# Dunamis Property

> Independent Singapore property advisory by Sam Tan (CEA R060444I) and Lisa Wong (CEA R059194J) — data-driven entry strategies for HDB upgraders, first-timers, and investors across new launch and resale markets.

## About

Dunamis Property is an independent Singapore real estate advisory operating under PropNex Realty Pte Ltd (L3008022J), founded by Sam Tan (CEA R060444I) and Lisa Wong (CEA R059194J) — active investors practicing since 2017. The firm publishes original analytical frameworks: the Exit-First Framework for mapping the future buyer before signing, Layout Efficiency Analysis for identifying high-utility floor plans, and URA Master Plan dissection for calculated entry timing. Coverage spans new launches, resale, market insights, and strategy guides for HDB upgraders, first-timers, and investors. Buyer-side and analyst-led; not developer marketing.

## Flagship Analysis

- [99-Year Leasehold: The Two Clocks Problem](https://dunamisproperty.com.sg/strategies/99-year-leasehold-two-clocks/): Thirty years of URA data on 99-year leasehold resale prices, and why the Bala curve was never built to forecast your unit's value. The original framework on leasehold decay dynamics.

## Calculators

- [Calculators Hub](https://dunamisproperty.com.sg/calculators/): Singapore condo calculators for HDB upgraders — loan stress-testing, milestone payment modeling, and transition timeline planning.
- [Affordability Decoder](https://dunamisproperty.com.sg/calculators/gap-decoder/): Stress-test your MAS loan limits and calculate exact downpayment requirements for an HDB-to-condo upgrade.
- [Payment Modeler](https://dunamisproperty.com.sg/calculators/new-launch-progressive-calculator/): Map progressive payment schedules for new launch condos — 20% upfront calculation and escalating monthly cash outlay across construction milestones.
- [Transition Matrix](https://dunamisproperty.com.sg/calculators/sell-hdb-buy-condo-timeline/): Map property transition logistics — bridging loan exposure, CPF refund timing, and HDB sale-to-condo timeline.

## New Launch Projects

- [Projects Hub](https://dunamisproperty.com.sg/projects/): Curated new launch directory with district, tenure, and MRT-proximity filters.
- [Aurea](https://dunamisproperty.com.sg/projects/aurea/): District 7, Beach Road, 188 units, 99-year leasehold mixed-use adjacent to the conserved Golden Mile Complex with Nicoll Highway MRT access.
- [One Marina Gardens](https://dunamisproperty.com.sg/projects/one-marina-gardens/): District 1, Marina South, 937 units, twin-tower launch with direct underground Marina South MRT integration.
- [Hudson Place Residences](https://dunamisproperty.com.sg/projects/hudson-place-residences/): District 5, one-north, 327 units, 99-year leasehold by Qingjian consortium at Media Circle.
- [Vela Bay](https://dunamisproperty.com.sg/projects/vela-bay/): District 16, Bayshore Precinct, 515 units, inaugural seafront launch with direct Bayshore MRT integration.
- [Nava Grove](https://dunamisproperty.com.sg/projects/nava-grove/): District 21, Ulu Pandan, 552 units with Dover/Clementi MRT access and schools-radius demand.
- [Pinery Residences](https://dunamisproperty.com.sg/projects/pinery-residences/): District 18, Tampines West, leasehold mixed-use with direct underground MRT integration.
- [Newport Residences](https://dunamisproperty.com.sg/projects/newport-residences/): District 2, freehold mixed-use tower rising 200m above the city's future waterfront.
- [Arina East Residences](https://dunamisproperty.com.sg/projects/arina-east-residences/): District 15, freehold residential in the East Coast transformation zone.
- [Narra Residences](https://dunamisproperty.com.sg/projects/narra-residences/): District 23, Dairy Farm Walk, 540 units, 99-year leasehold by Santarli Realty with Hillview MRT connectivity.

## Resale Projects

- [Resale Hub](https://dunamisproperty.com.sg/resale/): Curated post-TOP condo archive with original launch materials, floor plans, and brochures.
- [Treasure at Tampines](https://dunamisproperty.com.sg/resale/treasure-at-tampines/): 2,203 units, Tampines Street 11. Singapore's largest condominium by unit count, fully sold, post-TOP December 2023.
- [Riverfront Residences](https://dunamisproperty.com.sg/resale/riverfront-residences/): 1,472 units plus 21 strata terraces, Hougang Avenue 7. Riverfront condo fronting Sungei Serangoon, fully sold, post-TOP December 2024.
- [The Florence Residences](https://dunamisproperty.com.sg/resale/the-florence-residences/): 1,410 units, Hougang Avenue 2, Kovan. District 19's largest club-condo with 128 facilities, fully sold, post-TOP March 2023.
- [Park Colonial](https://dunamisproperty.com.sg/resale/park-colonial/): 805 units, Woodleigh Lane, Bidadari. First private condo completed in Bidadari new town, 145m to Woodleigh MRT, post-TOP July 2022.
- [The Woodleigh Residences](https://dunamisproperty.com.sg/resale/the-woodleigh-residences/): 667 units, Bidadari Park Drive. Singapore's only premium integrated development by Kajima x SPH with direct B2 access to Woodleigh MRT and Woodleigh Mall.

## Strategies

- [Strategies Hub](https://dunamisproperty.com.sg/strategies/): Independent Singapore property investment strategies covering market outlook, framework analysis, and calculated entry for HDB upgraders, first-time buyers, and investors.
- [Singapore Condo Prices: 20-Year Data Study](https://dunamisproperty.com.sg/strategies/singapore-condo-prices-history-2006-2026/): Twenty years of Singapore condo prices charted across CCR, RCR, and OCR, with every cooling measure and major global event mapped to the data.
- [The GFA Harmonization Reset](https://dunamisproperty.com.sg/strategies/gfa-harmonization-condo/): Decodes the 2023 GFA Harmonization. Why PSF math on new launches is distorted and how to calculate true usable space.
- [Singapore Property Buying Guide 2026 — Savvy Buyers Edition](https://dunamisproperty.com.sg/strategies/2026-savvy-buyer-guide/): The Singapore property buying guide for 2026 — independent playbook for HDB upgraders, first-time condo buyers, and investors. Covers transition-window math, PropNex data, exit planning, and the HDB double wave.

## Project Reviews

- [Reviews Hub](https://dunamisproperty.com.sg/reviews/): Independent new launch condo reviews — layout efficiency, land cost analysis, exit framework, and honest verdicts per project.
- [Hudson Place Residences Review](https://dunamisproperty.com.sg/reviews/hudson-place-residences-review/): District 5 one-north. The 61.5% sell-through decoded against 100 Bloomsbury comparables, 200 one-north rental transactions, and 17 years of buyer-evolution data — with the 3-bedroom Premium at 5.1% gross yield as the empirical buried headline.
- [One Marina Gardens Review](https://dunamisproperty.com.sg/reviews/one-marina-gardens-review/): District 1 strategy. 240 of 240 one-bedroom units sold in 14 weeks — the 37% premium debate and own-stay vs investment split decoded.
- [Vela Bay Review](https://dunamisproperty.com.sg/reviews/vela-bay-review/): District 16 seafront. The first-mover Bayshore masterplan arbitrage at an estimated $2,800–$3,000 psf entry, with age-gap pricing and elevation moat analysis.
- [Pinery Residences Review](https://dunamisproperty.com.sg/reviews/pinery-residences-review/): District 18 strategy. Deconstructs the $2,340 psf entry baseline, the $1,004 psf ppr land cost, and the Tampines HDB upgrader exit framework.
- [Arina East Residences Review](https://dunamisproperty.com.sg/reviews/arina-east-residences-review/): District 15 freehold strategy. The calculated entry case and the specific reason another couple walked away.

## Market Insights

- [Market Insights Hub](https://dunamisproperty.com.sg/market-insights/): Independent Singapore property news and market analysis — decoding URA data, GLS tender results, and launch weekend outcomes.
- [Hudson Place Residences Launch Results](https://dunamisproperty.com.sg/market-insights/insight-hudson-place-residences-launch-results/): 61.5% sell-out at S$2,458 psf decoded. The sub-$2,500 calibration moat and the PropNex 20-30% next-wave uplift forecast for one-north.
- [Kallang Close GLS Tender 2026](https://dunamisproperty.com.sg/market-insights/insight-kallang-close-gls-tender-2026/): Frasers Property secures the Kallang Close GLS at S$1,415 psf ppr. The projected launch price and strategic window for Boon Keng HDB upgraders.
- [Pinery Residences Launch Results](https://dunamisproperty.com.sg/market-insights/insight-pinery-residences-launch-results/): 92.5% take-up of 544 units at $2,546 psf decoded. The integrated mixed-use premium and the Tampines HDB upgrader signal.
- [Dover Drive GLS Tender 2026](https://dunamisproperty.com.sg/market-insights/insight-dover-drive-gls-tender-2026/): A $951m top bid sets a $1,556 psf ppr land rate. District 5 launch pricing math and what it means for HDB upgraders.
- [The MRT Premium Myth](https://dunamisproperty.com.sg/market-insights/insight-mrt-premium-myth/): 2026 resale data shows lease decay and flat age overriding the transit premium in 11 HDB towns — and the parallel risk for leasehold condo buyers.
- [Market Pulse January 2026](https://dunamisproperty.com.sg/market-insights/insight-market-pulse-jan-2026/): URA developer sales decoded. Why the 136.5% month-on-month jump is misleading and what the absolute 466-unit baseline signals.
- [The 2026 Property Pivot](https://dunamisproperty.com.sg/market-insights/insight-2026-property-pivot/): Why 2026 launch buyers are shifting from broad speculation to moat-building. Newport vs Narra launch weekend analysis.
- [Dairy Farm Walk GLS Tender 2026](https://dunamisproperty.com.sg/market-insights/insight-dairy-farm/): Roxy Pacific's $962 psf ppr winning bid decoded. Why the 1.4 plot ratio still produces a $2,100–$2,300 psf launch projection.
- [Downtown Core: Resident-Led Market](https://dunamisproperty.com.sg/market-insights/insight-downtown-core/): The Downtown Core pivot to a resident-led market. URA Master Plan, IR2 expansion, and landmark asset analysis.

## Optional

- [About Dunamis Property](https://dunamisproperty.com.sg/about/): Firm overview — independent buyer-side advisory practice, founding history, and the Exit-First framework.
- [Sam Tan](https://dunamisproperty.com.sg/sam-tan/): Co-Founder & Strategic Real Estate Advisor (CEA R060444I). Translates market data into calculated entry strategies. Specializes in Singapore real estate, property investment strategy, and URA Master Plan analysis.
- [Lisa Wong](https://dunamisproperty.com.sg/lisa-wong/): Co-Founder & Strategic Real Estate Advisor (CEA R059194J). Specializes in Layout Efficiency Analysis, real estate timeline planning, and asset progression.