The other thing that gongkias don't understand is that the SERS process takes at least 2 years, as the govt has not completed construction of the new blocks to move people into. Who here thinks the market will go up in the next 2 years? I do. But the market value given to you by the govt is not based on the value of your flat 2 years from now. Its based on today. So if you flat goes up $50k in the next two years, its too bad for you. Your new flat may also have gone up, but generally, price appreciation is greater in mature estates with a lot of existing amenities versus new ones.