Gain Clarity Early,
Prevent Panic Later.
Every confident property decision begins with a clear head — not a rushed offer. Trusted Singapore advisory for upgraders, sellers and buyers, powered by the E.A.S.E. Framework and the Signature URA Masterplan Model.
PropNex Platinum · Sept 2025
Creator of the URA Masterplan ModelJolene Yang Jia Yi
With over 10 years in the Singapore real estate market, Jolene specialises in residential property — helping families buy, sell and upgrade with clear, personalised advice aligned to their financial goals and lifestyle.
Rather than chase listings, she built a practice around reading the market. Her signature URA Masterplan Model spots where the next Bayshore, Woodleigh or Lentor will be — so clients enter before the realised movement, not after. A PropNex Platinum and Top Producer, recognised across the Cijay Tew and John Cheng districts.
One advisor for every stage of your journey
Whether you’re moving up, cashing out, investing or planning for retirement — you get clear numbers and an honest recommendation.
HDB to HDB
Deceptively complex. We ensure a smooth transition that fits your timeline and budget under current conveyancing rules.
HDB → Condo / Landed Upgrade
The right segment for your needs, paired with wealth planning — a home that’s also upside or asset preservation.
Real Estate Investment
Full portfolio structuring with research-backed entry and exit strategies across Singapore.
Retirement Planning
Review your portfolio, lay out your retirement objectives, and let’s work towards them together.
Rental Management
We manage your rental assets — collect your passive income, sit back and relax.
Sellers & Downgraders
Sell at the right time and price — timeline, costs, SSD and valuation versus real buy-in prices, mapped before you grant an OTP.
The E.A.S.E. Framework
A disciplined, four-step process that moves at your pace — from research to keys-collection.
Empowerment
We equip you with thesis-grade research — URA Master Plan, market cycles, fundamentals of value — so every move is informed, not impulsive.
Ascertain Risk Protection
We map out affordability, financing structure and downside before commitment — so the deal protects your capital first.
Selection with Confidence
We shortlist only units that pass the location-movement, entry-PSF and yield tests. Filtered, not flooded.
Execution of Plan
We walk you through viewing, offer, OTP, financing and handover — disciplined execution from first viewing to keys-collection.
The URA Masterplan Model
We read every Draft Master Plan, Gazetted Master Plan and Government Land Sales pipeline to spot where the next Bayshore, Woodleigh, Lentor or Lavender will be — then enter before the realised movement, not after.
Spot Potential Changes
Track rezoning, plot-ratio shifts and reserve-to-confirmed GLS moves across masterplan cycles.
Layer Demand & Supply
Overlay the pipeline, population and infrastructure to gauge real absorption.
Time the Entry
Enter on entry-PSF and yield tests before catalysts are priced in.
Hold for Realised Movement
Hold through delivery of the MRT, mall or rezoning that re-rates the precinct.
Validated precedents
Trusted by 500+ Singapore homeowners
The same framework, taught in our signature masterclass and applied to every client’s situation — reading government intent to time the market with data.
PropNex · Sept 2025
Singapore property at a glance — 2026
Rates at three-year lows, private prices rising modestly, HDB resale easing gently — and stricter selling rules. Here’s what matters before you move.
Additional Buyer’s Stamp Duty (ABSD) — 2026
| Buyer profile | 1st property | 2nd property | 3rd+ property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
Also in force: TDSR capped at 55%, MSR 30% for HDB/EC loans, LTV 75% on a first loan. Structuring around these rules is exactly where good advice pays for itself. Figures verified August 2026; always confirm current rates with HDB/URA/IRAS/MAS.
The Singapore Land Effect Master Table
Our proprietary table of land-use transformation precincts — scored on the URA Masterplan velocity model, with GLS status, plot-ratio moves, MRT catalysts and activation timing in one view. Members log in to access the live table.
Not a member? Request access
Trusted by buyers, sellers and upgraders
“Jolene, you’re amazing! In under 3 days, you sold my parents’ flat, and they’re beyond impressed. Your attention to detail and professionalism were outstanding.”
“Thanks Jia Yi! Your patience in marketing my unit and lending a hand with the move means a lot. I appreciate your dedication throughout.”
“Knowledgeable and professional. She promptly answers queries, gives good advice and renders excellent service. Easily the best agent I’ve met.”
“We got the unit at a very good price. Jolene also helped us rent it out for passive income till we move in after our wedding. Responsible and constant.”
“Your advice and encouragement about Avenue South Residences meant a lot. The market analysis was super helpful in making this decision.”
“Jolene worked really hard and paid attention to all the details. Everything went super smoothly — easy and stress-free.”
What Singapore homeowners are asking in 2026
Is 2026 a good time to buy or upgrade property in Singapore?
Can I upgrade from HDB to a condo without paying ABSD?
Has Seller’s Stamp Duty (SSD) changed in 2026?
Are HDB resale prices falling in 2026?
How much can I borrow, and what’s a free advisory?
Make an appointment today
A 45-minute, no-pressure session. The E.A.S.E. process moves at your pace — reach out however suits you best.
Request your free advisory
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Gain clarity early. Prevent panic later.
Book a free, no-pressure 45-minute advisory with Jolene. Bring your situation — we’ll bring the research.
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