Property Valuation Services

We provide professional independent analysis, comprehensive and reliable valuation services for all types of properties including HDB and private residential, commercial, industrial, lands, hotels amongst others. We firmly believe that accurate, high-quality and consistent market-leading valuations are critical to the success of every real estate investment.

Headed by Joseph Gan who has over 30 years of experience in the valuation business, our dedicated and experienced team will be able to provide fair opinion of intangible assets for our clients not just for mortgage valuation but also during corporate exercises like acquisitions of local or overseas companies via asset or share transfer, initial public offering (IPOs) and special audit reviews commissioned. Our reports are submitted and validated by local bankers, corporate finance houses, lawyers, auditors and potential investors.

We endeavour to deliver timely and accurate valuation services at a fair and competitive negotiable fee. Our valuation team works on this principle of engaging in a professional, detailed and thoroughly researched process before arriving at the market value of the property, focusing on providing and growing the valuation business services to banks, financial institutions, statutory boards, multi-national corporations, lawyers, accountants and private clients.

Our Valuation Services

  • Valuation for HDB, Private Residential, Commercial, Industrial, Specialised Properties (golf courses, hotels, resorts etc), Development Site
  • Valuation for Sale/ Purchase/ Divestment / Liquidations
  • Valuation for REITS
  • Valuation for Public Listing / IPO / Joint Venture/ Investments
  • Valuation for Mortgage / Loan
  • Valuation for Auction
  • Financial Reporting, Accounting and Year-end book
  • Transfer of Shares
  • CPF Withdrawal
  • Property Tax Advisory
  • Litigation and Expert Witness
  • Fire Insurance
  • Stamp and Estate Duties
  • Commercial Rent Reviews & Lease Renewals
  • Compulsory Land Acquisition Appeals
  • Development Land Financing
  • Our valuation department is in the valuation panel of the following banks and financial institutions
    • DBS
    • OCBC
    • UOB
    • HSBC
    • Maybank
    • CIMB
    • Ethoz
    • Funding Societies
    • Goldbell Financial Services

For assistance with your needs, please contact us at:

Corporate Leasing

We provide a full suite of comprehensive and professional leasing solutions in meeting the needs of our corporate landlord and tenants for their residential or industrial properties. Our dedicated leasing team will be able to take care of your tenancy matters from marketing, managing and leasing of vacant units to follow up on renewal and rental reports.

Our Clients comprise of Corporate Landlords in helping them to market and manage the portfolio of their properties and Corporate Tenants (Multinational Companies) of whom we are able to assist them with relocation services, tenancy management, account management, home and school search and even hand over services for departure.

Our Leasing Services

    Marketing & Leasing
  • Implement and execution of effective marketing campaign
  • Active marketing and conduct showing
  • Advise and negotiate on offer received
  • Follow up on renewal
  • Tenant retention program
    Lease Management
  • Vacant unit
  • Pre and Post Tenancy
  • Handover and Takeover
  • Tenancy issues matters
  • Monthly market reports and updates
  • Rental recommendation and budget proposal
    Financial Management
  • Management of Clients’ Trust Account
  • Rental Collection
  • Rent Arrears Management
  • Property Tax, MCST administration and any other relevant government authorities
  • Monthly consolidated statements, rent reports and payments

For assistance with your corporate leasing needs, please contact us at:

About Investment and Collective Sale Team

The Investment and Collective Sale Team comprises dedicated property experts who are well-versed with the market trends and skilled in matching capital to real estate opportunities across collective sale offerings, residential landed and non-landed properties, office buildings and industrial properties.

Our track record of successful collective sales included Rose Garden, Clemenceau Court, Gardenia Court, three landed homes in Lorong N Telok Kurau, Ji Liang Gardens, and Lakeside Apartments and Jansen Mansions.

Our team of more than 50 consultants is led by Tracy Goh, who has been in the real estate industry for more than 30 years. Having spent 20 years running her own real estate agency, Tracy is highly experienced and has advised on a wide range of property deals in Singapore, assisting a diverse group of clients with their real estate investment portfolio.

Tapping on the experience and insight of PropNex CEO Mr Ismail Gafoor, the Investment and Collective Sale Team continues to operate strategically to stay ahead of the competition, and strives to garner an optimal outcome for our clients. Currently, PropNex has been appointed to market more than $5 billion worth of collective sale projects – several of which are slated for sale in the first half of 2022.


Lakepoint Condominium For Sale By Private Treaty Launching in End May
Property Address 2,4,6,8,10 Lakepoint Drive, Singapore
Tenure 99 years leasehold wef 1 Oct 1983
Land Size 52,237.7 sqm / est. 562,286 sqft
Gross Plot Ratio 1.4
Potential GFA 73,132.78 sqm / est. 787,201 sqft
Reserve Price $640,000,000
Est. Top Up Premium & Differential Premium $133,000,000
Total Land Price $773,000,000
Land Price ($ psf ppr) $982
Existing No. of Units 309
Potential No. of Units (New Development) 860 units at average 85 sq m

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Tenders In Progress

Signatures in Progress

1. The Dairy Farm


 Land 69,678.50 sqm

 Plot ratio 2.1

 Hillview MRT

2. Balestier Regency


 Land 5753.6 sqm

 Plot ratio 2.8

3. Simsville

 99 years

 Land 28133.4 sqm

 Plot ratio 2.8

 Paya Lebar Hub & MRT

4. Island View


 Land 28,757.3 sqm

 Plot Ratio 1.4

 Greater Southern Waterfront & Mrt

5. Ridgewood Condominum

 999 years, sought after district 10

 Land 62,444.10 sqm

 Plot Rato 2.1

Is Collective Sale a feasible option?

There are many considerations when accessing a property for collective sale and they include the following:
  • What is the current Zoning Masterplan?
  • What is the development cost involved for the site usage to be changed from industrial to residential?
  • Is this project under built?
  • What is the current land price for such zoning?
  • Will there be any financial loss for the owners and how great is the impact of the loss?
  • Is there any encroachment that we need to be aware of?
  • Is there enough premium for owners to agree to en bloc?
  • What is the selling price of the new development in that location?
  • Does this premise qualify for the Masterplan 2019 CBD Incentive?
  • Is this project affected by height restrictions?
  • Is this project affected by the 85-sqm or 100-sqm ruling?
  • Can there be a change of zoning from industrial factory to warehouse, data centre or Food factory?
To assess the viability of a collective sale, owners will have to furnish the strata area and share value of every unit .
Submit to

What is an Investment Sale ?

Investment sale is the purchase of land or buildings that can be redeveloped or intensified or held as an investment asset for the purpose of producing recurring income. For the former, after completing the redevelopment, the owner or developer may choose to strata-divide and sell the units off to individual buyers. For the latter, the owner may choose to do asset enhancement to increase its value such as addition and alteration works or a major asset enhancement exercise to intensify the built-up area to the maximum allowable floor area permitted by planning authorities.

The Outlook for 2022

The outbreak of the COVID-19 pandemic since 2019 has drastically changed the world that we used to know. Businesses that embrace this change as an opportunity is set to prosper, while those who refused to change will be history.

In 2020, Singapore introduced its very own Digital Banking License and we have since attracted many financial giants who are unfazed and unstoppable by the pandemic: Alibaba acquired a 50% stake in AXA Tower; TikTok’s parent company ByteDance has ramped up its hiring activity in Singapore and plans to invest billions in data centres; last but not least, WeChat owner Tencent Holdings has confirmed its plans for a new Singapore office as part of its South-East Asia expansion. All these bode well for the property sector, and investment sale is definitely poised for tremendous growth in the future.

The pandemic has pushed Singapore into the limelight. Our government is constantly taking steps to manage the spread of the virus and increase vaccination rates among our population, while ensuring that most of our daily routine can be carried out safely. Billions of dollars have also been withdrawn from our national reserves to better support our nation. Our currency has remained robust despite the pandemic, and this has attracted many rich investors all over the world, who sought to generate rental income from real estate, as well as to keep their money in a safe haven.

At the last quarter of 2021, we saw inflation creeping up as a result of disrupted supply chains and high demand for cars. EV cars continued to roar with the doubling of the COE prices last year. With this inflation chasing us into the new year, Feds had announced a definite increase in interest rates in the second quarter.

Will that impact investment sale in Singapore? To a certain extent, it will force developers and buyers to rethink their investment strategy; whether they should borrow less because of higher interest rates. Developers with strong balance sheets will certainly have an edge as they do not need to raise funds through bonds. We also see more joint-venture partners purchasing land or buildings together to spread out the risk, and this would continue to be the chosen strategy this year.

2021 saw booming sales for developers, having shifted more than 13,000 units. This became a source of confidence for continued land biddings for the government land sales. A 10.6% increase in real estate had attracted the latest cooling measures on the 16 Dec 2021.

Will these cooling measures really cool the market?

After 16 December 2021, many projects continued to observe consistent sales activity, as the first-time buyer who is buying a dream home is not affected by the cooling measures. As demand from buyers is driven by more owner-occupiers who are upgrading, we see such demand unfazed by the cooling measures. This means more investment sale are to be expected this year, and we also expect all land sales at Outside Central Region (OCR), Rest of Central Region (RCR) and even Core Central Region (CCR) to continue to do well, as long as the land price remains reasonable and that developers will be able to churn a reasonable profit to keep all engines going.

Experience the PropNex Difference

With PropNex’s Vision in mind, our team strives to work our best and come up with more innovative ways to buy and sell property. These are the reasons why we are different from our competitors:

1. We constantly seek every possible way to add value to our clients

2. We strive for a win-win proposition with all parties involved

3. We help our developers invest in more redevelopment projects by introducing joint venture partners

4. We enable our clients to invest in trophy assets

5. We facilitate the refurbishment of our clients’ buildings by introducing joint venture partners

6. We find ways to help clients benefit from the Masterplan 2019 CBD Incentive

7. We enable high net worth individuals and funds to invest in development projects

Networking is the key to success and this is something we agree with wholeheartedly.

We look forward to add value and network with you. Please contact us for a private and confidential discussion

The questions we ask to value add to our office building owners:

  • Is the owner better off selling the building?
  • Should we introduce Equity Partners to buy in the shares of the holding company?
  • Can the building be refurbished with an expansion to its gross floor area (GFA) to increase its rental and asset value?
  • Can the office building benefit from the Masterplan 2019 CBD Incentive?
  • Can an Outline Planning Permission (OPP) be done for the owners to increase its GFA, thereby increasing its selling price?
  • Can we have multiple OPPs? Would an office-cum-residential or an office-cum-hotel usage be better for our clients?
  • Can there be amalgamation of land plots to achieve higher asset value?

Please contact us for a private and confidential discussion.

Living large: GCBs, the pinnacle of luxury housing

Good Class Bungalows (GCBs) are the highly coveted crème de la crème of luxury housing in Singapore – rare, spacious and ultra-exclusive landed properties that ooze prestige and stature.

Just how rare are they? Well, there are an estimated 2,700 to 2,800 GCBs in 39 gazetted GCB Areas (GCBA) in Singapore, accounting for under 4% of the total number of landed homes islandwide. In fact, the scarcity of GCBs is a key factor in helping to preserve the value of this prized asset class over time.

GCB Prestige Landed Services

Headed by Industry Veteran, Henry Lim, the GCB and Prestige Landed team will be looking to seize new opportunities and further expand PropNex’s presence in the ultra-exclusive landed homes market in Singapore.

The Head of Good Class Bungalows (GCB) and Prestige Landed brings with him more than 25 years’ experience in brokering luxury residential landed and GCB properties. Over these years, Henry concluded more than 100 property transactions with an estimated sales value of $1billion. Having built an undisputed reputation in the landed residential segment since 1994, Henry has an in-depth knowledge of the market and is well versed in transacting deals among ultra-high net-worth clients.