1. OLD PENTHOUSE UNITS
Older penthouses often become financial liabilities due to high thermal heat and degrading roof waterproofing, which leads to frequent leaks and disputes with the MCST over repairs. While owners pay significantly higher maintenance fees based on share value, they often face a lower psf enbloc payout.
2. OLD HDB UNITS
You cannot sell old HDBs to young couples. To qualify for full CPF usage and HDB loans, the property’s remaining lease must last the youngest buyer until at least age 95. For instance, a couple in their 30s or early 40s would be ineligible for a 40-year-old flat, as the lease would expire before they reach that age benchmark
3. CLUSTER BUNGALOWS / TOWNHOUSES
Unlike large condos, cluster bungalow developments have few owners to share the bill, leading to high monthly fees. Projects built 10–20 years ago are also much more 'cramped' than new ones. Because the URA started requiring more open space in 2014, these older projects face a major hurdle for en bloc: a developer today wouldn't be able to fit as many houses (or as much indoor space) on the same plot of land.
4. PET FRIENDLY ESTATES
You can be a cat or dog lover but you may not want to live with many of them around you. There are some pet-friendly estates with noise issues primarily stem from persistent barking in high-density housing.
5. SEAFRONT PROPERTIES
Singapore Parliament passed the Coastal Protection and Other Amendments Bill, a landmark law that legally mandates coastal landowners to implement and maintain measures against rising sea levels. Landowners must install structures like seawalls, barrages, revetments and individual plots must be tightly connected to their neighbours to prevent seawater from "gushing through" any gaps in the defence line.
6. NEW CONDOS FOR OWN-STAY
New condos are better suited for flipping. Many leasehold condos are priced $2000-3000psf. Buyers can be stuck at the launch-price for a very long time if the property market is oversupplied. At $2500psf, it costs $2.5 million for a new 1000sqft leasehold condo. This creates a massive disconnect when neighbouring freehold resale units are available for significantly less—between $1500 and $2000 psf. In an oversupplied market, buyers at these peak entry prices risk seeing their capital stagnant for years while older, better-valued assets outperform them.
7. RESALE HDB
High-end resale HDBs now range from $800k to $1 million, often purchased by new citizens who require a home immediately upon securing citizenship. However, for Singaporeans who aren't in a rush, balloting for a BTO is the smarter long-term move, offering better value and a newer asset for the same price tag
8. MCST AUCTION UNITS
Buying an MCST auction unit is risky because you often buy blind without seeing the interior, inherit potential eviction battles if the owner/tenant refuses to leave, and may face legal gridlock if the sale price doesn't cover outstanding mortgages or CPF charges. Furthermore, banks are often reluctant to finance these "distressed" properties, putting your 5–10% deposit at high risk of forfeiture.
9. PRIVATE CONDOS WITH LOW MCST FUNDS
void developments where the MCST audited accounts show a deficit or a balance that cannot cover upcoming major works. In the past one month, there were many articles in local medias highlighting many old MCSTs are financially distressed with critically low sinking funds, resulting in estate-decay, safety lapses and special levies being imposed.
10. RESALE INTEGRATED DEVELOPMENTS
Integrated developments—where residential units share land with malls, offices, or transport hubs—face significantly more complex redevelopment hurdles due to the sheer diversity of stakeholders.
Older penthouses often become financial liabilities due to high thermal heat and degrading roof waterproofing, which leads to frequent leaks and disputes with the MCST over repairs. While owners pay significantly higher maintenance fees based on share value, they often face a lower psf enbloc payout.
2. OLD HDB UNITS
You cannot sell old HDBs to young couples. To qualify for full CPF usage and HDB loans, the property’s remaining lease must last the youngest buyer until at least age 95. For instance, a couple in their 30s or early 40s would be ineligible for a 40-year-old flat, as the lease would expire before they reach that age benchmark
3. CLUSTER BUNGALOWS / TOWNHOUSES
Unlike large condos, cluster bungalow developments have few owners to share the bill, leading to high monthly fees. Projects built 10–20 years ago are also much more 'cramped' than new ones. Because the URA started requiring more open space in 2014, these older projects face a major hurdle for en bloc: a developer today wouldn't be able to fit as many houses (or as much indoor space) on the same plot of land.
4. PET FRIENDLY ESTATES
You can be a cat or dog lover but you may not want to live with many of them around you. There are some pet-friendly estates with noise issues primarily stem from persistent barking in high-density housing.
5. SEAFRONT PROPERTIES
Singapore Parliament passed the Coastal Protection and Other Amendments Bill, a landmark law that legally mandates coastal landowners to implement and maintain measures against rising sea levels. Landowners must install structures like seawalls, barrages, revetments and individual plots must be tightly connected to their neighbours to prevent seawater from "gushing through" any gaps in the defence line.
6. NEW CONDOS FOR OWN-STAY
New condos are better suited for flipping. Many leasehold condos are priced $2000-3000psf. Buyers can be stuck at the launch-price for a very long time if the property market is oversupplied. At $2500psf, it costs $2.5 million for a new 1000sqft leasehold condo. This creates a massive disconnect when neighbouring freehold resale units are available for significantly less—between $1500 and $2000 psf. In an oversupplied market, buyers at these peak entry prices risk seeing their capital stagnant for years while older, better-valued assets outperform them.
7. RESALE HDB
High-end resale HDBs now range from $800k to $1 million, often purchased by new citizens who require a home immediately upon securing citizenship. However, for Singaporeans who aren't in a rush, balloting for a BTO is the smarter long-term move, offering better value and a newer asset for the same price tag
8. MCST AUCTION UNITS
Buying an MCST auction unit is risky because you often buy blind without seeing the interior, inherit potential eviction battles if the owner/tenant refuses to leave, and may face legal gridlock if the sale price doesn't cover outstanding mortgages or CPF charges. Furthermore, banks are often reluctant to finance these "distressed" properties, putting your 5–10% deposit at high risk of forfeiture.
9. PRIVATE CONDOS WITH LOW MCST FUNDS
void developments where the MCST audited accounts show a deficit or a balance that cannot cover upcoming major works. In the past one month, there were many articles in local medias highlighting many old MCSTs are financially distressed with critically low sinking funds, resulting in estate-decay, safety lapses and special levies being imposed.
10. RESALE INTEGRATED DEVELOPMENTS
Integrated developments—where residential units share land with malls, offices, or transport hubs—face significantly more complex redevelopment hurdles due to the sheer diversity of stakeholders.
