do the same for you.
Jack was very helpful & responsive with the Singapore real estate questions that I had. It was a pleasure talking to him.
WHAT BRINGS YOU HERE TODAY?
Are you wondering what to do in today’s market?
Perhaps you already have a clear mind of what you want to do?
In my blog, I often share stories of the challenges, triumphs, and lessons learned in my work as a real estate agent in Singapore.
Regardless of your situation, you can use me as a sounding board. I’ll provide perspective and clarity from my experience to help you make the most appropriate real estate decision in 2026.
