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Any new reason to buy at Vela Bay?

Interlude… Source & Credit:

Pollen Collection Phase I Just T.O.P.

Prime Supermarket at Plantation Creek. Note their monthly rental

List of SG Property Articles: Singapore Property Insights on HDB, Condos, BTO, Resale Prices, ABSD, Lease Decay, and Buying/Selling Strategies Article 1 to 24SG Property Article 1: The 3 Certainties of Property Transformation: A Professional Framework for Timing Your Entry https://www.geomancy.net/forums/topic/20897-the-3-main-signs-of-property-change-when-to-step-in-and-buy/ SG Property Article 2: A practical pro and cons review of how Singapore poperty is often assessed and sometimes marketed by real estate agents https://www.geomancy.net/forums/topic/20898-a-practical-pro-and-cons-review-of-how-singapore-property-is-often-assessed-and-sometimes-marketed-by-real-estate-agents/ SG Property Article 3: Boutique condos in Singapore are often ignored https://www.geomancy.net/forums/topic/20904-boutique-condos-in-singapore-are-often-ignored-because-most-buyers-focus-on-big-high-unit-projects-but-they-can-offer-strong-long-term-value/ SG Property Article 4: BTO is coming, so when should you sell? https://www.geomancy.net/forums/topic/20903-bto-is-coming-so-when-should-you-sell/ SG Property Article 5: A buyer playbook using MAPS Investment screening process https://www.geomancy.net/forums/topic/20900-a-buyer-playbook-using-maps-investment-screening-process/ SG Property Article 6: Why 2026 matters for HDB owners who want to upgrade https://www.geomancy.net/forums/topic/20902-why-2026-matters-for-hdb-owners-who-want-to-upgrade-to-private-property-without-depleting-personal-savings/ SG Property Article 7: Is your HDB a starting point for upgrading to private property? https://www.geomancy.net/forums/topic/20908-sg-property-article-7-your-hdb-is-your-starting-point/ SG Property Article 8: Reckless housing land bids? https://www.geomancy.net/forums/topic/20912-sg-property-article-8-reckless-housing-land-bids/ SG Property Article 9: HDB resale prices post first decline in nearly seven years https://www.geomancy.net/forums/topic/20919-sg-property-article-9-hdb-resale-prices-post-first-decline-in-nearly-seven-years/ SG Property Article 10: Ten Reasons why HDB Homeowners sell their flats https://www.geomancy.net/forums/topic/20942-sg-property-article-10-why-hdb-homeowners-sell-their-flats-and-what-it-says-about-life-in-singapore/ SG Property Article 11: Educational Infographic Ads Designed to Boost Engagement https://www.geomancy.net/forums/topic/20962-sg-property-article-11-educational-infographic-ads-designed-to-boost-engagement/ SG Property Article 12: A critical review of the common unit selection framework https://www.geomancy.net/forums/topic/20899-a-critical-review-of-the-common-unit-selection-framework-made-popular-by-singapore-property-influencers-and-agents/ SG Property Article 13: Condo owners may lose their apartment for owing maintenance charges https://www.geomancy.net/forums/topic/20952-condo-owners-may-lose-their-apartment-for-owing-maintenance-charges/ SG Property Article 14: HDB Lease Decay - By 2030, close to 500,000 HDB flats will be older than 40 years https://www.geomancy.net/forums/topic/20969-sg-property-article-14-hdb-lease-decay-by-2030-close-to-500000-hdb-flats-will-be-older-than-40-years/ SG Property Article 15: Failed “99-1” ownership scheme leads to costly lawsuit, highlighting stricter IRAS scrutiny and risks of trying to bypass Singapore’s ABSD https://www.geomancy.net/forums/topic/20878-sg-property-article-15-failed-99-1-ownership-scheme-leads-to-costly-lawsuit-highlighting-stricter-iras-scrutiny-and-risks-of-trying-to-bypass-singapores-absd/ SG Property Article 16: Star Buy Units in New Launch Condos: What They Really Mean + 5-Factor Checklist to Spot a Genuine Deal https://www.geomancy.net/forums/topic/20994-sg-property-article-16-star-buy-units-in-new-launch-condos-what-they-really-mean-5-factor-checklist-to-spot-a-genuine-deal/ SG Property Article 17: When Should You Sell Your HDB Before getting a New BTO? (The 3-Phase Strategy That Avoids Rental Gaps) https://www.geomancy.net/forums/topic/21010-sg-property-article-17-when-should-you-sell-your-hdb-before-getting-a-new-bto-the-3-phase-strategy-that-avoids-rental-gaps/ SG Property Article 18: Cash vs CPF for Your Home Loan in Singapore: Which Payment Method Leaves You Better Off (Now and When You Sell)? https://www.geomancy.net/forums/topic/21013-sg-property-article-18-cash-vs-cpf-for-your-home-loan-in-singapore-which-payment-method-leaves-you-better-off-now-and-when-you-sell/ SG Property Article 19: Property Market Timing Made Simple: Track Entry Prices, New Launch Benchmarks, and GLS Land Bids https://www.geomancy.net/forums/topic/21015-sg-property-article-19-property-market-timing-made-simple-track-entry-prices-new-launch-benchmarks-and-gls-land-bids/ SG Property Article 20: Singapore Resale Condos Taking Longer to Sell in 2026 as Buyers Hold Back Amid New Launches https://www.geomancy.net/forums/topic/21021-sg-property-article-20-singapore-resale-condos-taking-longer-to-sell-in-2026-as-buyers-hold-back-amid-new-launches/ SG Property Article 21: CCR, RCR, OCR Explained: A Guide to Singapore’s Property Regions https://www.geomancy.net/forums/topic/21029-ccr-rcr-ocr-explained-a-guide-to-singapores-property-regions/ SG Property Article 22: Is This Project Good?” Isn’t the Real Question: The 4-Pillar Framework Smart Property Buyers Use https://www.geomancy.net/forums/topic/21031-sg-property-article-22-is-this-project-good-isnt-the-real-question-the-4-pillar-framework-smart-property-buyers-use/ SG Property Article 23: Understanding Anti-Money Laundering (AML) Checks in Real Estate Transactions: What Buyers and Sellers Need to Know? https://www.geomancy.net/forums/topic/21042-sg-property-article-23-understanding-anti-money-laundering-aml-checks-in-real-estate-transactions-what-buyers-and-sellers-need-to-know/ SG Property Article 24: 9 Singapore Property Facebook Ad Creatives Ranked: Weighted Scoring for Clicks vs Trust (CTR, Lead Quality & What Worked) https://www.geomancy.net/forums/topic/21039-sg-property-article-24-9-singapore-property-facebook-ad-creatives-ranked-weighted-scoring-for-clicks-vs-trust-ctr-lead-quality-what-worked/ More Articles Other Related Property Articles:

In Summary🏠 Key Occupancy Rules (2026–2028)HDB Flats (4-room and larger) Up to 8 unrelated tenants allowed until 31 Dec 2028. Standard cap (after 2028): 6 unrelated tenants. Whole-flat rental only allowed for Singapore Citizens who have completed the 5-year Minimum Occupation Period (MOP). Prime and Plus flats: Cannot rent out whole units even after 10-year MOP. Private Residential Properties (≥90 sqm) Same relaxed cap: 8 unrelated tenants until 31 Dec 2028. Must register with URA before renting. Short-term rentals (<3 months) remain illegal, with fines up to S$200,000 per charge. 📊 Breakdown of Property TypeProperty Type Current Cap (2026–2028) Standard Cap (Post-2028) Approval Needed HDB (4-room+) 8 unrelated tenants 6 unrelated tenants HDB approval via e-services Private ≥90sqm 8 unrelated tenants 6 unrelated tenants URA registration Prime/Plus HDB No whole-flat rental No whole-flat rental Not applicable ⚠️ Risks & Compliance NotesApproval revocation: If serious dis-amenities (noise, overcrowding, nuisance) occur, HDB/URA can revoke authorisation. Illegal subletting: Renting without approval or exceeding caps risks heavy fines. Market impact: Despite ~100,000 homes completed (2023–2025) and 21,000 more in 2026, rental demand remains strong, hence the extension.

Singapore Occupancy Limits: How Many People Can Live in an HDB Flat or Private Home? If you’re renting out a place—or moving in with family, friends, or housemates—one of the most important rules to understand is Singapore’s occupancy cap. These limits help prevent overcrowding and generally vary by property type and (for private homes) floor area. As a rule of thumb, the total permitted occupancy in Singapore commonly falls around 4 to 8 people, depending on the home. 1) HDB Flats: Maximum Number of Occupants (Owners + Everyone Living There) For HDB flats, the cap applies to the total number of occupants living in the flat, including: - Owner(s) - Authorized occupiers - Tenants HDB Occupancy Limits (by flat type) HDB Flat Type Maximum Occupants 1-room to 2-room 4 persons 3-room 6 persons 4-room and larger 8 persons (temporary; previously 6) Temporary note: The 8-person limit for 4-room and larger flats is stated as a temporary measure and is set to revert to a maximum of 6 persons for rental periods extending beyond December 31, 2028. 2) Private Residential Properties: Maximum Unrelated Occupants (Based on Floor Area) For private condos and houses, the occupancy limit depends on the unit’s floor area, and the key phrasing is “unrelated persons.” Private Property Occupancy Limits (by size) Private Property Floor Area Maximum Unrelated Persons Less than 90 sq m 6 unrelated persons 90 sq m and larger 8 unrelated persons (temporary) Temporary note: The limit for 90 sq m and larger units is described as temporarily raised to 8 unrelated persons (until December 31, 2028). 3) Important Detail: Helpers and Caregivers The infographic notes that caregivers and domestic helpers who officially belong to the family unit are treated separately from the occupancy cap. Quick Takeaways - HDB flats: limits are based on flat type, and the count includes owner + all occupants. - Private homes: limits depend on size, and the limit highlighted is for unrelated individuals. - Some 8-person caps are temporary and may revert after 31 Dec 2028 (depending on the scenario described above). - Helpers/caregivers (officially part of the family unit) may be treated separately from the cap.

Command House Source & Credit:

Bayshore Drive mixed-use site Credit

Almost ready

Transforming Gillman Barracks: How the New Estate Will Integrate Heritage and Greenery Source and Credit Based on the provided article from The Straits Times, here is a summary focusing on the redevelopment of Gillman Barracks and the author's call for storytelling and conservation: The article discusses the Housing and Development Board’s (HDB) upcoming transformation of the 40-hectare historic Gillman Barracks into a new residential estate, which will retain 25 heritage buildings and green spaces. The author, Osman V.P. Mohamed, argues that physical conservation of the buildings is "only half the battle." To truly preserve the site's identity, developers must actively weave storytelling and historic military traditions into the redevelopment process. To foster civic stewardship and celebrate the site's history, the author proposes two main storytelling initiatives: 1. A Ceremonial Handover: Instead of a quiet exit behind construction barriers when current arts and F&B tenants leave in 2030, HDB should host a ceremonial "handover of the keys" accompanied by a public march. This would serve as a modern nod to the site's military past, such as the historic 1971 handover from the British. 2. A Comprehensive History Book: To consolidate currently fragmented historical information scattered across archives and walking guides, an authoritative book on the barracks' 90-year history should be published before redevelopment begins. Ultimately, the author warns that without active storytelling to accompany physical conservation, future generations will "inherit preserved structures that have forgotten their names." HDB’s Gillman Barracks Redevelopment Plan: Balancing New Housing with Heritage and Ecological Conservation Source & Credit: The Housing Board (HDB) is redeveloping Singapore's historic Gillman Barracks area into a new residential estate that mixes public and private housing while preserving its history and nature. Key Takeaways: * Keeping History Alive: Out of 86 older buildings assessed on the 40-hectare site, 25 heritage buildings will be saved. These include old British military structures from the 1930s and former school buildings. Buildings that cannot be saved will have their history documented before they are demolished. * Protecting Nature: About 20% (one-fifth) of the estate will be dedicated to green spaces. Environmental studies found hundreds of plant species and various wildlife in the area. Planners will protect a natural forest stream and create 30-meter-wide "ecological corridors" so animals can safely move between nearby nature parks. * Future Plans: The new estate aims to be a "charming and vibrant" place to live. Current tenants (which include arts spaces and restaurants) will finish their leases by 2030, making way for the new housing development. * Community Integration: The saved historic buildings might be repurposed into community spaces, shops, or amenities for the future residents, ensuring the area's past remains part of its future.

70% sold, 20 units still available

Located across from the famous Raffles Hotel, the old Beach Road Camp holds an important place in Singapore's military history. Built on reclaimed land, the camp opened in 1933 as the main base for local volunteer soldiers. In the 1950s, it became the main training center for the Singapore Military Forces. By 1967, it made history as the place where the very first young men signed up for National Service. The camp also had a military court and a popular soldiers' club with a large swimming pool. I was stationed at the old Beach Road Camp while serving my two and a half years of National Service in the late 1970's. I was temporarily assigned to the military intelligence office (HQ PDF S2 office) for a few months. I worked there while waiting for my new unit to be formed inside the camp. Related: My Reservist Photo taken when I was 25 years old. - Current Affairs & Lifestyle - FengShui.Geomancy.Net The military camp officially closed in 2000. Two years later, the government decided to protect three of its historic buildings (Blocks 1, 9, and 14) along with the old soldiers' club. Today, these old buildings have been blended with modern architecture to create "South Beach," a lively new development.

Hi Cecil, I have recommended you to my friend. Her house is giving her health issues I have shared Ur contact to her. She will contact U soon.

Received this from an agent on 16th July 2026 Big news at Union Square Residences — Prices just reduced by $172,000 to $475,000 across select stacks! 🏆 Promo Stacks: * Stack 10/11 – Pearl’s Hill View * Stack 04/05/06/07 – Clarke Quay / River View * Stack 08 – Marina Bay View Units at this price point won't last.

Freesia Woods condo management ordered to compensate couple over termite infestationSource & Credit July 15, 2026

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Related: https://www.geomancy.net/forums/topic/20455-in-2028-on-which-day-should-one-commence-work-following-the-chinese-new-year/

Related: https://www.geomancy.net/forums/topic/20454-chinese-new-year-2027-auspicious-day-to-resume-work-with-predictions-for-each-zodiac-animal/

Just T.O.P.

Launching Soon

Visting Garden Waterfront II on 15th July 2026