SINGAPORE RESIDENTIAL PROPERTY ADVISOR

Property is one of the biggest
decisions you will make.
We make sure you make it
with clarity.

Specialising in residential asset strategy. Whether you are transitioning from HDB to private, buying your first investment, or expanding a portfolio, we make sure your next move is completely stress-tested.

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Ivan Lim, SINGAPORE RESIDENTIAL PROPERTY ADVISOR
Ivan Lim Property Advisor · PropNex Realty
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"A property is not just a home. It is the foundation of a person's financial future."

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Who We Work With

One framework.
Every type of buyer.

01
Private Residential Markets

Catering to both first-time entrants and seasoned owners looking to reposition their capital. Whether your objective is a primary residence, a pure yield-generating investment, or a mix of both, every shortlisted option undergoes a strict Quality, Price, and Exit analysis before any commitment is made.

02
HDB Asset Upgrading

Unlocking the built-up equity in your flat to step into the private market securely. We cut through the showflat hype to stress-test your numbers, mapping out CPF optimisation, structural loan limits, and safety timelines to ensure your capital transition is completely risk-managed.

03
Multi-Property Portfolios

For owners looking to acquire an additional residential property without over-leveraging. This requires a deep dive into ABSD mitigation frameworks, timeline execution, and opportunity cost analysis to ensure your second property acts as a true wealth driver.

Ivan Lim
PUBLIC SECTOR BACKGROUND
About Ivan

Nearly seven years
in public service.

Across the Ministry of Education and the Defence Science and Technology Agency, the work was consistently about the same thing: making sense of complex data and turning it into clear decisions. That discipline carries directly into property advisory.

A recurring pattern became clear during those years in public service. Far too many people navigate the property market without the right frameworks, and often pay a steep financial price for it. Every consultation here starts with the belief that clients deserve absolute clarity before making any commitment.

Specialising in private residential. New launches, resale condos, and the HDB upgrader journey. The focus is always on what makes the most long-term financial sense for the client.

QPE Framework Every unit gets assessed on Quality, Price, and Exit. If it does not hold up across all three, it does not get recommended.
Data-first approach URA transaction data, supply pipeline, comparable sales. Every recommendation comes with the numbers behind it.
Education before transaction A consultation is an educational session before it is anything else. Clients leave with a thorough understanding of the logic, not just a recommendation.
Topics of Discussion

The conversations
worth having.

GFA Harmonisation and the First Mover Advantage

A 2022 policy shift changed how developers price land and calculate usable space in new launches. This created a narrowing window of opportunity that rewards those who understand it early.

Market Cycle Timing

Cooling measures tend to trigger hesitation. Singapore's data tells a more nuanced story. These measures have historically marked the beginning of a new cycle low, not the end of opportunity.

The 4Ps of Real Estate Wealth

Purpose, Principal Savings, Personal Savings, and Profits. A framework that reframes property as a long-term wealth instrument and maps each client's financial position before any recommendation is made.

The Property Swap Concept

Many homeowners are sitting on equity that is no longer working as hard as it could. A well-structured move from a stagnant asset into a higher-growth property can meaningfully accelerate long-term wealth.

What We Do

From HDB to private
residential and beyond.

01
New Launch Condos

The new launch pipeline gets followed closely. Every project gets assessed on land size, layout efficiency, future buyer demand, and exit liquidity. Not just PSF and MRT distance.

02
Resale Condos

Resale is often underrated. Buyers get help identifying undervalued projects with strong fundamentals. Sellers get help pricing and positioning well against the current market.

03
HDB Resale

From upgrader planning to direct resale transactions. The paperwork, negotiation, and financial analysis are handled. Including COV, ethnic quota situations, and MOP planning.

04
Landed Properties

Terrace, semi-D, or cluster. If landed is on the radar, the right guidance and resources will be connected. You will always hear honestly what is within scope and what is not.

How It Works

How we
work together.

01
Understand Before You Commit

Every engagement starts with a conversation, not a viewing. We cover the current property landscape, demand and supply dynamics, and walk through a real case study so you see exactly how a well-structured property move looks in practice. You leave with clarity on where the market is and what your options realistically are.

02
QPE Before Every Shortlist

Only after the foundation is set do we look at specific units. Every shortlisted property gets run through the QPE framework. Quality, Price, and Exit. If it does not hold up across all three, it does not make the list. You see the assessment, the comparable transactions, and the reasoning behind every recommendation.

03
Beyond the Transaction

The relationship does not end at handover. When you are ready to sell, rent out, or make the next move, we are already familiar with your asset and your situation. No starting from scratch.

eBook
Main Concerns
of the Market
Today
ivanlimspaces
Free eBook

What buyers are
asking right now.

Tariff wars. Resale prices holding high. New launch momentum slowing. The market raises real questions and the answers matter before you make any commitment. This eBook addresses the concerns we hear most from buyers today.

Will global tariff tensions affect Singapore property prices?
Why are resale and new launch prices staying elevated?
Is the new launch market slowing down, and what does that mean for buyers?
Is now still a good time to enter the market?
What should you watch before making a move?
Request the eBook via WhatsApp

Drop a message and it will be sent to you directly.

Property Tools

Built to help you
decide with clarity.

These tools were built in-house to give clients a clearer picture before any conversation. Run the numbers yourself, then let us walk through what they mean for your situation.

01
Automated Resale Profiling System

Evaluate any resale condo project systematically. Pulls together key metrics across Quality, Price, and Exit so you can compare projects on the same footing, not just gut feel.

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02
HDB Upgrader Timeline Planner

Visualise your entire upgrading journey from your current flat to your new home with absolute precision.

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02
En Bloc Calculator

Evaluate the en bloc viability of older developments before you commit to a purchase.

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Get in Touch

Ready to start
a real conversation?

No hard sell, no scripts. Questions about the market, a specific project, or your own situation are welcome anytime.

WhatsApp +65 9271 7369 Instagram @ivanlimspaces Rednote @ivanlimspaces TikTok @ivanlimspaces