JND Preeminent Group

JND Toolkit

JND Advisory

Two tools for the conversation before a purchase: what a household can actually afford once the sums are done, and whether a particular launch is worth their money.

Affordability

Advisory Calculator

The full client picture, from what the current home nets to what they can buy next.

  • Net sale proceeds, cash and CPF
  • Max loan under TDSR and max purchase
  • Agent view and a client-facing view
New launch

New Launch Selection Framework

Score a launch against the things that actually decide whether it holds value, rather than the brochure.

  • Entry price against the surrounding market
  • Site, tenure and unit mix
  • What has to be true for it to work
JND Preeminent Group

JND Advisory

Affordability Envelope

Net Sale Proceeds
$0
— cash after deductions
Total Liquid Funds
$0
cash + CPF + sale proceeds
Max Loan (TDSR)
$0
— stress-tested
Max Purchase (1st Property)
$0
— before ABSD/BSD
HDB Sale Breakdown

End Goal — What This Means

Path Scenarios

Comparing 6 paths — ranked by fit to goal

ROE Breakdown — Year by Year (5-yr)

Top 3 scenarios shown. Property value − loan balance = equity. ROE = (equity − entry equity) / cash invested.
Indicative figures only. Verify ABSD/BSD/CPF refund at point of transaction. Stress rate per MAS-prescribed floor of 4.0% for residential bank loans. Not a substitute for formal financial advice.
JND Preeminent Group
Concept

New Launch vs Resale

Year Projected Analysis
NEW LAUNCH
RESALE
Purchase Price
$
$
Bank Loan (75%, 30yrs)
—
—
Rental & Growth
Projected Property Growth (4yrs)
— Annual Growth: %
— Annual Growth: %
Est. Gross Profit
—
—
Other Expenses
Resale Holding Mode
N/A
Rent/mo: $ MTR: AV (auto): $
Rent while waiting for New Launch (4yrs)
— Monthly: $
N/A
Bank Interest (4yrs)
— NL Int.: %
— Resale Int.: %
Maintenance Fee (4yrs)
N/A
— Monthly: $
Est. Property Tax (4yrs) OO rate
N/A
—
Est. Income Tax (4yrs) on net rental income
N/A
—
Renovation
N/A
$
Furniture & Fittings
N/A
$
Total Other Expenses
—
—
Summary
🏠Projected Property Valuation (4yrs)
—
—
$Est. Net Profit
—
—
%Return on Equity (ROE)
—
—
💰Total Cash/CPF Return After Sale
—
—
How ROE is calculated: ROE = Est. Net Profit ÷ Cash Invested × 100. Est. Net Profit = Gross Property Growth − Total Other Expenses. Cash Invested = Downpayment + BSD + (Renovation + F&F for Resale). Total Cash/CPF Return After Sale = Cash Invested + Net Profit. New Launch interest based on average drawn ~60% during build phase.
PROFILE DATA (Project Storyboard)
$
%
$
%
Profile A
$
$
$
$
$
$
$
Total Debt Assessment$0
Profile B
$
$
$
$
$
$
$
Total Debt Assessment$0
Disclaimer — From 30 Sep 2022, MAS requires banks to use the HIGHER of a 4% floor rate OR the respective bank's interest rate applicable during the term of the property loan, excluding introductory or promotional rates, to compute the TDSR & MSR eligible loan amount.
Property Purchase
IMPORTANT DATES
Purchase Day—
S&P (No Later Than 14 days)—
Latest Exercise of S&P—
Stamp Duty Date to be Paid—
8 weeks From Option Date—
Est. Foundation Date—
$2,500,000
Option Fee (5%) (Cash)$125,000
Buyer Stamp Duty$0
Additional Buyer Stamp Duty (0%)$0
Balance Downpayment (15%)$375,000
Foundation Stage (5%)$125,000
Shortage of Monthly Income
Gross Monthly Income$0
Min. Gross Monthly Income (To Secure 75% Mortgage Loan)$0
Any Difference in Monthly Income for 75% Mortgage Loan$0
Maximum Purchase Price (Based on Monthly Income)
Maximum Loan$0
Maximum Purchase Price$0
Total Loan Amount (Based on My / Our Current Income & Loan % Towards Purchase Price)
Loan Quantum (75%)$0
Loan Shortage$0
If there is Loan Shortage above, you can try using:
Pledged Amount (Fixed Deposit — 4 Years)$0
Unpledged Amount (Showing of funds)$0
Mortgage Loan
Loan Tenure
30 Years
% $1,875,000
Est. TimeframeBreakdown of Loan QuantumMonthlyTotal
Total Downpayment
(25% + BSD/ABSD + Legal Fees)$0
Total CPF in OA$0
Total Cash Required
$0
Balance CPF in OA
(After Downpayment)$0
Progressive Stage
CPF Accumulated until TOP
(Estimated 38 Months)$0
Balance Cash on Hand$0
Monthly OA Contribution $0
Safety Funds PeriodBoth WorkingEmergency
Months00
Years00
New Homes Estimated Payment Timeline
$0
5% Option Fee
Receive OTP(Cheque/Cashier's Order)
Receive Sales & Purchase
Exercise Sales & Purchase
Stamp Duty(Cheque/CO/CPF)
15% Balance
Downpayment to be Paid(Cheque/CO/CPF)
Foundation Payment(Cheque/CO/CPF/Loan)
Confirm law firm details & forward OTP copy to Banker + Law Firm
Ensure Bank Letter of Offer is signed prior to exercising of S&P
Ensure law firm apply CPF usage for Stamp Duty to IRAS + 15% Balance Downpayment, if applicable
Purchaser to pay 15% Balance Downpayment + Progressive Payment, if applicable
Upon completion of foundation works, Developer will notify law firm for necessary payments
Completion of Foundation Work
.
⏱ No later than 14 Days
⏱ Within 3 Weeks
⏱ Within 2 Weeks
Completion of Foundation Work
Booking date
Latest Receive of S&P
Latest Exercise of S&P
Stamp Duty Date to be Paid
8 weeks from Booking
Est. Foundation Date
—
—
—
—
—
—
$0
➤
$0
$0
⬇
Sum of 20% + BSD/ABSD + Legal fees
$0
Foundation Stage (5%)
$0
Foundation Stage (Balance 0%)
$0
Total Foundation Stage (Cash/CPF)
$0
Cancellation Penalty 1.25% of Purchase Price
$0
BSD — Buyer's Stamp Duty
$0
Refundable 3.75% of Purchase Price
$0
ABSD — Additional Buyer's Stamp Duty
$0
NL vs Resale Comparison
PROPERTY PURCHASE
Purchase Price (Resale)
$
Loan Tenure
Loan Quantum
%
$
Bank Interest
%
$
$
$
$
RESALE REPAYMENT M.I. INTEREST PAYMENT PRINCIPAL PAYMENT
$0
Interest paid
$0
Property Tax
$0
Income Tax (Rental)
$0
MCST
$0
Renovation
$0
Total Cost of Holding
$0
PROPERTY PURCHASE
Purchase Price (NL)
$
Loan Tenure
Loan Quantum
%
$
Bank Interest
%
Assuming 4 years after purchase
NL REPAYMENT (PPS) M.I. INTEREST PAYMENT PRINCIPAL PAYMENT
$0
CPF Accumulated (offsets cash needed during build)
$
Rental of Apartment
$
4 Yrs of Rental (Total)
$0
Stage Interest
$0
Rental while waiting
$0
Property Tax
$0 (pre-TOP)
TOTAL COST DURING BUILD
Rental + Stage Interest − CPF
$0
Income Tax
$0 (pre-TOP)
MCST
$0 (pre-TOP)
JND Preeminent Group

JND New Launch Selection Framework

VERSION 1.7 · SINGAPORE PROPERTY · AGENT ANALYSIS TOOL

Total Score
0 / 100
Verdict
AVOID
Pillar Breakdown

New Launch — Project Details

All inputs in this section refer to the new launch being analysed. Resale comparable inputs appear within Pillar 4 (PSF) and Pillar 5 (Quantum).

Pillar 1

Location Quality

School catchment, MRT walkability, and amenity access.

0 / 20
MOE-recognised P1 phase 2C ballot school
Target: 5–7 mins walk
Mall, supermarket, or heartland centre
Pillar 2

Development Size

Sufficient unit count for transaction volume and valuation support.

0 / 10
Minimum 200 units for adequate transaction volume
Pillar 3

Resale Market Health (District)

Composite of Stock Turnover (80%) + YoY Transaction Growth (20%). Geographic scope: by district.

0 / 20

A. Stock Turnover (80% weight · max 16 pts)

From Sales+ (ERA App) — district, sub-sale + secondary resale, past 12 months
PG raw count — filter to condos >200 units · system auto-discounts 10% for duplicates

B. YoY Price Growth (20% weight · max 4 pts)

From Sales+ (ERA App) — resale + sub-sale price YoY %. Use negative sign for decline (e.g. -1.74)
Where to pull the data
  • Sales+ (ERA App) — resale + sub-sale transactions and YoY price growth by district
  • PropertyGuru — current resale listings count (filter by district + condos >200 units; 10% auto-discount applied)
  • URA REALIS — backup source for transaction and price validation

Caveat: Districts with <200 listings may show inflated turnover rates due to small denominator — cross-check against price growth before drawing conclusions.

Adjusted Listings (PG × 0.9) —
Stock Turnover Rate —
Price YoY Growth —
Sub-scores Turnover 0/16 · Price YoY 0/4
Pillar 4

PSF Gap vs Resale

Year-on-year PSF gap, with GFA harmonisation adjustment. Resale comparable must be same tenure (99 vs 99, FH vs FH).

0 / 20
Same district, same tenure, same unit type
Cut-off: Lentor Mansion (16 Mar 2024). Verify strata layout if uncertain.
True / Normalised Resale PSF
—
This is the resale comparable's PSF after the +6% GFA harmonisation adjustment — the true like-for-like PSF for comparison against the new launch.
Actual Gap / Year — Expected Gap / Year —
Implied Fair Value PSF for New Launch —
Pillar 5

Quantum Comparison (by Bedroom Type)

Compare new launch quantum against resale comparable quantum across bedroom types. Fill what's available — score uses the average of populated rows.

0 / 20
Bedroom
New Launch Quantum (SGD)
[RESALE] Comparable Quantum (SGD)
Differential
2 BR
—
3 BR
—
4 BR
—
Average Differential —
Pillar 6

Confirmed Area Transformation

Focus on demand-driving transformations: incoming HDB flat supply (future upgrader pool) and new commercial nodes (employment + retail anchoring).

0 / 10
Only count confirmed/awarded/under-construction items. Exclude rumoured or merely announced.
Framework notes: This is a v1.7 scoring tool with Pillar 3 bands calibrated against the May 2026 26-district Singapore dataset. Verdicts are guidance — agents should still apply judgement on buyer profile (own-stay vs upgrader vs investment), developer execution risk, and macro conditions. Always verify transaction data from Sales+ (ERA App) and listings from PropertyGuru before finalising recommendations.

Scoring weights: Location 20 · Development Size 10 · Resale Health 20 · PSF Gap 20 · Quantum 20 · Transformation 10 = 100
Verdict bands: 75–100 BUY · 50–74 WATCH · 0–49 AVOID
JND Calculators

Four tools for the numbers that decide a deal: what a new launch costs you across its progress payments, whether new launch or resale wins, what your equity actually returns, and how to split ownership when decoupling.

New launch

NL Payment Schedule

Lay out the progress payments on a new launch so a buyer sees what leaves their account, and when.

  • Stage by stage against the build
  • Cash and CPF at each draw
  • Timing against a sale of the current home
Comparison

New Launch vs Resale

Put the two side by side on the same money, so the answer comes from the numbers rather than the pitch.

  • Total outlay either way
  • Holding costs while one is building
  • Where the break-even sits
Returns

ROE Calculator

Return on the equity actually put in, not the headline price move, which is what a buyer is really earning.

  • Cash and CPF committed
  • Leverage and interest drag
  • Return against a chosen hold
Ownership

Decoupling Toolkit

Plan the ownership split before committing, then run the part-share purchase itself.

  • Recommended split and cash outlay
  • Stamp duty, CPF refund, loan check
  • What each party can buy next
JND Launches

One presentation page per launch: the development, every floor plan, the price, the resale next door and who buys. Open it, tap Present as me at the end, and the link carries your name and number.

Loading…
📘
JND Elevate Playbook
57 MB · 584 pages
Large file — may take a moment to load

Market Pulse

Loading live market data…
From the papers

Singapore property, in the news today.

See what has sold around you. Private caveats from URA, three years. HDB resales, twelve months. Ranked by distance from where you stand. Your location stays on this device.

or
Private sales caveats (URA, ~3yr) + HDB resales (data.gov.sg, 12mo). Rings measured to each project’s nearest block. Location is used on this device only; search via OneMap (SLA).
Private PPI (QoQ)
—
Effective floating rate
—
New-launch units available
—

Price Indices · URA / HDB quarterly AUTO·LIVE

HDB ResaleRPI · QoQ change
—
Private Non-LandedURA PPI · QoQ change
—
Private LandedURA PPI · QoQ change
—

Property map AUTO·LIVE

View
—
MOP year

By town

Click a town to fly to it.
—

Fundamentals · the numbers under the market AUTO·LIVE

Nominal GDP against the URA private residential price index Both rebased to 2010 Q1 = 100. Hover for any quarter.
—
Population and its composition Citizens, permanent residents and non-residents, as at June each year.
—
Permanent residencies and citizenships granted each year The flow, not the stock. New grants per calendar year.
—
Household income Median monthly income from work, resident employed households. Including employer CPF, the basis DOS quotes.
—
What that income can buy TDSR 55%, stressed at 4%, 30-year tenure, 75% LTV. Income excluding employer CPF, the way a bank assesses it.
—

Interest Rates · indicative

Floating —
3M-SORA —
+ Typical spread—
Effective floating—
3M-SORA is a daily multi-source consensus (MAS + broker boards), median of agreeing sources. Holds last-good if a day's scrape fails — the badge shows freshness. Spread benchmarked vs Mortgage Master & MortgageWise (~+0.20% promo to +0.75% standard). Confirm with a banker.
Fixed INDICATIVE
Current fixed range—
Lock-in—

New Launches · residential condos (auto) —

Currently in Market0 proj · 0 units
Sorted newest first (by TOP). Greyed = stale (completed project, leftover stock).
Launching — Upcoming0 proj · 0 units
Indicative dashboard. Prices & price indices are live official data (URA, HDB via data.gov.sg). SORA and the new-launch list are scraped daily and baked in — each badge shows how fresh it is; ⚠ STALE means that feed's last successful scrape is over 10 days old. Confirm rates with a banker.
—